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Berlin:
TOP city location - noble equipment - architect: Prof. Hans Kollhoff -

Property ID: VM-F119-2

Hausansicht

Büro mit Glasfront

Büro mit Glasfront (2.Ansicht)

Büro mit Glasfront (3. Ansicht)

Büro

Büro mit Balkonzugang

Büro

Küche

Eingang / Flur

Rental price plus utilities:
28 € per sq.m.

GLA:
131,40 sq. m.

Office/practice area:
131,40 sq. m.

Property description

The corner plot of land with an area of 1,341 square meters, located at the former Oranienburger Tor, was built with the ensemble Friedrichstrasse No. 118/119 according to the plans and under the supervision of the internationally active architect Prof. Hans Kollhoff and was then divided into six co-ownership shares in accordance with the Condominium Act, resulting in a condominium association currently consisting of three co-owners. The ensemble consists of two units, an office building ( 118 ) and a residential and commercial building ( 119 ), which are related to each other in terms of appearance, with the houses forming a common, landscaped courtyard and sharing an underground car park with entrance on Hannoversche Strasse as well as all central supply facilities including district heating connection.…

The appearance of the group of buildings is primarily characterized by a lively, structured facade made of gray sandstone. The cladding was not formed as an abstract rectangular grid, but rather tectonically layered, so that horizontal and vertical elements make the scale of the buildings tangible, indicate their construction and create an impressive play of light and shadow. Despite the large display windows, the impression of a stable base is created, and in the tower area there is an upward gesture, an interlocking of the closely spaced pillars with the sky. The display windows and entrance doors are clad in precious bronze profiles that give the lower floors a certain nobility. The office building has bronzed aluminum windows on the upper floors, and the windows of the tower structures are made of white painted oak, like the windows of the commercial building.
The corner building of the office building is accessed via a two-story colonnade that widens the narrow sidewalk of Friedrichstrasse. The flooring in the colonnade is designed as a colored stone mosaic, and the coffered ceiling accommodates external lighting in the form of low-hanging lamps made of brass-framed frosted glass.

The office building at number 118 is accessed through a spacious bronze door system, framed by polished stone, into which the doorbell panel is integrated. The two-story lobby is clad in white and green natural stone at the height of the entrance doors and plastered above. The bronze mailbox system and directory are set into the stone cladding. The floor is designed as a mosaic of small-format stones of different colors in a black border frieze. The elevators in the lobby have bronze doors and stone reveals that correspond with the wall cladding. The floor of the elevator cabins, like the floor lobbies, has a stone filling in a black border frieze that picks up the color of the ground floor. All elevator doors on the floors have stone door frames.

Access to the residential and commercial building at No. 119, in which the 41 residential, commercial and basement units, as well as duplex parking spaces, and the three further duplex parking spaces subject to special use rights and balconies are located, are located directly from Friedrichstrasse.

You enter through a representative door system with bronze doorbell panels set into the polished stone reveal. The lobby is lined with wood paneling, with an integrated mailbox system and a large mirror that gives the rather intimate room a certain spaciousness. The lighting also indicates the function of this building with its homely character. The floor covering made of large-format green marble slabs, framed in a black granite border strip, looks like a carpet and gives the entrance area a touch of dignified elegance. The elevator with bronze doors in wooden reveals, located next to the passage door to the representative and bright staircase on the courtyard side, with its veneered cabin paneling and the floor also made of green marble with a black frieze, creates the connection to the floor lobbies, whose floors are designed in the same way.

The residential and commercial building at No. 119 also has, in addition to the basement with underground parking, technical, storage and cellar rooms and the rear courtyard, 7 further floors with shops, offices and living areas, which have balconies on the courtyard side from the 1st floor.

The special property in the basement includes 15 cellar rooms and 8 duplex parking spaces in the underground car park, and there is a special right of use for 3 others.

In the 7 further floors with a rentable area of 1,963.67 sqm there are 4 commercial and 14 residential units with areas of 109.25 - 179.76 and 55.40 - 167.95 sqm respectively, which according to the certificate of completion and the declaration of division are special property combined with the special right of use of the respective.

EVERYTHING INCLUDED
Not only the details of the external appearance of the building group with tower area, colonnade and the two elegantly designed entrance areas described in detail in the property description testify to the outstanding quality of the materials used, but also the following additional lines on the equipment of the shop, office and residential units.…

The bright, recently renovated courtyard-side staircase leading across all floors with its high-quality floor and stair coverings made of multi-colored stoneware and the massive handrails made of solid wood as well as the floor-to-ceiling double-leaf large windows and the matching double-leaf door system to the courtyard area give a functional but at the same time high-quality impression.

The floor-to-ceiling door and display window systems of the two shop units, which can be folded on the left and fixed on the right, each have electrically extendable external awnings integrated, which, in addition to the additional equipment with high-quality stoneware floor coverings, can naturally regulate their lighting in the street-side area. In addition, both shop units have a basement room and the usual sanitary facilities for staff of both sexes in the rear side area. The other existing technical equipment of both shop units corresponds to their respective types of use. For example, the left-hand shop unit, which was newly rented in July 2024, also has an air curtain over the entrance area as well as a supply and exhaust air system, a cold storage facility, various high-voltage connections, a safe, sales room lighting and a basement room. The tenant is currently preparing the shop unit for his own purposes at his own expense.

