This article is written for tenants who are looking for an office in Berlin and want to avoid long-term leases and brokerage fees. Are you looking to build a business in Berlin or enable scalability for your startup? Or do you have a short-term need for office space for a transitional project and are facing nothing but bureaucratic hurdles? The commercial real estate market in Berlin is expensive, rather sluggish, and very inflexible. However, there are modern alternatives available on the Berlin market.
This guide shows you how to avoid high additional costs and remain flexible and agile when renting an office without a real estate agent.
Our guide provides a comprehensive overview of the process, types of contracts, and cost factors. Guide to Renting an Office in Berlin.
Why are brokerage fees and long lease terms so common in the Berlin office market?
Anyone who traditionally looks for commercial space in the capital will quickly realize that the requirements and conditions here are quite different from those in the residential market. The market is dominated primarily by two factors that pose challenges, especially for young companies or businesses that are currently undergoing change.
Why do real estate agents charge fees, and how much do they cost?
The “buyer-pays” principle generally applies in the residential real estate market. This means that the real estate agent’s fees are paid by the person who hires the agent. In the commercial real estate market, however, this principle does not apply. In this market, the tenant often pays the brokerage fees, even if the owner or landlord hired the broker.
Broker fees are high: Commissions typically amount to 3–4.5 times the net base rent upon successful placement. Value-added tax is charged in addition. For long-term leases or leases with agreed-upon options, such as a renewal option, the fee may be even higher.
Sample invoice: If you rent office space from a traditional landlord and pay a monthly net base rent of €3,000, a real estate agent will charge a total of €9,000 plus VAT, based on a commission of 3 months’ net base rent. This amount is due immediately upon moving in, which can result in a significant loss of liquidity for you.
Why are the terms of traditional lease agreements usually so long?
Traditional landlords usually require a minimum lease term of 5–10 years in the lease agreement. But why is that?
- Planning Certainty: Landlords generally want to ensure stable cash flows over the long term.
- Costs for renovations: Often, spaces are remodeled and renovated for the tenant before they move in. The landlord often passes on these costs over the long term of the lease.
A 5- to 10-year commitment is usually a risk for growing companies and founders—one that’s difficult to predict. After all, many companies today don’t yet know how large their team will be in a few years.
The Solution: Which providers offer direct rentals without a real estate agent?
The market in Berlin has changed significantly over the past few years, to the benefit of tenants. It is no longer necessary to go through expensive brokers. If you’re looking to find an office in Berlin without paying a brokerage fee, you can take advantage of these three options, which allow you to rent an office directly from the landlord:
- Business Center: This type of professional office is ideal for existing companies, as well as for founders and entire teams. At a business center with no brokerage fee, you’ll receive Fully furnished and lockable offices with existing infrastructure (meeting and conference rooms, mail and telephone services, reception staff) and remain flexible.
- Coworking Providers: This concept is well-suited for self-employed individuals, small teams, and freelancers. The infrastructure is shared, and you can find flexible workspaces there, as well as small offices rent.
- Serviced Offices: This type of office rental is similar to a business center, but you benefit even more from the „all-around service." The broker-free serviced office combines own offices We ensure your privacy while providing the kind of excellent service you've come to expect from hotels.
No restrictive contracts, just maximum flexibility: Which models offer an alternative to long-term leases?
These days, there are smart contract models available that give you the opportunity to bypass the rigid structures of the traditional rental market:
1. Flexible Workspaces (Flex Contracts)
With this model, you avoid long-term commitments, as these providers tailor their services to your needs. In today’s world, renting an office flexibly in Berlin means that you can sign leases with terms ranging from 3 to 12 months. You also remain flexible in terms of space, as additional space can be easily booked if needed. If, on the other hand, you want to downsize, you can do so just as easily.
2. The Business Center Model
With this type of lease, your rent covers an existing, fully equipped infrastructure. The monthly flat rate already covers the costs of electricity, cleaning, furniture, and internet. This type of lease can save you both time and money.
3. The Standard Sublease Agreement
Companies that are well-established in the market often sublet space they aren’t using in order to provide an office in Berlin without a commission. However, it’s important to be aware of the potential legal pitfalls here: The landlord must consent to the sublease; otherwise, you could face termination without notice. In addition, you should be aware that the space will be shared with other companies.
