Office for sale • 148 m² without real estate, Lower Saxony

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For sale is a leased commercial unit in a central inner-city location within a well-maintained condominium (WEG) with mixed-use purposes. The surroundings are characterized by established and high-traffic users such as retail, gastronomy, service providers, law firms, and medical facilities, which ensure stable basic demand.

The unit currently achieves an annual net rent of €13,200. At a purchase price of €180,000, this results in a gross yield of approximately 7.33% and a factor of around 13.6 – an attractive entry metric for investors in the current market environment.

A major advantage is the cost structure:

Although the service charge (Hausgeld) currently amounts to €1,440 per month, according to the statement, over €10,100 per year is transferable to the tenants. The actual owner's burden is currently around €597 per month, resulting in a positive surplus of approximately €503 per month (before financing) from today.

From 01.07.2026, the contribution to the reserve will be reduced by around €215 per month, which will further lower the non-transferable expense and improve the calculated surplus to approximately €718 per month (before financing).

Particularly important for buyers:

The upcoming special roof levy will be fully assumed by the seller. This issue is thereby economically neutralized and does not represent a financial risk factor for the buyer – a clear relief and a strong argument when looked at in overall terms.

The unit is located in a passage, which offers a central location and good accessibility. At the same time, a subdivision into several office units is possible in the future, providing additional flexibility for leasing or exit strategies.

An adjustment of the rent via an index development is fundamentally possible, but has not yet been implemented since the consumer price index has not increased sufficiently – from 120.5 (01/2025) to 122.7 (12/2025). This opens up further potential for development.

A solid capital investment with stable rent, a transparent cost structure, and positive cash flow before financing. The central location, the existing tenancy, the future reduction in the service charge, as well as the seller’s assumption of the special roof levy create an attractive and calculable initial situation for investors.

The Citypassage is located in the central inner-city area of Winsen (Luhe), a growing medium-sized town south of Hamburg with around 35,000 inhabitants. Eckermannstraße itself is a quiet side street but offers direct access to the pedestrian zone, thereby benefiting from good accessibility and stable foot traffic.

Winsen impresses with its proximity to the Hamburg metropolitan region (about 30 minutes by train or car), a lively city center, solid infrastructure, and a balanced mix of commercial uses. The location is particularly suitable for service-oriented uses with customer contact, such as offices, law firms, consulting, or coaching services.

A public parking lot with a barrier system is directly connected. The income from its operation flows into the reserve funds of the condominium association, thereby sustainably strengthening the financial structure of the WEG.

Space & Use

Total area: approx. 147 m² (Store 6: approx. 48 m², Store 6a: approx. 31 m², Store 14: approx. 68 m²)

Divided into 3 separately accessible commercial units

Used as office/training rooms over two floors (ground floor + first floor)

The units are connected by a high-quality solid wood staircase

Access to each unit is also available individually through the passage.

Spatial Features

Ground Floor:

2 training/working rooms

Pantry (standing kitchen)

WC

Private access to the basement storage room

First Floor:

2 office rooms

1 meeting room

WC

Access via the passenger elevator in the common corridor

Technology & Equipment

Gas central heating (built in 2007), radiators

Energy consumption according to the certificate: 178.1 kWh/(m²·a)

Triple-glazed windows (except for display window areas)

Fiber optic connection available in the building

Floor coverings:

First Floor, design flooring

Ground Floor, tiles

Basement, carpet

Katja Nabo Immobilien

Buchholzer Str. 24

21271 Hanstedt

Phone: +49 172 – 678 36 46

Email: info@katja-nabo.immobilien

Information according to § 5 TMG

Katja Nabo

Real Estate Agent IHK

Buchholzer Str. 24

21271 Hanstedt

Contact

Phone: +49 172 – 678 36 46

Email: info@katja-nabo.immobilien

VAT ID

VAT identification number according to § 27a Umsatzsteuergesetz: 50/131/11559

Business Registration

The business registration according to §34c GewO was issued on 18.01.2022 by IHK Lüneburg Wolfsburg.

Regulatory Authority

IHK Lüneburg Wolfsburg

Am Sande 1

21335 Lüneburg

http://www.ihk-lueneburg.de

Professional Title and Legal Regulations

Professional Title: Real Estate Agent/Valuator IHK

Responsible Chamber: IHK Lüneburg Wolfsburg 2 / 4

Granted in: Germany

The following professional regulations apply: § 34 c GewO. Real Estate and Construction Mediation Ordinance (MaBV)

Available at: http://www.ihk-lueneburg.de

Details of the Professional Liability Insurance

Name and headquarters of the insurer:

Debeka Allgemeine Versicherung AG

Harsefelder Str. 16

21680 Stade

Coverage area of the insurance: Germany

Editorially responsible

Katja Nabo

Buchholzer Str. 24

21271 Hanstedt

EU Online Dispute Resolution

The European Commission provides a platform for online dispute resolution (ODR): https://ec.europa.eu/consumers/odr

Our email address can be found above in the imprint.

Consumer Dispute Resolution / Universal Arbitration Board

We are not willing or obliged to participate in dispute resolution proceedings before a consumer arbitration board.

Source:

e-recht24.de