The two office units on the 1st floor, which were newly rented in the first quarter of 2024, with 6 and 3 office rooms respectively, are both equipped with suspended panel ceilings with integrated lighting and each have modern sanitary facilities, a tea kitchen, hallway and spacious hallway as well as high-quality large pivoting and tilting windows and double-leaf balcony doors to the courtyard-side balconies in the office rooms, so that sufficient natural ventilation and lighting of these rooms is guaranteed.
The larger left-hand office unit also has another entrance area, in which the server cabinet is located. With the exception of the tiles and parquet, the flooring was renewed for subsequent rental, otherwise the tenant of both areas has since refurbished them to a high standard for his own purposes at his own expense.

The residential units each have a hallway, modern bathrooms with shower and bathtub, fitted kitchen and 2 - 4 rooms with parquet, with all the others, except for the smaller medium-sized apartments, having a spacious hallway. All residential units also have high-quality floor-to-ceiling windows and the larger ones also have double-leaf balcony doors to the courtyard-facing balconies in the rooms, so that sufficient natural ventilation and lighting in these rooms is guaranteed.

All shop, office and residential units have panel radiators and a connection to the central hot water supply.

THE EXTRAS: GOOD TO KNOW
The non-load-bearing partition walls of the residential and commercial units as well as the layout of the associated rooms and equipment are largely variable and can therefore be adapted to the respective user requirements of the tenants without great effort.

Since there is already a separate fiber optic transfer point in the building, the new tenants can also be connected to it and use the many advantages of a high-speed fiber optic connection with speeds of up to 1 GBit/s to digitize and accelerate their business processes at low cost.

Friedrichstrasse is the most important north-south axis in Berlin and runs through the Mitte and Kreuzberg districts. Just a few meters from the property along Friedrichstrasse, there are a wide range of cultural offerings including Friedrichstadt-Palast, Quatsch Comedy Club, Admiralspalast, Komische Oper, as well as many shopping opportunities such as Galeries Lafayette and, at the other end, the world-famous Checkpoint Charlie and much more.…

The location is of course also impressive due to its proximity to the famous Boulevard Unter den Linden with its many sights such as the Brandenburg Gate, Humboldt University, State Opera, Kronprinzessinnenpalais, Museum Island, Berlin Cathedral and City Palace.

The corner property is located at the former Oranienburger Tor at the intersection of Torstraße and Oranienburger Straße, which branches off diagonally opposite, with its many nearby restaurants and cultural establishments, promenades and sights (the "Am Tacheles" quarter, the "Forum on the Museum Island", and many more) as well as the Oranienburger Tor underground station and tram station and the S-Bahn station on Oranienburger Straße.

In addition, Friedrichstraße has a regional train station around 500 meters away in addition to another underground and S-Bahn station, and just one stop further on is Berlin Central Station, which is located on the Spree and near the Chancellery and the Reichstag building and offers various long-distance connections via ICE. Since the transport connections for car traffic are also very good for a central location and there are many facilities of the Charité and Humboldt University as well as federal authorities at the rear, the property is characterized by a more than exceptional micro-location.

RENTAL RANGES
- Residential €9.37 - €20.00/sqm
- Commercial €32.00 - €35.00/sqm
- Parking spaces €80.00 - €154.70/unit

ACTUAL RENT AND TARGET RENT 2025…

The difference between the stated annual actual rent of €416,468.16 and the stated annual target rent of €530,000.00 is made up of the former rent for the right-hand shop unit, which has been in the follow-up rental since January 1, 2025, and the additional rent achieved by the interim tenant, which can of course be realized by the buyer after the sale, since the rental contracts with the interim tenant for the 7 apartments are canceled in the course of the sale and the buyer can then freely dispose of these completely renovated and furnished apartments.

LINKAGE TO THE VPI INDEX
Currently, 7 of the 13 rented residential and commercial units are value-protected by linking them to the development of the VPI index, which already corresponds to more than 50.00% of the current annual actual rent.

SALES TAX OPTION AND INPUT TAX DEDUCTION
As all commercial tenants provide services subject to sales tax and the landlord has waived the tax exemption pursuant to Section 4 No. 9a of the VAT Act and has opted to be subject to sales tax, all commercial leases provide for a separate calculation of the statutory sales tax by the landlord. This means that the acquisition, production and other costs directly attributable to these commercial units are fully deductible from input tax.

For acquisition, production and other costs that are not directly attributable, input tax can be deducted proportionately in accordance with the existing ratio between the areas rented subject to sales tax and the total usable area of the property. Without taking into account the basement and storage areas as well as parking spaces, this currently amounts to 674.84 sqm of 1,963.67 sqm, so 34.36% of the input tax amounts shown in the respective invoices are deductible.

