According to analyses by Cushman & Wakefield, office space turnover from new leases and owner-occupancy on the Frankfurt office rental market totalled around 549,300 m² in 2025, which is significantly higher than the previous year's result at around 56 per cent.
Central and high-priced locations remained in demand in 2025
The current result exceeded the 10-year average (466,800 m²) by around 18 per cent and the 5-year average (370,400 m²) by as much as 48 per cent.
Hanjo Theiss, Head of Office Agency & Office Sector Germany and Head of Office Agency Frankfurt at Cushman & Wakefield, comments: "2025 was an exceptionally strong year for the Frankfurt office rental market, and the result underlines the attractiveness of the location. The requests in the pipeline are characterised by smaller floor space sizes, which is likely to result in lower space turnover in 2026."
The largest new lease of the year was Commerzbank's complete lease of the Central Business Tower project development in Frankfurt's banking district in the first quarter, with around 73,000 m² of rental space. With a share of around 27 per cent for the year as a whole, the banking district clearly dominates the statistics as the submarket with the highest take-up. The Ostend and Westend districts follow with a share of around 12 per cent each. In terms of the number of deals recorded, another submarket stands out: 64 office leases were signed in Frankfurt city centre, followed by the banking district and Westend with 58 and 57 deals respectively.
‘Beyond large-scale lettings, we are seeing a trend towards smaller lettings in addition to the aforementioned “run” on new, large spaces in central locations. It is therefore not surprising that the majority of deals were concluded in the particularly sought-after, but also high-priced, inner-city submarkets,’ adds Hanjo Theiss.
Although the fourth quarter recorded the lowest quarterly volume in 2025 at 91,400 m², it still exceeded the previous year's quarter (Q4 2024: 81,600 m²) by around 12 per cent. The first, second and third quarters all exceeded the 100,000 m² mark, in some cases by a significant margin. In the final quarter, however, no deals exceeding 10,000 m² were concluded, with two leases of 6,000 m² each being the largest deals in the statistics: Firstly, Deloitte leased new space in the ‘RAW’ revitalisation project and will thus relocate within Frankfurt's Europaviertel district. In addition, Jack Wolfskin will relocate its headquarters from Idstein to Eschborn to the ‘Mergenthaler’ office property, which will be completed in the third quarter of 2025.
Rents rise significantly year-on-year
At the end of December 2025, the sustainable achievable prime rent was €52.00/m² per month, unchanged from the previous quarter. Year-on-year, it rose by €3.00 (+6.1 per cent).
The area-weighted average rent at the end of the year was €33.70/m² and also remained unchanged compared to Q3 2025. Compared to Q4 2024, the increase in the average rent of €7.60 corresponds to a rise of 29.1 per cent. ‘Large-scale lettings in high-quality project developments had a decisive impact on the market in 2025 and also pushed up rental prices noticeably,’ said Hanjo Theiss.
Vacancy rate rises to 11.9 per cent at the end of the year
At the end of December 2025, the office space vacancy rate in Frankfurt stood at around 1.39 million square metres. The vacancy rate was 11.9 per cent, 1.7 percentage points higher than in the final quarter of the previous year. Compared with the third quarter of 2025, the figure rose by 0.4 percentage points.
This results in a year-on-year increase in the vacancy rate in 13 of Frankfurt's 17 office submarkets, clearly reflecting the overall market trend at the submarket level. Submarkets classified as secondary and tertiary locations account for the largest share of vacancies, totalling around 42 per cent. These include Eschborn, Niederrad, Flughafen and Offenbach-Kaiserlei, for example.
In 2026, the volume of take-up could be closer to the long-term average
Due to the pipeline of office space requests for smaller areas, Cushman & Wakefield expects space turnover in 2026 to be lower than in 2025. The ongoing flight-to-quality trend will continue to drive up prime rents in 2026.
