German Office Market: Focus on Premium Spaces 

The listed real estate group Aroundtown, for example, reports an 8% increase in demand for office space for 2025. Simultaneously, the company is reacting to changing market conditions: where traditional office spaces are harder to lease, there is an increasing focus on conversions into serviced apartments or the planning of new data centers (Reuters). This pragmatic approach demonstrates how flexibly the market adapts to changing demand profiles and how crucial it is to develop buildings in a way that allows for diverse uses in the future.

Major market reports also confirm this development. According to the current JLL Office Report, approximately 1.4 million square meters of office space were leased in Germany's top 7 cities in the first half of 2025 – a 9% increase compared to the previous year. Particularly noteworthy: prime rents rose sharply, by 12% in Munich and 11% in Frankfurt (JLL). This demonstrates that high-quality spaces continue to be in strong demand, while secondary locations and simpler properties are increasingly coming under pressure.

Concurrently, construction activity remains at a high level. In Berlin alone, over one million square meters of office space are currently under construction. Even though pre-letting rates are sometimes only between 36 and 60%, this signals strong confidence in the long-term significance of the office market (Cushman & Wakefield). For project developers, this means that new spaces must not only offer high quality but also be flexibly usable to remain competitive in the market long-term.

Thus, the German trend clearly differs from what we observe in New York. While experiential quality, services, and campus concepts dominate there, the focus here in Germany is more strongly on quality, efficiency, and repurposing. For investors and developers, this means success is achieved less through spectacular staging and more through clear management, economic stability, and intelligent utilization concepts.

PROBIS in Current Office Projects

DER Bogen, Munich: A prestigious office complex in Bogenhausen with a total area of approximately 42,000 m² for above-ground office and gastronomy use, plus additional areas across three basement levels. The project is complemented by an underground car park with 392 car and 246 bicycle parking spaces. Developed by Giesecke + Devrient Immobilien Management GmbH, designed by Henn Architekten, and realized on a plot of almost 34,000 m², this multi-tenant property offers high amenity quality and sustainable building technology. PROBIS was commissioned for construction monitoring and provides monthly reports on costs, schedules, quality, and project organization, which serve as the basis for disbursing credit tranches.

ANNI, Munich: An extensive office complex on St.-Martin-Strasse with approximately 60,000 m² of usable space, originally built for a Siemens campus and designed by the “School of Richard Meier”. The project encompasses modernization, structural additions (including rooftop extensions), new constructions, and the renovation of outdoor facilities – with an investment volume of approximately EUR 130 million. Financing is provided by a consortium led by Deutsche Pfandbriefbank AG. PROBIS was commissioned with construction monitoring and produces monthly reports on costs, schedules, quality, and project organization, complying with MaRisk and BCBS239 requirements. This ensures PROBIS provides maximum transparency for financiers and project stakeholders throughout the entire project duration.

Conclusion

While experiential spaces are emerging in the USA, Germany prioritizes quality, efficiency, and flexible usage. Through projects such as DER Bogen and ANNI in Munich, PROBIS illustrates how modern office developments can be successfully managed – with economic transparency, sustainability, and a clear focus on the future viability of work environments.

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