FAQ What decision-makers
What decision-makers
ask us.
18 questions about office search, leases, hybrid working and Hamburg, with honest answers from practice.
General
Is workin. an office space agent in Hamburg?
Yes, what we do is the work of a commercial agent for office lettings in Hamburg. We usually do it as tenant representation: we work for the company that is looking and represent its interests. We screen the whole office market including any off-market options and negotiate the best lease terms. Usually free of charge for tenants.
Can I rent an office in Hamburg directly from the owner, without an agent?
Of course you can, but it gives you no advantage. We know the landlords in Hamburg, how they think and how much room they have. With us you can be sure we get the best offer for you. In addition, many offices in Hamburg are never advertised at all (so-called off-market options). We know those too and present them to you, without you having to phone dozens of property managers yourself.
What does office space in Hamburg cost in 2026?
The average rent is 22.50 €/m² per month net, the sustainable prime rent 38.00 €/m², with individual new-build deals above that (workin. market data). The vast majority of offers are between 10.00 and 30.00 €/m²; which figure applies depends mainly on the district. Asking rents by district are on Office space in Hamburg. Service charges add around 4.50 €/m² on average.
How much office space do you need per employee?
It depends on the layout. As total lettable area (gif standard) including meeting rooms, kitchen and circulation: open plan 12–15 m², team offices 15–18 m², private offices approx. 20 m² per employee. Hybrid working lowers the number of desks through the desk-sharing ratio (0.9 with one home-office day, 0.8 with two, 0.7 from three); add a growth buffer, which you set yourself in the calculator. Concrete figures in the office space calculator.
When should you start looking for an office?
Six to twelve months before the move. Roughly: two weeks for briefing and shortlist, up to three weeks of viewings, up to four weeks each for negotiation and contract, then two to four months of fit-out.
What does commission-free mean for office space?
With workin., the landlord pays our fee in the vast majority of cases. Tenants then pay nothing, even after 30 viewings. The fee is three gross monthly rents for lease terms up to 9.9 years and four above that; where a landlord exceptionally does not pay it, we tell you before the first viewing.
How long does an office search in Hamburg take?
It varies a lot: what matters is preparation, how specific the requirements are and how large the space is. Small spaces with a flexible location go quickly, large spaces in one piece in a particular location take much longer. A blanket number of weeks would not be honest; as a guide, start 6–12 months before the move-in you want.
Does workin. represent tenants or landlords?
In an office search we advise the company that is looking and assess every option strictly from its point of view. We mark letting mandates clearly and disclose possible conflicts of interest before we recommend a space.
Can you search for offices entirely online?
Yes, the public listings can be filtered, compared and shared here. For off-market offers, reliable cost comparisons and a reasoned shortlist, a personal briefing is worth it: 15 minutes is enough.
Districts
Which Hamburg districts suit which industry?
It depends less on the industry than on client visits, budget and team; where each industry actually sits is in our district guides.
HafenCity or the city centre: which suits 50 employees?
HafenCity for tech or consultancies that want to impress investors. The city centre for frequent client visits and the best public transport. Small price difference, very different atmosphere.
Where is Hamburg's next tech cluster?
In our view Altona-Nord and Bahrenfeld: new builds around Kaltenkircher Platz and Science City, with S-Bahn connections.
Lease
Which clauses should I check in the lease?
Above all term and options, the indexation clause (threshold and cap), service charges, reinstatement on exit, subletting and protection from competitors. Since 2025, commercial leases in Germany no longer need a wet signature; text form is enough. All twelve clauses are in the lease checklist in our magazine.
How do I negotiate incentives on office space?
With market data and alternatives. The main items are a rent-free period, a fit-out contribution, a furniture package and a flat rate for parking. How much room there is depends on location, term and vacancy in the building; that is exactly what our comparison data is for.
What lease terms are usual in Hamburg?
Five years fixed plus a five-year option is usual. Landlords mostly ask for ten years fixed when they finance an extensive fit-out; for existing buildings and smaller spaces, shorter terms can be negotiated.
Hybrid
How much office space do you need for hybrid work?
The space per desk stays the same (open plan 12 to 15 m², team offices 15 to 18, private offices around 20). What falls is the number of desks: with 2 home-office days we use a desk-sharing ratio of 0.8, so 80 desks per 100 employees, from 3 days 0.7. The layout changes too: more space to meet, fewer desks, plus phone booths and acoustic solutions.
How do you reduce office space?
Measure occupancy first. Then: subletting, renegotiating the lease with a reduction option, consolidating into one location, or moving to a better-fitting space. We support all four routes.
How do I get the team back into the office?
With the office itself, not with mandatory attendance. Acoustics, light, a coffee kitchen, places to meet. A serious lunch offering. Rooms people come to of their own accord.