German office listings quote the Kaltmiete — the bare rent. Before you sign in Berlin, understand what lands on top, because the difference between cold and warm rent decides your real budget.
What do Nebenkosten include?
Heating, water, electricity for common areas, cleaning, maintenance, property tax, building insurance and management fees. In Berlin office buildings they typically add €3.50–5.50 per m² per month.
What is often billed separately?
Your own electricity, internet, parking spaces and sometimes cooling. Serviced offices are the exception: one all-inclusive price covers everything, which is why comparing them with classic leases needs the warm-rent view.
The 19% on top
Commercial rents carry VAT if the landlord opted for it — recoverable for VAT-registered tenants, a real cost for others (doctors, some funds). Every RentOfficeToday listing in Berlin shows the rate per m² so you can build the full calculation before viewing.