Medical office space · data as of September 2026
Medical office space for lease in Irvine Spectrum
12 buildings with 102,527 SF of medical space available across 28 listed spaces. Six buildings publish an asking rent; no class has five or more on one lease structure, too few to call a figure typical.
The center of the Irvine Spectrum buildings is 0.7 mile from Hoag Orthopedic Institute.
That's straight-line distance from the middle of 12 buildings, so individual buildings sit closer or farther. Across the trade area, six buildings publish an asking rent, and five post no asking rent. Most of the inventory sits on Laguna Canyon Rd and Sand Canyon Ave: 7 of 12 buildings.
The second thing to know is about the buildings. Of the 12 buildings with space listed here, the median is 96% leased. From the real estate side, a nearly full trade area rewards the practice that starts early. Landlords with little to fill don't have to chase, so give yourself time to bring a second option.
Short version: Hoag Orthopedic Institute sits 0.7 mile out, and the median building there is 96% leased. In a full building, time is the leverage. If your first-choice building were full, which is your second?
Irvine Spectrum at a glance
- Buildings
- 12
- Medical space available
- 102,527 SF
- Vacant now
- 85,356 SF
- Largest single space
- 12,031 SF
Asking rents by lease structure
- NNN$3.25–$4.75/SF/mo5 buildings
- Full Service$3.00/SF/mo1 building
5 buildings withhold pricing or don't publish it. Those numbers come from the landlords on request.
Full Service includes operating costs and utilities; NNN adds taxes, insurance and common-area costs on top of base rent; Modified Gross splits them. Compare structures, not just rates. These ranges span every building class and age; the questions below compare like with like.
Available spaces by size
- 1–2 rooms1
- 3–4 rooms10
- 5–7 rooms8
- 8–12 rooms7
- 13+ rooms2
Room counts assume 350 to 500 usable SF per exam room, with rentable area 10% to 20% above usable.
Building class
- Class A1
- Class B11
Hospitals within 5 miles
- Hoag Orthopedic Institute, Irvine0.7 mi
- Memorialcare Saddleback Medical Center, Laguna Hills4.8 mi
Straight-line miles from the center of the Irvine Spectrum buildings to the Census Bureau geocode of each hospital's address on the CMS hospital list.
Buildings with medical space available
| Building | Class | Built | Medical space | Largest space | Fits | Asking rent | |
|---|---|---|---|---|---|---|---|
| 114 Pacifica Pacifica Medical Plaza | B | 1999 | 26,368 SF6 spaces
| 7,627 SF | ~12–19 rooms | Withheld ask us | |
| 16485 Laguna Canyon Rd Laguna Canyon Plaza | B | 1991 | 20,500 SF5 spaces
| 6,500 SF | ~10–16 rooms | Withheld ask us | |
| 15751 Rockfield Blvd Rockfield Professional Medical Building | B | 1983 | 13,140 SF2 spaces
| 6,570 SF | ~10–17 rooms | $3.00/SF/mo Full Service | |
| 15500 Sand Canyon Ave Sand Canyon Professional Center | B | 2012 | 12,031 SF1 space
| 12,031 SF | ~20–31 rooms | Withheld ask us | |
| 16300 Sand Canyon Ave Sand Canyon Medical #1 | B | 1990 | 11,242 SF6 spaces
| 3,932 SF | ~6–10 rooms | Withheld ask us | |
| 15825 Laguna Canyon Rd Spectrum Medical Plaza | B | 2003 | 8,200 SF2 spaces
| 5,000 SF | ~8–12 rooms | $3.95/SF/mo NNN | |
| 16100 Sand Canyon Ave Sand Canyon Medical Center | B | 1999 | 2,736 SF1 space
| 2,736 SF | ~4–7 rooms | Withheld ask us | |
| 15785 Laguna Canyon Rd Canyon Medical Plaza | A | 2008 | 2,388 SF1 space
| 2,388 SF | ~3–6 rooms | $4.50/SF/mo NNN | |
| 15775 Laguna Canyon Rd Irvine Center Medical Plaza | B | 2008 | 1,725 SF1 space
| 1,725 SF | ~2–4 rooms | $3.75/SF/mo NNN | |
| 22 Odyssey Odyssey Medical Center | B | 2009 | 1,500 SF1 space
| 1,500 SF | ~2–3 rooms | $4.61/SF/mo Full Service · sublease | |
| 113 Waterworks Way Irvine Medical Arts | B | 2008 | 1,402 SF1 space
| 1,402 SF | ~2–3 rooms | $4.75/SF/mo NNN | |
| 6865 Alton Pky | B | 2005 | 1,295 SF1 space
| 1,295 SF | ~2–3 rooms | $3.25/SF/mo NNN |
Availability and asking rates change frequently and are subject to verification. Current terms are confirmed before any tour.
