Buy off-market property

What off-market means exactly and how it differs from pre-marketing is explained in the guide What is off-market property?.

What does buying off-market mean on diskret.immo?

Buying off-market means you buy a property that has never been offered publicly. The owner has deliberately decided against a public listing – for example because tenants, neighbours or business partners should not find out, or because they first want to test demand quietly.

diskret.immo brings these properties together with verified buyers. The platform is operated by IMMOBRA GmbH, based in Brandenburg an der Havel. Owners offer properties through us, and partner agents contribute properties from their portfolios. Our team prepares the anonymous profile together with the owner and releases it only with their consent. Every property first appears only as an anonymous profile: approximate region, property type, price and floor-area range, a neutral description. The address and a photo of the façade are deliberately left out.

Who gets access to the properties?

Access is granted to buyers with an account that our team has verified. The further you are in the process, the more an owner may show you. Depending on the owner’s choice, the anonymous profile is visible to all visitors or only to registered buyers.

This is how you build up your access:

• Create an account: Register as a buyer free of charge and confirm your email address.
• Activation as „verified“: Our team confirms your identity and contact details; a search profile must be in place. Only then can you request an exposé.
• Give a confidentiality undertaking: With every exposé request you commit to confidentiality (non-disclosure agreement, NDA).
• Clarify financing: We ask for proof of funds (Finanzierungsnachweis) or proof of equity in a personal conversation. You receive the exposé (stage B) after we have confirmed your identity and your confidentiality undertaking by telephone, and the address (stage C) only after proof of financing or equity.
• Identification under the Anti-Money Laundering Act: In Germany, the Anti-Money Laundering Act (Geldwäschegesetz, GwG) requires estate agents to identify the contracting parties as soon as there is a serious intention to buy and the parties to the purchase contract have been determined (§ 11(2) GwG).

There is no minimum budget.

Identity, bank and financing documents are never passed to the AI. How your data is protected is explained under Security and discretion.

How does searching in your own words work?

You write down what you are looking for the way you would tell an estate agent. The search translates your input into individual criteria and displays them as building blocks („chips“) that you can correct. It then immediately matches the criteria against all anonymous profiles.

An example:

„Apartment building in Leipzig up to 2 million with at least 5% yield“

becomes the criteria Property type: apartment building · Location: Leipzig · Price up to: €2,000,000 · Yield from: 5%.

The search recognises these criteria:

Every anonymous profile receives a match score from 0 to 100 for your search – weighted by region, property type, price, floor area and yield. One sentence explains the score, for example: „Region and price match, the floor area is slightly below what you asked for.“ This lets you see at a glance why a property is at the top.

Today the search works according to fixed rules on our server and is always available. In future it will be supported by an AI language model; AI results are always labelled and are only suggestions.

What is a search profile – and what happens to it?

A search profile is your saved search. You create it with one click from the search and can pause it at any time. If a new anonymous profile is added that matches your search profile, you receive an email – without the address.

The search profile has a second benefit: owners see how many search profiles match their property. This figure is only shown once there are at least three matching profiles, and only as a number. For you this means: a precise profile makes your demand visible to owners without you revealing your identity. Some owners decide on exactly this basis whether to sell at all.

Tips for a good search profile:

• Narrow region, honest price: A realistic price range produces better matches than a wide one.
• Separate must-haves from nice-to-haves: Anything that rules a property out belongs in the criteria; wishes belong in the keywords.
• Create several profiles: Keep separate profiles for different strategies – for example an investment apartment building (Zinshaus) in Berlin and a mixed-use building in Potsdam.

What release stages are there?

diskret.immo releases information in three stages. Each stage has a prerequisite, and each release is made individually – only with the owner’s consent or on the instruction of their estate agent.

Every access is logged pseudonymously; owners only see how many people have reached a stage, not who. Anonymous profiles are blocked for search engines and do not appear in the sitemap – you can only find them here. The page How it works shows the exact process.

Which property types can you find on diskret.immo?

The focus is on properties where discretion has value: let residential buildings, commercial property and high-end homes.

Owners also offer plots of land and apartments; both are separate property types in the search and in the anonymous profiles.

In which regions are there off-market properties?

diskret.immo is aimed at the German market. Six cities have their own pages with official market data from the local valuation committees (Gutachterausschüsse):

• Off-market property in Berlin
• Off-market property in Hamburg
• Off-market property in Munich
• Off-market property in Frankfurt
• Off-market property in Leipzig
• Off-market property in Potsdam

As of 31 October 2026: fewer than three released anonymous profiles and 106 active purchase requests from registered buyers, investors and clients of IMMOBRA GmbH. The figures update automatically.

How does an off-market purchase work?

A purchase via diskret.immo follows fixed steps. At every step you decide whether to go further.

1. Search: Enter what you are looking for in your own words, check the criteria, save the search profile.
2. View the anonymous profile: Read the match score and the explanation, register your interest in the property.
3. Request the exposé: As a verified buyer, give a confidentiality undertaking; the exposé is released with the owner’s consent.
4. Clarify financing: In a personal conversation, before the address is released.
5. Review and view: Examine the documents our team hands over in person, view the property, carry out your own review (due diligence).
6. Negotiate and notarise: Offer or letter of intent (LOI), purchase contract before the notary (Notar).

What does buying via diskret.immo cost?

Using diskret.immo is free for buyers: the buyer account, anonymous profiles and search profile cost nothing. The buyer’s commission is stated in every anonymous profile – for properties of IMMOBRA GmbH as well as for properties of partner agents.

In Germany, the following generally applies to apartments and single-family houses bought by a consumer: if the agent works for both sides, both pay the same amount (§ 656c German Civil Code, BGB); if the agent works only for the seller, the buyer may take on at most half, and only after the seller has paid (§ 656d BGB). These rules do not apply to apartment buildings, investment apartment buildings (Zinshäuser) or commercial property. Whether a buyer’s commission is payable and how much is already stated in the anonymous profile.

Note: This page gives a general overview and does not replace legal or tax advice.

How do you recognise a reputable off-market offer?

Off-market does not automatically mean exclusive. There are also exposés circulating in the market that are passed on without the owner’s mandate. Check every offer – including ours:

• Is it clear who is offering the property and on whose behalf?
• Is a confidentiality agreement in place before details are shared?
• Do price, rent and floor area fit together? Calculate the purchase price multiple yourself.
• Are there real documents (land register extract, rent roll, energy performance certificate) rather than just key figures?
• Is time pressure being applied before you have seen any documents? Then be careful.

Other routes to off-market properties – estate agents, banks, family offices, direct approaches – are compared in the guide How to find off-market property.