Instead of competing with the massive, 40-suite ground-floor franchises on Route 10, position your space as a private, VIP boutique. Beauty professionals who cater to an affluent clientele want a space that justifies their premium pricing. Here is how to make your salon suite irresistible to top-tier tenants: 1. Sell the "Penthouse" or "Speakeasy" Vibe High-end clients often prefer privacy over a busy storefront window where anyone can watch them get their foils done. Reframe the Pitch: Market the second floor as an "exclusive retreat" or a "private beauty oasis" away from street-level noise and foot traffic. The Entry Experience: The journey from the parking lot to the second floor must feel luxurious. Upgrading the staircase or elevator area is crucial. Use premium paint, upscale lighting, a signature ambient scent, and soft background music in the common areas. 2. Match the East Hanover Luxury Aesthetic Professionals moving to an exclusive section of East Hanover want to attract wealthy clients from surrounding areas like Florham Park, Livingston, and Mendham. Your build-out must look the part. High-End Finishes: Use quartz countertops, luxury vinyl plank flooring (which is soft on stylists' feet but looks like real wood), and modern, oversized mirrors. Flawless Lighting: This is the #1 physical requirement for colorists and makeup artists. Invest in high-CRI (Color Rendering Index) LED lighting that mimics natural daylight, eliminating harsh shadows. Soundproofing: Because it’s a small building, ensure the walls between suites have acoustic insulation. A massage therapist cannot work if they hear the blow dryer and loud conversation from the hair colorist next door. 3. Leverage the "Small Building" Advantage Many beauty professionals leave large franchise suites because they feel like just another number in a crowded, noisy, and drama-filled building. Curated Community: Market the fact that you will only have a handful of hand-picked professionals. It’s an intimate, drama-free environment. Cross-Promotion: Build a complimentary ecosystem. Try to rent to one high-end hair stylist, one esthetician, one lash artist, and one massage therapist so they can naturally refer their wealthy clients to one another without competing. Personalized Landlord Support: As an independent owner, you can offer a level of responsiveness and personal care that corporate suite managers cannot. 4. Eliminate Second-Floor Friction You must make it incredibly easy for the tenants' clients to find and access the building. Impeccable Signage: Ensure your building has elegant, highly visible exterior signage. Inside, use a sleek digital directory in the lobby that lists each professional's suite number and business name. Premium Parking: In New Jersey, parking is everything. Ensure the parking lot is well-lit, paved, and has clearly marked "Reserved for Salon Clients" spots. Security: Second-floor locations can sometimes make late-night workers nervous. Install a digital keypad entry system for the main door and security cameras in the hallways so your tenants feel 100% safe working evening appointments. 5. Offer "Turnkey" Premium Amenities Make it a no-brainer for them to sign the lease by including amenities that elevate their business: The Waiting Area: Create a stunning, small waiting lounge with a complimentary premium beverage station (e.g., Nespresso machine, sparkling water, herbal teas). High-Speed Wi-Fi: Offer complimentary, ultra-fast commercial Wi-Fi, which is essential for them to process payments, run their booking software, and stream music. On-Site Laundry: If possible, include a free commercial washer and dryer specifically for the suite tenants to use. Available Suites Front Left Unit – Hair Studio Suite 250 SF | $587.50 per week A beautifully finished private hair studio with salon chairs, mirrors, product display areas, excellent lighting, and a clean modern design. Ideal for a hairstylist, colorist, extension specialist, barber, or private salon operator. Back Right Unit – Facial / Cosmetic Suite 95 SF | $275 per week Private treatment room ideal for facials, skincare, waxing, lashes, brows, cosmetic services, injectables support, or other esthetic/wellness uses. The room offers a calm, professional, spa-like feel with natural light and a private treatment setup. Front Right Unit – Mani / Pedi Suite 150 SF | $325 per week Designed for nail services, manicures, pedicures, gel polish, acrylic work, and related beauty services. This room includes specialized ventilation, including two vents for acrylic and gel polish fume removal controlled by the operator.