For sale
Service
Commercial property
Offices, retail, warehousing and production space. We count not square metres but the full cost to the tenant or the owner.
For businesses looking for premises, and for commercial property owners
The problem
A price that only becomes clear a year later
A search for commercial space almost always begins with the advertised price per square metre. It is a convenient number, and a misleading one. On top of it come the common-area factor, the service charge, property tax, utilities and indexation — and the final figure is often 30–45 per cent higher than the one in the listing.
The second common mistake is choosing premises for today's needs. A business that grows from ten to twenty staff in two years ends up with three years left on the lease and premises that are already too small. Break clauses, in that situation, are expensive.
On the owner's side the problem is different: a commercial property is valued on its rental income, not on how it looks. Premises let on a short lease to an unreliable tenant can be worth tens of per cent less than the same premises on a five-year lease with a stable one.
Where the money usually goes
- The advertised price does not reflect the real monthly costs
- The common-area ratio and service charges are unclear
- Premises are chosen for today, with no growth scenario
- The tenancy agreement has no clear termination or subletting terms
- Technical parameters — power supply, height, vehicle access — are checked too late
- The owner does not weigh how the tenancy structure affects the property's value
The solution
How we work
With tenants we start the conversation with the business, not the building: how many staff, what hours, what flow of goods or customers, what electrical capacity is needed, how many cars will be parked outside, what the growth plans are over three years. Only then do we shortlist premises, and for each one we build a five-year table of total occupancy costs.
For owners we work in the opposite direction: how to bring the space to market, and what lease structure maximises both cash flow and the value of the asset. We often advise accepting a slightly lower rent in exchange for a longer term and a stronger tenant — which repays itself many times over when the property is sold.
In both cases we give the contract close attention. Commercial leases are long and one-sided: the indexation formula, how repair obligations are split, subletting rights, termination terms and guarantees can cost more than the rent itself.
What you get, specifically
- Analysis of operational needs and technical parameters
- A shortlist with a five-year total cost table
- Checking technical parameters: power, height, floor loading, access
- Analysing and negotiating the lease terms
- For owners — a letting strategy that raises the property's value
- Assessing tenants' solvency and reliability
- Coordinating the sale or the start of the tenancy
The process
The commercial property process
At every stage you know what is happening, who is responsible and when to expect a result.
- 01
Requirements and operations analysis
We discuss the nature of the business, headcount, footfall, technical requirements and growth plans. For owners — the condition of the property, the leases in place and their goals.
- 02
Market overview
We give you a picture of the market: which properties meet your criteria, what rents are actually being paid, the vacancy rate, and how prices are moving in that particular area.
- 03
Shortlisting and viewings
We shortlist properties and arrange the viewings. At each one we check the technical parameters: power supply, ceiling height, floor loading, ventilation, vehicle access and parking.
- 04
Cost calculation
For every property we build a total cost table: rent, common areas, service charges, taxes, utilities, indexation. Each property then compares on a single line.
- 05
Contract negotiation
We negotiate the rent, any rent-free period, the fit-out contribution, the indexation formula, subletting rights, termination terms and guarantees. We go through the contract clause by clause.
- 06
Handover and launch
We coordinate the handover of the premises, the paperwork, meter readings and the start of any fit-out. For owners — the tenant moving in and the administration of the lease.
Result
What you get
A tenant ends up with premises whose cost holds no surprises. The total-cost table shows the real monthly figure, and the lease provides for what happens if the business grows faster or slower than planned. In practice, negotiating the rent-free period and the fit-out contribution saves our clients the equivalent of two to four months' rent.
The owner ends up with a lease structure that raises the value of the asset. A longer agreement with a reliable tenant and a clear indexation formula is the main driver of a commercial property's worth — often more powerful than any amount spent on the finish.
- Average negotiation gain for the tenant
- 2–4 monthsAverage negotiation gain for the tenant
- Cost horizon calculated
- 5 m.Cost horizon calculated
- Technical parameters checked
- 15+Technical parameters checked
FAQ
Frequently asked questions
The questions we hear at almost every first meeting. If yours is not here, write to us and we will answer it personally.
To the base rent on the usable area you must add the common-area factor, the service charge, property tax, utilities and annual indexation. In business centres the gap between the advertised and the actual cost is often 30–45 per cent. We always give you the final monthly figure and a projection of it over five years.
A rent-free period is time at the start of the lease when no rent, or reduced rent, is payable — usually to allow for the fit-out. A fit-out contribution is the owner's share of adapting the space to the tenant's business. Both are negotiable, and on longer leases they can be worth several months' rent.
For a tenant a shorter lease means flexibility, but also a weaker hand on rent, rent-free periods and the fit-out contribution. A longer lease with a clearly drafted break clause is often the best compromise. For an owner, a longer lease with a reliable tenant adds directly to the value of the asset.
It depends on the business: available electrical capacity, ceiling height, floor loadings, ventilation and cooling, fire requirements, access and loading arrangements, the number of parking spaces, internet infrastructure, and the designated use recorded at the Register Centre. A designated use that does not match can later stand in the way of the permits the business needs.
Yes. In that case the property is sold as an investment, so the presentation is built on the rental income, the lease terms, the indexation provisions and the quality of the tenants. We prepare an income and cost summary and a yield calculation — the language investors actually read.
Office space in Vilnius usually takes one to three months from the first conversation to a signed lease; warehouse or production space with specific requirements, three to six. To that you must add the fit-out, which depends on the scope of the work and often takes longer than the search itself.
Yes — we handle commercial transactions in Vilnius, Kaunas and Klaipėda, and for logistics and industrial property along the main transport corridors around those cities as well. In each market we work from local data, because vacancy rates and price movements differ.
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An hour with someone who sees dozens of transactions a year. No agency agreement, no obligation — just answers.
Find out moreEnquiry
The next step is a short conversation
Tell us your situation and your timescale. We are in touch within one working day, and the first consultation costs nothing and commits you to nothing.
- Your enquiry goes straight to the agent for this area — no need to explain it twice.
- You get an answer grounded in market data, not a general description of a service.
- For businesses looking for premises, and for commercial property owners
Let us find premises that fit your business
Tell us about your business, the space you need and your timescale — we will provide a market overview and a cost comparison of specific premises within a few working days.