Selling property discreetly: how an off-market process works
Not every property belongs on a portal. Owners selling a commercial asset, a portfolio or an unusual property often have good reasons not to inform the market: tenants should not be unsettled, staff not alarmed, and price negotiations not weakened by public marketing periods. An off-market sale solves this — if it is done properly.
What off-market really means
Off-market means your property appears on no portal, in no newspaper, in no newsletter. Instead it is presented to a small, deliberately selected group of buyers — investors whose acquisition profile demonstrably fits: asset class, ticket size, region, risk appetite.
Studies of the German transaction market show that a substantial share of all property transactions now takes place outside public channels — for commercial assets and portfolios the discreet route has long been the norm rather than the exception.
The process in six steps
1. Preparation: we structure the documentation, resolve open points (leases, ground leases, planning status) and define a robust price range — before anyone learns of the sale.
2. Buyer-field analysis: from our network of more than 1,500 institutional contacts with maintained acquisition profiles we filter out the handful of addresses that genuinely fit.
3. Anonymous first approach: the selected buyers receive an anonymised short profile — key figures yes, address no. Your property remains unidentified until serious interest is evidenced.
4. Confidentiality before detail: only after a non-disclosure agreement do we open the full information memorandum and the data room.
5. Structured negotiation: few but qualified bidders — this creates competitive tension without market noise.
6. Support through to notarisation: Q&A, due diligence, contract negotiation, notary appointment. We remain responsible until signing.
Who benefits from the discreet route
Typical off-market sellers are owners of let commercial property (who do not want to unsettle tenants), developers ahead of an exit, communities of heirs and family offices that prefer no public price discussion — and anyone whose property needs explaining and would simply look wrong in a portal grid.
Off-market is not ideal for standard residential property in sought-after locations: there, broad competition often achieves the better price. This honesty is part of our advice — in the first conversation we tell you which route is right for your property.
Duration and costs
A well-prepared off-market process typically takes three to nine months to notarisation, depending on the asset type. Our remuneration is a success fee, earned only at the notary appointment — within a brokerage mandate we carry the preparation ourselves.
Frequently asked questions
What is an off-market property?
A property sold without public marketing: no portal, no advertisement. The sale runs via the targeted approach of a few vetted buyers with a matching acquisition profile.
Do I achieve a lower price off-market?
Not necessarily — for commercial assets often the opposite. Public marketing periods weaken the negotiating position; a structured process with a few qualified bidders creates competition without the wear and tear of the open market.
How does the sale actually stay confidential?
In stages: anonymous short profile first, full documentation only after an NDA, data room with access control. Your tenants and staff learn of the sale only when you decide.
What does an off-market sale cost?
Within a brokerage mandate a success fee, due only upon notarisation. No completion, no invoice. The amount depends on the property and the process and is agreed transparently before the mandate begins.
Does off-market work outside the metropolitan areas?
Especially there: in mid-sized markets discretion is more valuable because rumours travel faster. We work throughout Germany — from regional family offices to nationwide institutional investors, with a focus on southern Germany.