A Direct Comparison: Traditional Office Lease vs. Flexibility in a Business Center
To help you understand the organizational and financial differences, here is a side-by-side comparison of a traditional office and an office in a business center:
| Criterion | Traditional Rental (Through a Real Estate Agent) | Business Center / Serviced Office (direct, no broker involved) |
|---|---|---|
| Broker Fees | High brokerage fee (3 to 4.5+ times the net base rent) | 0 € (No commission; direct from the provider) |
| Contract Term | Fixed (usually 5 to 10 years) | Maximum flexibility (minimum term of 1 month) |
| Security Deposit | Often 3 to 6 months' gross rent | Usually just 1 to 3 months' rent |
| Move-in Date | Lead times of weeks or months | Ready to use right away („Plug & Play") |
| Furnishings | Vacant space (high investment costs) | Fully furnished, including modern IT infrastructure |
Commercial Law and Its Special Cases: Use of Apartments and the Legal Situation for Private Individuals
An independent business owner will encounter legal issues when looking for an office. This also applies to freelancers and entrepreneurs. If you belong to one of these professional groups, you should prepare for these two scenarios:
Can I rent commercial real estate if I'm a private individual?
Yes, in principle, that's possible. For example, if you are a freelancer and have not yet registered a business or established a GmbH or KG, you can rent commercial real estate as a private individual.
Important tax information: Take a close look at the VAT section of your lease agreement. Many landlords who rent out commercial properties typically opt to be subject to VAT in order to secure the right to deduct input tax. If you, as a private individual or small business owner, are not eligible for input tax credits under Section 19 of the German Value-Added Tax Act (UStG), the sales tax on the rent could end up costing you dearly, since you cannot file a claim for a refund with the tax office.
Are you allowed to use a rented apartment as an office?
Working from home is already the norm today. However, using a residential rental apartment as a commercial office with employees and client traffic is subject to strict legal requirements and is generally prohibited without a special permit.
Here, we want to make a clear distinction from actual office rentals: A rental apartment is intended for residential use. If a business is registered at the apartment, this can result in a warning or even termination of the lease by the landlord. The reason given is misuse of the property. Many Berlin district offices require a change of use for commercial purposes that are intended to be long-term. To ensure professional and legally compliant operations without issues with neighbors or the public order office, it is recommended to rent commercial space that is approved for this purpose. Those who do not need their own office space but merely require a legally compliant business address can instead opt for a Virtual office with a business address that can be used for mail use.
What should you look for when choosing a provider in Berlin?
Would you like to rent directly, without a real estate agent? If so, we recommend reviewing the listings. The following points are particularly important:
- Be sure to read the fine print regarding hidden costs To: Check whether internet access, use of the kitchen, or use of the printer are included in your rent and how these costs are billed.
- Check the agreed-upon notice periods: Flexible contracts lose their value if they automatically renew when the deadline is missed. Providers that stand out for their transparency typically offer short or negotiable notice periods.
- Make sure you're available: Take a look at the areas on site. Does the Reception Services Professional? After all, the business center also serves as your company's calling card for client visits.
Octavus offers the ideal solution in Berlin-Mitte
If you want to drastically reduce the administrative burden of day-to-day operations and, ideally, start working right after moving in, you can do so with a Office at Octavus in Berlin-Mitte achieve. Octavus stands out in the Berlin office search market primarily for its flexibility and cost transparency:
- There are no real estate agent fees: You can book directly with Octavus and avoid broker fees.
- You retain contractual flexibility: Contract terms and notice periods can be customized to suit your needs. You also retain full control over your monthly fixed costs. As your requirements—such as your team size—change, Octavus adapts to your needs.
- The furniture is all set up, and you can move in right away: With Octavus, you can avoid the stress of assembling furniture, coordinating with contractors, or setting up internet service through a provider. You move in and can start working right away.
- Take advantage of this prime Berlin location: Register your company's headquarters at the Octavus address in one of Berlin's most prestigious neighborhoods and make a professional impression on potential customers and business partners.
Conclusion: Agility is becoming increasingly important in the Berlin market
Rent an Office Without a Real Estate Agent In Berlin, this has long since ceased to be impossible, as modern companies are eager to choose this option. They maintain their liquidity and flexibility by avoiding broker commissions and rigid, long-term contracts.
About the Author
Maria Arndt
Operations Manager and Authorized Signatory at Octavus Office & Service.
As Operations Manager and Authorized Signatory, Maria Arndt has been overseeing both operational and strategic tasks at Octavus for several years. Based right on Leipziger Platz / Potsdamer Platz, she assists attorneys, small and medium-sized businesses, startups, and international companies in their search for a new business location. In addition to onboarding new clients, she supports day-to-day operations and assists with contract negotiations. Through her daily work in the heart of Berlin and as a member of the executive team, she is familiar with the latest trends in office searches and flexible office options, as well as the challenges faced by companies considering where to establish a presence.
Technical Review: Richard Wittich (Managing Director, Octavus Office & Service Berlin GmbH)
Editorial status: May 2026
FAQ – Frequently Asked Questions
Here you'll find answers to the most important questions about renting an office in Berlin without a real estate agent.
