Berlin ($48/sqft, 7.4% vacancy) and Dublin ($70/sqft, 14.3% vacancy) compete on different axes: Berlin on talent depth and Dublin on rent and tax.
Berlin ($48/sqft, 7.4% vacancy) and Dublin ($70/sqft, 14.3% vacancy) compete on different axes: Berlin on talent depth and Dublin on rent and tax.
| Metric | Berlin | Dublin |
|---|---|---|
| Region | EMEA | EMEA |
| Country | Germany | Ireland |
| Class A rent (USD/sqft/yr) | $48 | $70 |
| Class A rent (local) | 44 EUR | 65 EUR |
| Vacancy | 7.4% | 14.3% |
| Trend | flat | softening |
| Prime yield | 4.3% | 4.8% |
| Premium flex / seat / month (USD) | $580 | $720 |
| Submarkets covered | 5 | 5 |
| Corporate tax | 30% | 12.5% |
| Metric | Berlin | Dublin |
|---|---|---|
| Typical term | 5 yrs | 10 yrs |
| Typical rent-free | 4 mos | 12 mos |
| Lease norms | Net leases dominate. 5-10 year terms; tenants frequently negotiate break options at year 3 or 5. Free rent of 3-6 months on a 5-year deal; TI of €60-€100/sqm typical. | FRI (Full Repairing and Insuring) leases dominate. 10-year terms with tenant break options at year 5 standard. Free rent of 9-15 months and TI of €60-€110/sqm typical. |
| Tax note | 15% federal corporate income tax plus 5.5% solidarity surcharge plus Berlin trade tax (Gewerbesteuer) of about 14.35% for an effective combined rate of about 30%. | 12.5% headline corporate tax on trading income; 25% on passive income. Knowledge Development Box (KDB) effective 6.25% rate available for qualifying IP income. R&D tax credit at 30% supplements. |
| Metric | Berlin | Dublin |
|---|---|---|
| Talent index (0–100) | 88 | 86 |
| Talent note | Deepest tech and creative talent pool in Germany. Strong feed from TU Berlin, HU, FU, and the rapidly growing Hertie School. Multilingual talent base supports non-German European HQs. | Deep tech, pharma, finance, and legal services talent. EU talent pool accessible without immigration friction. Strong feed from TCD, UCD, and the broader Irish university system. |
Berlin: BVG U-Bahn (10 lines), S-Bahn (15 lines), tram, and bus. Berlin is highly walkable and U-Bahn-served. BER airport (opened 2020) is connected via the S-Bahn S9.
Dublin: Dublin Bus, Luas tram (Red, Green Lines), DART rail. MetroLink under construction (target 2031). Dublin Airport is bus-served (no rail). The Docklands trophy core is Luas Red Line and DART-served.
Berlin is the cheaper Class A market on a USD basis.
Berlin has the deeper talent index (88/100 vs 86/100).
Dublin has the lower headline corporate tax (12.5% vs 30%). Local incentives can change the effective rate materially.
Berlin typical term is 5 years with 4 months free; Dublin runs 10 years with 12 months free.
Berlin: BVG U-Bahn (10 lines), S-Bahn (15 lines), tram, and bus. Berlin is highly walkable and U-Bahn-served. BER airport (opened 2020) is connected via the S-Bahn S9. Dublin: Dublin Bus, Luas tram (Red, Green Lines), DART rail. MetroLink under construction (target 2031). Dublin Airport is bus-served (no rail). The Docklands trophy core is Luas Red Line and DART-served.
Score Berlin, Dublin and up to two more markets side-by-side on Class A rent, vacancy, talent, corporate tax, and premium flex pricing — all in USD.
Reviewed by Samuel Okafor — EMEA contributing editor. Last updated 2026-04-15. See our methodology and editorial standards.