Office for sale • 91 m² without real estateBänschstraße 74 Berlin Friedrichshain Berlin 10247

The offered commercial unit is located in the front section of a stately old building in the Samariter district of Berlin Friedrichshain, within walking distance between Bersarinplatz, Frankfurter Tor, and Ring Center. The building is situated along the beautiful promenade of Bänschstraße not far from the Samariter Church.

The exceptional spaces, which are currently used as a yoga studio, comprise a large street-facing studio room of approximately 37 m² on the ground floor with generous ceiling height accessible from the street. Through a short corridor of 3 m², you pass by a shower room with a toilet of about 5 m² before reaching the rear room, which is currently used as a kitchen/kitchenette of just under 9 m².

Over the past few years, the rooms have been excellently maintained and continuously modernized for current use. For example, an indirect, dimmable ceiling lighting system has been installed in the main room, and the wooden flooring in all rooms has been oiled. Additionally, concealed curtain rails have been installed which can, if necessary, acoustically and visually shield the space from the public street for spiritual and focused exercises.

The large studio room is located one step above sidewalk level and is entered through a beautiful wooden door with glass inserts. Furthermore, this room has two other windows facing the street, one of which is designed as a floor-to-ceiling variant. In the rear area, the kitchen is also illuminated and ventilated by two windows that open into the courtyard.

Additionally, there is a very large, completely dry, and lockable basement room of roughly 37 m², located directly below the studio space at street level and accessible from the dry and completely renovated communal basement from a few years ago. The special feature of this basement room is its status as separate property, which prospectively allows for much more flexible use and adaptation to one’s own needs compared to a basement area that is merely designated for special use.

One conceivable option here would be either renting it out as an independent storage space or even connecting the ground floor and basement to enable direct access from the commercial unit.

In total, the purchaser has approximately 91 m² of separate property available; just over 54 m² on the ground floor and 37 m² in the basement.

What is special about the commercial units in this property is that the declaration of division already stipulates that the premises may also be used for residential purposes, significantly expanding future usage options—and, naturally, broadening the potential tenant base.

The Building

In the past year, the entire street-side façade, including balconies and windows, has been refurbished and renovated in accordance with all requirements. A forward-looking and sustainable investment has been made to avoid any major surprises in the future. Additionally, there is a generous maintenance reserve.

As a result, the basement, roof, and façade are in overall excellent condition. Moreover, all necessary repairs have been carried out promptly and conscientiously.

This is thanks to a highly competent property management team that not only extinguishes fires and offers reassurances but also keeps a long-term, sustainable operation of the entire building in mind.

The building is supplied with district heating, ensuring a worry-free provision of the necessary energy sources for both users and owners in line with the latest ecological and sensible standards.

The Samariter quarter, or rather Friedrichshain North, borders to the south on the very lively and touristically influenced areas around Revaler Strasse, Warschauer Strasse, Boxhagener Platz, and the Simon-Dach quarter. To the north, the district borders Prenzlauer Berg with its diverse cultural and gastronomic exploration opportunities; to the west, it borders the district of Mitte—the heart of the capital with the most attractive boutique landscapes, flagship stores, large cultural venues, and a vibrant scene of young international talents; and to the east, it borders the district of Lichtenberg, which is gradually evolving from a hidden gem into the pearl of the East, featuring a still rugged mix of heavy industry, utilities, idyllic single-family homes, urban Spree developments, and prefab housing estates.

The cold rent for the yoga studio is 870€/month from April 1, 2026. Given the rising demand for inner-city commercial spaces, stable tenant interest can be forecast for the future.

In particular, high-quality premises in highly sought-after, trendy locations will continue to benefit from a strong national and international influx into the capital. Already today, rents of 20€/m² and more are being paid in the building itself and in the immediate vicinity. Thus, a prospective rental increase potential based on the current rate of approximately 16€/m² is clearly evident.

The current tenant has stated that she would like to continue operating her studio in the premises, so self-use or a change in third-party use would only be possible after the expiration of the fixed-term lease. Currently, the tenancy is extended annually unless terminated by either party.

It can therefore be stated that the commercial unit could be of interest both to investors (in its currently leased state) and to prospective owner-occupiers (for a practice, studio, short-term rental concepts, law firm, office use, or residential use). In the event that the ground floor area is rented out further, the 37 m² in the basement could, for instance, also be leased as an independent storage space, thereby generating additional ongoing income. Rental prices for spaces of this type currently range in Berlin from 5–15€/m², depending on condition and location.

In this sought-after location, it is certainly a long-term investment that is not only value-stable and inflation-protected, but also a smart investment in a location with significantly greater potential.

The property tax for the unit is 306.40€ per year in 2026.

The current housing charge, including heating costs and hot water, amounts to a total of 214€ per month.

The reserves exceed 200,000€.

Viewing appointments are available from April 13, upon request.

Thank you very much.