Compared to nearby
| Area | Buildings | Medical space | Published asking rents ($/SF/mo, buildings) |
|---|---|---|---|
| Irvine Spectrum | 12 | 102,527 SF | NNN $3.25–$4.75 (5) · Full Service $3.00 (1) |
| Irvine Business Complex | 12 | 140,338 SF | Full Service $2.10–$5.25 (2) · Modified Gross $4.00–$4.75 (2) · NNN $3.75 (1) |
| Lake Forest and Foothill Ranch | 7 | 21,681 SF | Full Service $2.85 (1) · NNN $2.45 (1) |
| Laguna Hills and Aliso Viejo | 17 | 137,291 SF | NNN $2.70–$3.95 (3) · Full Service $2.65–$2.75 (1) · Modified Gross $2.70 (1) |
| Orange County overall | 317 | 2,274,339 SF | NNN $1.15–$5.50 (67) · Modified Gross $1.25–$4.95 (49) · Full Service $1.25–$6.00 (47) |
Lowest to highest published building asking rents, grouped by lease structure; the three most common structures are shown. Each range mixes building classes and ages. See the full rent trends report.
Questions about medical office space in Irvine Spectrum
How many medical office buildings have space available in Irvine Spectrum?
Irvine Spectrum has 12 buildings with medical office space available as of September 2026: 102,527 SF across 28 listed spaces. Of that, 85,356 SF is marked vacant now, and the largest single space is 12,031 SF, about 20 to 31 exam rooms.
What do medical office leases cost in Irvine Spectrum?
In Irvine Spectrum, six buildings publish an asking rent with a named lease structure, but no class has five or more on one structure, too few to call any figure typical: Class B on NNN in four, Class B on Full Service in one and Class A on NNN in one. Across South Orange County, Class B buildings on NNN ask a median $3.25/SF/month. Another five buildings post no asking rent; those landlords quote on request. Full Service includes operating costs and utilities, NNN adds taxes, insurance and common-area costs on top, and Modified Gross splits them, so compare total occupancy cost, not the headline rate.
How much space does a medical practice need in Irvine Spectrum?
About 385 to 600 rentable square feet per exam room. That's 350 to 500 usable square feet (the room plus its share of waiting, work areas, storage, restrooms and halls), and leases are quoted in rentable square feet, which run 10% to 20% above usable in multi-tenant medical buildings. In Irvine Spectrum, the listed spaces break down as 1 for 1 to 2 rooms, 10 for 3 to 4, 8 for 5 to 7, 7 for 8 to 12 and 2 for 13 or more.
Which hospitals are near Irvine Spectrum?
Hoag Orthopedic Institute is the closest hospital, 0.7 mile from the center of the Irvine Spectrum trade area. Also within 5 miles: Memorialcare Saddleback Medical Center, Laguna Hills, 4.8 miles. Distances are straight-line miles from the Census Bureau geocode of each hospital's address on the CMS hospital list.
How current is the Irvine Spectrum availability?
It's from the September 2026 survey of medical office availability. Spaces lease and asking terms change between monthly pulls, so current availability, rent and tenant improvement allowance are confirmed with each landlord before any tour.
Send me what fits in Irvine Spectrum
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Your advisor
Jamal Brown
Real Estate Broker · CA DRE #01780052
Jamal has spent more than 23 years in commercial real estate and has negotiated and audited more than 1,000 leases. He represents medical practices as tenants and buyers, never landlords, across Los Angeles, Orange County, San Diego and the Inland Empire. Every request sent through this site gets a reply within one business day.
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