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

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

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

In recent years the rooms have been excellently maintained and continuously modernized for the current use. For example, an indirect, dimmable ceiling light was installed in the main room, and the wooden floor in all rooms has been oiled. Concealed curtain tracks have also been installed, which can isolate the room acoustically and in terms of light from the public street area when needed for spiritual and focused exercises.

The large studio room is situated one level above the sidewalk and is entered through a beautiful wooden door with glass inserts. Additionally, this room has two further windows facing the street, one of which is floor-to-ceiling. In the rear area the kitchen is also lit and ventilated by two windows opening into the courtyard.

In addition, there is a very large, completely dry and lockable basement room of approximately another 37 m², which lies directly under the studio area facing the street and is accessible from the dry and, a few years ago, completely renovated common cellar. The special feature of this basement room is its status as privately owned property, which in the future will allow it to be used and redesigned much more according to one’s wishes than would be possible with a basement area that merely constitutes an assigned exclusive use area.

One conceivable option would be either to use and rent it as an independent storage room or even to combine the ground floor and basement, thereby enabling direct access from the commercial unit.

Overall, the buyer will have approximately 91 m² of privately owned space at their disposal; just over 54 m² on the ground floor and 37 m² in the basement.

What makes the commercial units in this property special is that the declaration of division already stipulates that the rooms may also be used for residential purposes, which significantly expands the potential for future use. And, of course, this also broadens the pool of potential tenants considerably.

The Building

Last year, the entire street-facing facade, including balconies and windows, was refurbished and renovated in accordance with all regulatory requirements. This proactive and sustainable investment was made to prevent any major surprises in the future. In addition, there is a generous maintenance reserve.

Thus, the basement, the roof, and the facade are in an overall excellent condition. Furthermore, all necessary repair work has been carried out promptly and meticulously on a continuous basis.

This is owed to an exceptionally efficient property management, which not only extinguishes fires and offers reassurances but also keeps a long-term sustainable operation of the entire building in view.

The building is supplied with district heating, which guarantees users and owners a worry-free supply of the respective energy sources in accordance with the latest ecological and sensible standards.

The Samariter district, or rather Friedrichshain Nord, borders to the south on the very lively and tourist-oriented neighborhoods around Revaler Strasse, Warschauer Strasse, Boxhagener Platz, and the Simon-Dach district. To the north, the district borders on Prenzlauer Berg with its diverse cultural and gastronomic exploration opportunities, to the west on the district of Mitte, the heart of the capital with its most attractive boutique landscape and flagship stores as well as large cultural centers and a vibrant scene of young and international stars, and to the east on the district of Lichtenberg, which is gradually developing from a hidden gem into the pearl of the East with its still raw mix of heavy industry, public utilities, idyllic single-family houses, urban riverside developments, and prefabricated apartment blocks.

The cold rent for the yoga studio is €870 per month starting from April 1, 2026. In view of the increasing demand for inner-city commercial spaces, a stable tenant interest can be forecast for the future.

In particular, high-quality spaces in sought-after trendy locations will continue to benefit from the strong national and international influx into the capital.

Already today, rents of 20€/m² and more are being paid within the building and in its immediate vicinity. Thus, a prospective rental increase potential can be reasonably deduced based on the currently paid approximately 16€ per square meter.

According to the current tenant, she would like to continue operating her studio in the premises, so self-use or a change to another type of use would only be possible after the expiration of the fixed-term contract. Currently, the rental contract is extended by one year at a time unless terminated by either party.

It can thus be concluded that the commercial unit could be interesting both for investors in the current rented state as well as for potential owner-occupiers (practice, studio, short-term rental concepts, law firm, office use, residential use).

In the event of further renting out the ground floor area, the 37 m² in the basement, for example, could also be rented out as an independent storage room, thereby generating additional ongoing income. Rental prices for spaces of this kind in Berlin currently range between 5–15€/m², depending on condition and location.

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

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

The current condominium fee, including heating costs and hot water, is €214 per month.

The reserves exceed €200,000.

Viewing appointments are offered upon request starting from April 13.

Thank you very much.