You sell a commercial property discreetly by offering it to investors and owner-occupiers only as an anonymous profile – with type of use, region, floor area, rental income and price range, but without the address and without the tenants' names. Only vetted buyers receive the exposé, after your release. This way, tenancies, staff and business relationships are not unsettled. Existing leases pass to the buyer on sale.
Why commercial properties should rarely be sold publicly
With commercial properties, more than rent often depends on the building. A visible listing can have consequences that have nothing to do with the sale itself:
- Tenants ask about extension options or start looking for alternatives.
- Employees of an owner-occupied business interpret the sale as giving up the site.
- Competitors, banks and suppliers draw conclusions about your financial situation.
- Price trail: A long time on the market online weakens your negotiating position.
At the same time, the group of buyers for commercial property is manageable and easy to reach: investors and occupiers search by fixed criteria. A precise anonymous profile and a match against search profiles replace the reach of a portal. The basic principle: Sell property discreetly.
Which commercial properties are suited to a discreet sale?
In principle, all types of use. It makes particular sense in these cases:
| Property | Typical reason for discretion |
|---|---|
| Office and commercial building | Tenants with long leases, reputation of the address |
| Hall, warehouse, workshop | Own business, employees, customers |
| Medical practice building | Patients and practice owners should not be unsettled |
| Mixed-use building | Mixed tenants, retail tenants on the ground floor |
| Retail, specialist store | Anchor tenants, negotiations about extension |
| Business property in a succession | Handover not yet communicated |
What does the buyer take over – and what not?
On registration in the land register (Grundbuch), the buyer takes over the existing leases. Under § 566 in conjunction with § 578 German Civil Code (BGB), this also applies to commercial premises in Germany. Agreed terms, options and indexation clauses remain in effect.
If you use the property yourself, it needs to be clarified whether you move out or stay as a tenant. A sale and leaseback – selling and renting back – can free up capital without moving the business. For investors, such a contract is often attractive if term and creditworthiness are right.
Which tax questions should be clarified before the sale?
When selling commercial properties in Germany, VAT and income tax play a greater role than with residential property. You should discuss three points with your tax adviser early on:
- VAT (Umsatzsteuer): Sales of real estate are in principle exempt from VAT. Waiving the exemption (option under § 9 German VAT Act, UStG) or a transfer of a going concern (Geschäftsveräußerung im Ganzen, § 1(1a) UStG) can affect input tax deducted in earlier years.
- Business assets (Betriebsvermögen): If the property is part of business assets, the gain is generally taxable regardless of the holding period.
- Legal form: If the property is held through a company, a sale of shares may also be an option instead of a sale of the property.
No tax or legal advice. The notes on § 9 UStG, § 1(1a) UStG and §§ 566, 578 BGB reflect the general legal position in Germany as of 26.10.2026. For your case, please consult your tax adviser or a lawyer.
Which documents do buyers of commercial properties expect?
Commercial buyers examine the documents thoroughly. At diskret.immo, our team hands them over in person after your release. These documents should be ready:
- Land register extract, cadastral map (Flurkarte), information on public easements (Baulastenauskunft)
- Building permit and approved use, changes of use if applicable
- Schedule of areas according to a uniform standard (e.g. lettable area per unit)
- Rent roll with terms, options, indexation, deposit or guarantee
- Leases with all addenda (only at stage C)
- Service charge statements, maintenance and service contracts
- Energy performance certificate for non-residential buildings (Energieausweis, § 80(4) GModG, formerly GEG); at diskret.immo, its mandatory details are stated in the anonymous profile
- Evidence of fire safety, inspections of technical installations, contamination if applicable
- List of investments in recent years and known maintenance requirements
Tenants‘ names do not appear at stages A and B. We describe them neutrally, for example „retail chain operating nationwide, lease until …“ – with your release.
Who buys commercial properties discreetly?
| Buyer type | Interest |
|---|---|
| Owner-occupiers | Expand the business or secure the location |
| Private investors and family offices | Stable rental income, value preservation |
| Property and portfolio companies | Adding to the portfolio, development potential |
| Property developers | Conversion, densification, demolition and new build |
How investors find the offers is shown on the buyer page Off-market commercial property. Partner agents also bring commercial buyers into the network.
How is the price of a commercial property determined?
For let commercial properties, income is the main driver of the price. Valuers mostly use the income capitalisation approach (Ertragswertverfahren); investors also calculate with the purchase price multiple (Kaufpreisfaktor) and the yield. Three points weigh more heavily for commercial property than for apartments:
- Remaining lease term: A tenant with a long remaining term and good creditworthiness makes the income predictable.
- Alternative use: Can the space easily be re-let if the tenant moves out, or is it tailored to one occupier?
- Investment requirements: Building services, fire safety and energy condition influence what a buyer has to spend additionally after the purchase.
For owner-occupied properties, comparative values and construction costs count more. We only set the price range for the anonymous profile after reviewing the leases and the condition.
What does a discreet sale of a commercial property cost?
The provisions on splitting the commission (§§ 656a–656d BGB) do not apply to commercial properties. The commission can be freely agreed. At diskret.immo, the buyer’s commission is stated in every anonymous profile and agreed per property. For you as the owner: the initial consultation, valuation and quiet market test are free of charge and non-binding; a commission is only payable on a successful sale and is agreed in advance in the brokerage agreement (Maklerauftrag).
How do I sell a let commercial property without unsettling the tenant?
With an anonymous profile without the address and without tenant names. The tenant is only informed when a viewing of the premises is due. We agree the timing with you.
Can the tenant assert a right of first refusal when a commercial property is sold?
In Germany, a commercial tenant generally has no statutory right of first refusal (Vorkaufsrecht). However, one may have been agreed in the lease. You should therefore check all leases and addenda before the sale.
Can I sell my business property and continue to use it?
Yes, with a sale and leaseback. You sell the property and rent it back on fixed terms. Term, rent level and creditworthiness determine how much an investor pays.
How long does it take to sell a commercial property?
That depends heavily on the property, the documents and the buyer’s financing. Checks by banks and valuers usually take more time for commercial property than for residential property.
- Bundesministerium der Justiz: Bürgerliches Gesetzbuch, §§ 566, 578, accessed 26.10.2026, https://www.gesetze-im-internet.de/bgb/__578.html (German)
- Bundesministerium der Justiz: Umsatzsteuergesetz, § 1 Abs. 1a und § 9, accessed 26.10.2026, https://www.gesetze-im-internet.de/ustg_1980/__9.html (German)