HOUSEHOLD FEES AND ADVANCE PAYMENTS ON ADDITIONAL COSTS
The house fee to be paid to the WEG based on the approved house fee statement for 2023 and the business plan for 2024 is €6,744.10 per month from January 1, 2024.
The tenants' advance payments on the additional costs amount to around €8,257.96 per month after full occupancy.

MAINTENANCE RESERVE
The pro rata amount to be paid to the WEG in addition to the house money for the maintenance reserve is €1,855.90 per month from January 1, 2024, so together with the house money, a total of €8,600.00 must be paid to the WEG per month.
The amount of the WEG's maintenance reserve has changed since the last billing for 2023. We would be happy to obtain current information from the WEG administrator on this upon request.

TRANSFERABLE ADDITIONAL COSTS
Regulations in the commercial leases which, in particular, significantly reduce the additional, maintenance, repair and renewal costs that cannot be passed on to the tenant compared to comparable properties;
- broad definition of additional costs (administrative costs)
- Installation costs on the rental property are borne by the tenant
- Installation costs outside the rental property are borne by the tenant on a pro rata basis of up to a maximum of 10% of the annual net rent

REPAIR AND MAINTENANCE MEASURES
The plaster surfaces of the stairwell walls were repaired at the turn of the year 2023/2024 and all wall and ceiling surfaces were given a new coat of paint. Furthermore, all balcony floors on the courtyard side and wall connections were renewed in 2023/2024 and provided with a surrounding gutter and a seal, and the visible parts of the metal structure were given a new coat of paint.

FURTHER DISTRIBUTION OF THE RENTAL PROPERTY SHARE
In accordance with the powers of attorney contained in the notarial deeds for the declaration of division and supplements, a further division of the co-ownership share No. 4 registered on a mixed land register sheet on the basis of newly created floor plans with the subsequently added balconies is already possible with regard to the rooms not used for residential purposes, as these do not fall under the provisions of the Federal Building Land Mobilization Act applicable to residential space until the end of 2025 and thus also the corresponding conversion regulation according to Section 250 of the Building Code of the State of Berlin.

Obtaining the correspondingly amended certificates of completion is the responsibility of the buyer. As soon as these are available, the corresponding applications for writing off and creating the new land register sheets for the partial ownership units can be submitted to the responsible land registry office and, on the basis of the newly created floor plans, also with regard to the rooms used for residential purposes, the further division can be prepared by obtaining a correspondingly amended certificate of completion so that this can be issued in good time before the foreseeable run on the approval authorities in 2025 and the applications for writing off and creating the new land register sheets for the condominium units can be submitted to the responsible land registry office after the expiry of the Building Land Mobilization Act and thus also the Conversion Ordinance shortly after the next federal election towards the end of 2025 and the new land register sheets can be created.

FORM OF SALE AND VAT
The sale can take place as part of an asset or share deal.

In the event of a sale, a corresponding clause on sales tax would be included in the purchase agreement for the purchase price, which assumes a non-sales taxable sale of the business as a whole according to Section 1 Paragraph 1a of the VAT Act and the seller would, as a precaution, waive the sales tax exemption in accordance with Section 4 No. 9a of the VAT Act with regard to the part of the purchase price that is attributable to the parts of the purchase object rented out subject to sales tax at the time of handover and to those parts of the purchase object for which a sales taxable rental is intended, and opt for sales tax in this respect.

If, contrary to expectations, it is not a sale of the business as a whole, the buyer would owe sales tax in accordance with Section 13b of the VAT Act on the part of the purchase object covered by the option, which the buyer could, however, offset against this as deductible input tax amounts in the same amount if the use was continued accordingly, so that the buyer would not be charged.

Of the input tax amounts included in the additional acquisition costs (broker, notary, etc.), 34.36% are deductible for the buyer based on the current area ratio.

Details

Additional expenses: 4,60 € per sq.m.

Subject to commission: yes

Last renovation/ refurbishment: 2024

Quality of fittings: Superior

Year of construction: 1998

Storey: 1

Number of floors: 8

Surroundings: Pharmacy, Train station, Bus, Shopping facilities, Hospital

Kitchen: Fitted kitchen, Open

Lift: yes

Basement: no

Suitable for the elderly: yes

DV cabling available: yes

Floor covering: Tiles, Linoleum, Carpet

Condition: Well kept

Energy class: C

Walking distance to public transport: 1 Minute(s)

Drive to nearest rail station: 5 Minute(s)

Drive to nearest motorway: 15 Minute(s)

Drive to nearest airport: 25 Minute(s)

Energy efficiency

A+

Value

100

125

150

175

200

225

250

>250

Final energy requirement

Heating: Central heating

Type of heating system: District heating

Type of energy certificate: demand certificate

Year of construction according to Energy Performance Certificate: 1998

Commission Rate

The buyer has to pay a commission of 6% plus sales tax of 19% on the purchase price. In the case of a share deal, the commission is calculated on the market value of the property used to calculate the purchase price of the shares, which corresponds to the purchase price shown here.

Remarks

The information we provide is based on information provided by the seller. No guarantee or liability can be assumed for the correctness and completeness of the information. An intermediate sale and mistakes are reserved.

General business conditions

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