Market report Berlin full year 2025

In Berlin’s leasing and owner-occupier market for logistics and industrial properties, take-up totalled 433,000 m² for the full year 2025 (2024: 295,300 m²). This analysis is based on market data from the REALOGIS Unternehmensgruppe, Germany’s leading consultancy for industrial and logistics properties and commercial land.

Average rent also continued to rise, albeit more moderately. It increased by €0.20/m² or 3% to €8.10/m² (2024: €7.90/m²), putting it 10% above the five-year average of €7.38/m². Both indicators reached this level by mid-2025 and have remained stable since then.

Brownfield versus greenfield 2025: three segments shape the market

Greenfield developments were the strongest segment by take-up, totalling 183,800 m² and a 42% market share. Compared with the previous year (2024: 93,700 m² / 32%), this was close to a doubling (+96%). However, the five-year average of 316,680 m² was still 42% below. Key drivers were the major deals signed by Netto and Bär & Ollenroth KG Berlin, which together contributed 91,100 m², or around 50% of this segment’s volume.

Existing buildings recorded 181,400 m², also representing a 42% market share, and were therefore only slightly below the level of greenfield developments. Compared with the previous year (2024: 201,600 m² / 68%), take-up declined by 10%. This drop highlights the still selective demand for functionally suitable existing stock.

New developments on former brownfield sites emerged as a distinct market segment in 2025. This segment accounted for 67,800 m², or 16% of total take-up. A single lease by a large industrial occupier for 30,000 m² contributed 44% of brownfield take-up.

Tenants versus owner-occupiers 2025: owner-occupier activity increases markedly

Across the full year 2025, the Berlin market remained tenant-led. Leasing transactions accounted for 350,200 m², or 81% of take-up (2024: 283,900 m² / 96%).

Owner-occupiers accounted for 82,800 m², or 19%. Compared with the previous year (2024: 11,400 m² / 4%), this equates to an increase of more than sevenfold (+626%) and points to a clear pick-up in this market segment.

Building types 2025: big-box space dominates

Big-box space dominated the market with 294,600 m², capturing around two-thirds of total take-up. Compared with the previous year (2024: 110,400 m² / 37%), take-up increased by 167%.

Business parks ranked second with 84,800 m², but recorded a decline of 29%. Their market share fell by 21 percentage points to 20%.

Other space, which does not fall under business parks or big-box categories, contributed 53,600 m², or 12%, to take-up.

Deals 2025: activity remains below average

A total of 88 deals were recorded in 2025, four fewer than in the previous year (-4%). Compared with the five-year average of 118 deals, this is 26% lower, indicating that activity levels remain comparatively subdued.

Within the city area, take-up shifted to the eastern part of the city, while the north, west and south declined. Berlin East ranked first within the city area with 57,100 m² and a 43% share (2024: 34,200 m² / 22%) and was the only submarket to record growth (+67%). Berlin East was also the only area to exceed its five-year average (+37%). The deals signed by the Radeberger Group and Tesla accounted for 78% of the result.

This was followed by Berlin South with 38,700 m² and a 29% share (2024: 54,400 m² / 35%), Berlin West with 27,300 m² and 21% (2024: 37,800 m² / 24%), and Berlin North with 9,700 m² and 7% (2024: 29,300 m² / 19%), which also recorded the steepest decline of 67% within the city area.

Berlin northern surrounding area

In second place among Berlin’s regions was the northern surrounding area with 118,300 m², or a 27% market share (2024: 19,400 m² / 6%). This submarket recorded the strongest absolute increase (+98,900 m²) and was the only region clearly above the five-year average of 53,560 m² (+121%). The major deals signed by Netto and Bär & Ollenroth KG Berlin were decisive, together accounting for 77% of space taken up.

Berlin southern surrounding area

Third place went to the southern surrounding area with 85,800 m², or a 20% market share (2024: 72,700 m² / 25%). Despite growth of 18%, the region slipped one position in the ranking because the northern surrounding area increased far more strongly.

Berlin western surrounding area

The western surrounding area ranked fourth with 49,600 m² and an 11% market share (2024: 43,500 m² / 15%). Following the sharpest downturn of all regions in the previous year, this indicates a return to stabilisation.

Berlin eastern surrounding area

Once again in last place was the eastern surrounding area with 46,500 m², or an 11% market share (2024: 4,000 m² / 1%). In percentage terms, however, this region recorded the highest increase of all, up 1,063%, equivalent to an elevenfold increase on the previous year. In 2025 overall, this resulted in a 10-percentage-point increase in market share. The second-largest deal by an industrial occupier accounted for 65% of take-up in this region.

• Traditional retail reached 161,300 m² and accounted for 88% of retail take-up (2024: 70,700 m² / 63%). This equated to an increase of 90,600 m² or 128%. Three major deals of more than 20,000 m² each accounted for 73% of this volume.

• E-commerce continued its negative trend. At 21,100 m² and a 12% share, take-up halved year-on-year (2024: 42,200 m² / 37%). The five-year average of 84,360 m² was missed by 75%.

Manufacturing ranked second with 98,900 m² and a 23% market share (2024: 95,900 m² / 33%). Despite a moderate increase of 3%, the market share fell by 10 percentage points. The largest deals by a large industrial occupier and Tesla accounted for around 50% of the sector’s volume.

Logistics/Distribution showed the clearest recovery in 2025. With 92,200 m² and a 21% market share, take-up quadrupled compared with the previous year (2024: 22,100 m² / 7%). The increase of 70,100 m² was the strongest absolute rise among all sectors. Nevertheless, the five-year average of 143,060 m² was still missed by 36%.

The catch-all category Supply/Others recorded 59,500 m² and a 14% market share (2024: 64,400 m² / 22%). The five-year average of 74,520 m² was missed by 20%.

Space between 5,001 m² and 10,000 m² totalled 72,800 m², or a 17% market share (2024: 71,400 m² / 24%). The 3,000 m² to 5,001 m² band declined by 9% to 45,700 m², or an 11% market share (2024: 50,300 m² / 17%), continuing to decline in significance. Space from 1,000 m² to 3,000 m² reached 70,900 m², or a 16% market share (2024: 69,900 m² / 24%). Small units below 1,000 m² remained a niche segment at 17,800 m², equivalent to a 4% market share (2024: 17,000 m² / 6%).

Outlook 2026: demand remains high

The Berlin market gained considerable momentum in the previous year. It can be assumed that this positive trend will continue in the current year. Demand for logistics property is currently rising further, driven in particular by Asian and American companies choosing Berlin as a location for their expansion.

For 2026, indications point to further increasing demand, particularly from Asian and American companies, high availability of space and continued speculative project developments.