Types of commercial property
- Offices in business centers and residential buildings. FAKTOR currently lists more than a hundred offices in Odesa: offices in Odesa.
- Ground-floor units in residential buildings with a separate entrance and shop windows, suitable for a shop, cafe, salon or pharmacy.
- Standalone buildings for business.
- Warehouses and industrial premises near main roads and industrial zones.
All commercial listings: commercial property for sale in Odesa.
How to choose a location
- Foot traffic for shops and cafes: transport stops, markets, universities.
- Street frontage: the entrance and window face the street, not the yard.
- Customer parking.
- Competitors and neighbors. Traffic is higher next to a large supermarket or market.
- For an office: transport, parking and the buildingʼs reputation.
Strong locations in Odesa: the city center, Arkadia, Fontan, Tairova and the main avenues of residential districts.
What to check in the documents
- Ownership and the property register extract: no arrests, mortgages or bans.
- Non-residential status. If an apartment was converted, there must be a conversion document.
- The layout matches the technical passport. A separate entrance must be legalized.
- The land under a standalone building: owned or leased, and for how long.
- Existing leases: the tenant, rent, term and termination terms.
- Electrical capacity and utilities for your type of business.
Buying to rent out: calculating payback
Payback in years = price with all costs / net annual rental income. Count net income after taxes, vacancy and maintenance. A unit with a sitting tenant costs more but earns from the first month.
Other investor strategies: real estate investment in Odesa.
Renting instead of buying
If you are not ready to buy yet, commercial units can be rented. Contact us and a FAKTOR specialist can select options for your business.
What you pay on top of the price
A state duty of one per cent and a Pension Fund contribution of one per cent, plus the notary, register extracts and a valuation. Together around three per cent of the price, the same as with housing.
Then the differences start. If the seller is a company on the general tax system, value added tax may sit inside the price, and whether it is included has to be agreed before the deposit. Property tax on commercial premises is payable every year and the rate is set by the city council: work it out for your floor area in advance.
If the premises are bought for a specific business and need converting, that is a separate budget: ventilation for a cafe, electrical capacity for a workshop, a separate entrance for a shop.
Three mistakes that cost real money
The first is looking at the price per metre instead of the income. Commercial premises are bought for a particular cash flow, and a cheap metre in a place with no people gives you nothing.
The second is not checking the designated use and the technical capacity. Premises for a cafe without ventilation and power are not a cafe but a refit costing a noticeable share of the price.
The third is buying with a sitting tenant and not reading their contract. Along with the premises you inherit the term, the rate and the exit terms that somebody signed in your place. The contract is read before the deal, not after, and legal support pays for itself faster here than in housing.
How FAKTOR helps
We find a unit for your business or for rental income, check the documents and existing leases, calculate payback and support the deal. We work with foreign investors in English.
FAQ
Which is better to buy: an office or a ground-floor unit?
A ground-floor unit with a separate entrance on a busy street is usually more liquid and rents faster. An office suits your own business or long-term leases to companies.
What should I check before buying a commercial unit?
Ownership, non-residential status, a legal separate entrance, the land under the building, existing leases and electrical capacity.
How do I calculate payback?
Divide the price with all costs by the net annual rental income.
What costs come on top of the price of commercial premises?
Around three per cent for completing the deal: a one per cent duty, a one per cent Pension Fund contribution, the notary, extracts and a valuation. Value added tax may apply separately if the seller is a company, plus annual property tax.
What should be checked if the premises already have a tenant?
Their contract: the term, the rate, how increases work, the exit terms and notice, and who pays utilities and service charges. All of it passes to you with the premises.
We will shortlist options for your budget and guide the deal from the first viewing to signing.
