Hamburg

What trends characterize the use of space in my industry? How much office space will I need in three years? Are there better offices in Hammerbrook than St. Georg? Are office rents higher in the center of Hamburg than in HafenCity? These are just some of the questions that concern you as a renter of office space and that we answer every day together with our customers, always with a view to the optimum office for our customers and a transparent, audit-proof decision. The size of the office space you ask about is unimportant to us because we advise startup companies and large renters alike. We know the requirements of our target groups.

Making quality transparent for our clients

All advisors are faced with the task of convincing prospective clients of the quality of the services they provide, even before mandates are awarded. This is why we make the quality of our services transparent to our clients through our teams of highly-qualified and loyal employees, our detailed preparation of information about office space in the market, and our experience of letting space of all sizes.

Buy, rent or build yourself?

When looking for new office space, we do not focus solely on the letting mandate, but also weigh up the advantages and disadvantages of an acquisition or development of your existing premises. We work with you to analyse your best options, and develop possible purchase scenarios for existing properties or projects. Working together with our real estate investment and valuation teams, you have all the knowledge and expertise of Angermann Real Estate at your disposal.

The Hamburg office market at a glance

We undertake comprehensive research of the office market in order to be able to provide you with detailed information about your dream property. Our research team records all leases concluded in the city, and regularly compiles this and other information in our office market reports.

The effects of Covid-19 did not stop at the Hamburg office market. Activities in Hamburg's office market were greatly affected by the pandemic from the second quarter of 2020 onwards. While take-up of around 98,000 sqm was registered in the first quarter of the year, just 71,000 sqm was let in each of the following two quarters. The willingness of office tenants to conclude deals increased again towards the end of the year, providing a slight upswing in the fourth quarter which was the strongest in terms of take-up with approx. 100,000 sqm. The total take-up result for 2020 as a whole was approx. 340,000 sqm.
Given the contrasting underlying conditions, it is difficult to compare this result with the significantly higher take-up recorded in previous years. However, the outlook for 2021 is more optimistic, given the noticeable increase in letting activity and the resumption of property visits, despite the mask-wearing requirement and hygiene regulations.

Supply of office space for Hamburg's tenants is increasing

The supply of office space is increasing is increasing again following a period of steadily declining availability in recent years. Compared to the third quarter of 2020, the volume of vacant office space increased from approx. 460,000 sqm to 485,000 sqm, corresponding to a current vacancy rate of just 3.5%. The somewhat improving supply situation for potential tenants is thanks in part to a number of new construction projects taking place in the three principal submarkets (City, HafenCity and City South) and the volume of sublease space added in the second half of 2020. However, compared to the total office stock, the vacancy rate remains very low.

Stable office rents

Both the average and prime rents remained stable at the end of the year at €17.90/sqm/month and €31.00/sqm/month. A further reduction in the available office space supply in the Hanseatic city can be expected over the coming months. An accurate overview of office rents in Hamburg can be found on our rental price map which is updated quarterly.

Manufacturing sector leases most office space - City again tops location ranking 

The most active sector in the full year 2020 was manufacturing, with around 54,700 sqm. Once again, the office location with the highest take-up in the Hanseatic city was City, with take-up of approx. 79,300 sqm. Bahrenfeld followed with approx. 51,900 sqm, then City South with around 45,200 sqm. In 2020, most leases were concluded for office units with 250 - 700 sqm of space (153). This size category accounted for 67,900 sqm of lettings but just 20% of take-up, whereas 44 lease contracts were concluded for units with more than 1,500 sqm, with this size category accounting for the largest share of total take-up (approx. 156,400 sqm, and 46%).