The first office is a milestone — and a trap if you overcommit. Here is the Munich playbook we see working across the 65 buildings in our catalogue.
Stage 1: credibility without a lease
A virtual business address (from ~€50/month) plus coworking day passes carries most teams through incorporation and the first hires.
Stage 2: your own door
From three to four people, a private room in a serviced centre — typically €600–1,200 per month in Munich — gives you focus and a place to bring investors, still on monthly terms. Areas like Schwabing, Werksviertel offer the best energy-to-price ratio.
Stage 3: the real lease
Past twelve to fifteen people the per-desk maths flips: a classic lease at the market median of ~€34/m²/month becomes cheaper than flex. Negotiate a three-year term with a break option rather than five rigid years.
All three stages live on RentOfficeToday — filter Munich by type, size and budget, and deal directly with owners at every step.
What each stage costs
Stage one — business address plus day passes: €50–150 a month. Stage two — a dedicated desk or small private room in a centre: roughly €300–900 per person. Stage three — your own space: at a €34/m² median and 9 m² per head, about €310 per person plus service charges, furniture and internet. The jump usually pays off from twelve to fifteen people.
Mistakes that cost founders money
- Taking too much space "for later" — you pay for the empty desks every month.
- A five-year term with no break option at an early stage.
- Leaving service charges and fit-out out of the budget — easily a quarter of total cost.
- Overlooking a restoration clause: moving out then becomes unexpectedly expensive.
- Choosing a location with no rail link and shrinking your applicant pool.
Why location helps with hiring
For small teams the address is an argument in the interview. Proximity to transport and to a lively quarter often weighs more with young professionals than a few extra square metres. Altstadt-Lehel, Schwabing-Freimann and Bogenhausen concentrate most of the supply — that is where choice is widest.
How to proceed
Fix your headcount in twelve months, your monthly budget and two or three preferred areas. Filter the catalogue by size and price, view three to five buildings in one day, and negotiate term and rent-free period. On RentOfficeToday you deal directly with the owner or operator — no agency fee.