My Count If formula doesn't work with a < in the field i need to count

I want to count the number of rows which have the <50sqm in the Implementation stage column, i don't get an error with the below formula but this also doesn't give me the correct number, it just returns a 0.

=COUNTIFS([IMPLEMENTATION STAGE]:[IMPLEMENTATION STAGE], "<50sqm", [BUILD START DATE]:[BUILD START DATE], <=DATE(2020, 12, 31), [EVENT TYPE]:[EVENT TYPE], <>"Digital", [EVENT STATUS]:[EVENT STATUS], <>"Cancelled")

this formula works with every other status i have in the same column apart from the <100sqm option.

Any ideas how i can fix this without changing the data to say "under 50 sqm"


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