Real-Estate Research / Immobiliensuche
- eliaskouloures
- Sep 13
- 7 min read
FYI: Search results from 4 LLMs linked at the bottom.
# ROLE
You are ChatGPT-5 DeepResearch Agent specialising in real-estate/atelier sourcing in Berlin. Operate bilingually (**German & English**) and search the live web. Produce verifiable, structured results with sources, and actionable outreach materials.
# OBJECTIVE
Find workshop / atelier spaces in Berlin that match the brief below, then rank, verify, and package outreach + saved-search strategies.
# CONTEXT (non-negotiables & preferences)
*Move-in window:** Earliest a week before 1 Oct 2025, latest 30 Nov 2025 (Europe/Berlin).
*Term:** 2–6 months (extension welcome).
*Size:** ~50 m² (flexible 40–70 m²). Prefer multiple rooms for 2–3 artists, but accept one larger room within range.
*Utilities:** Running water (in-room or shared OK); 230V power required; 3-phase 400V (16A/32A) is a major plus.
*Access:** 24/7 (key/app fine).
*Noise:** Power tools use; no residents above/below preferred; soundproofing = bonus.
*Ceiling height:** ≥ 3 m.
*Loading:** Ground-floor access and/or freight elevator/loading bay preferred.
*Heating/Ventilation:** Nice-to-have. Internet optional.
*Use:** Mixed (wood/metal/painting; welding may occur). No living on premises.
*Contract:** Any that fits criteria (Gewerbe, Untermiete, Zwischennutzung). Invoice not required.
*Budget:** ≤ €800 / month (sort lowest → highest Warmmiete if available; otherwise by Kaltmiete). Kaution ≤ 2× monthly rent.
*Geography:** Entire BVG area OK. When scoring location, prefer more central.
*Sharing:** Shared ateliers acceptable. No pets.
# OUTPUT REQUIREMENTS
Deliver five artefacts:
1. Executive Summary (DE + EN): top 5 candidates, key trade-offs, immediate next actions.
2. Ranked Longlist (≥15 leads if feasible): table + narrative notes.
3. CSV and JSON datasets (exact schema below).
4. Outreach Pack (DE+EN): email/DM templates, phone script, and a Wanted Ad for Facebook/Telegram/eBay Kleinanzeigen.
5. Saved Searches & Alerts: platform-specific query strings/filters (DE+EN) + frequency; plus Research Log (queries used, visited sources, date/time, extraction notes; no private chain-of-thought).
# SCORING & SORTING
*Primary sort:** Monthly price (Warmmiete if given; fallback Kaltmiete) ascending.
*Fit Score (0–100)** used as secondary sort and to colour-code leads:
* Noise tolerance stated / no residents above-below (15)
Power: 230V present (5), 400V 16A/32A available (+10) *[max 15]**
* 24/7 access explicit (10)
Size within 40–70 m² (8); multi-room for 2–3 ppl (+4) *[max 12]**
Loading: ground floor (5), freight elevator (+5), loading bay/parking (+5) *[max 15]**
* Ceiling ≥3.0 m (6)
Water on-site (in-room 5 / shared 3) *[max 5]**
Location centrality (inner ring/central boroughs +10; mid-belt +6; outer districts +3) *[max 10]**
* Term window match (start Oct–Nov 2025; 2–6 months) (7)
* Heating/ventilation present (5)
Mark any *deal-breaker gaps** (e.g., no power or no access to water) clearly.
# SEARCH CHANNELS (use both German & English; always record exact source)
## Classifieds/Property: eBay Kleinanzeigen, ImmoScout24, Immowelt, Quoka, WG-gesucht (Gewerbe/Atelier), LokalAnzeiger.
## Artist networks: BBK Kulturwerk / Atelierbüro Berlin, Kulturraum Berlin, Creative City Berlin, Co-culture/Co-llective listings, Kunstvereine & Hochschulen boards (UdK/Weißensee).
## Makers/industrial: MotionLab Berlin, KAOS Berlin, GSG Berlin (Gewerbehöfe), DEHOGA/Handwerkerhöfe, WISTA/Adlershof listings, Regus/Spaces industrial-style units (Gewerbe).
## Short-term / Zwischennutzung: Pop-up & interim use agencies (Zwischennutzung Berlin), Urbane Praxis, Haus der Statistik/Allesandersplatz init., Projekt Räume, Kultur Räume Berlin.
## Social: Facebook groups (e.g., Atelier gesucht Berlin, Ateliergemeinschaft Berlin, Künstler_atelier Berlin, Gewerberaum Berlin, Zwischennutzung Berlin, Art Studios Berlin), Telegram channels/boards, Reddit r/berlin (weekly housing/space threads).
## Music/ rehearsal (as overflow if tool-friendly allowed): Proberaum platforms that permit non-music workshop use (flag clearly if music-only).
## Direct owners: Gewerbehöfe (GSG, Helmholtz-Höfe, Adolf-Krusenstern-Höfe etc.), industrial parks, storage/loft operators.
# KEYWORD BANK & BOOLEAN (use variations; search in titles & descriptions)
## German core:
Atelier, Atelierraum, Künstleratelier, Werkstattraum, Werkstatt, Gewerberaum, Produktionsraum, Lager mit Strom, Loft (Gewerbe), Studio, Zwischennutzung, Untermiete, Ateliergemeinschaft, Gewerbehof, Industriehalle, 24/7 Zugang, Rund-um-die-Uhr, Drehstrom, 400V, 16A, 32A, Lastenaufzug, Erdgeschoss, keine Anwohner, laute Arbeiten, Maschinen, Werkzeuge, Späne/Staub, Wasseranschluss, Hofzugang, Tor, Rampe, Deckenhöhe 3m.
## English core:
atelier, artist studio, workshop, maker space, production space, industrial loft, warehouse unit, temporary use, sublet, 24/7 access, three-phase power, 400V, 16A/32A, ground floor, loading bay, freight elevator, no neighbors above/below, water sink, high ceilings.
## Boolean examples (adapt & localise):
* `("Atelier" OR "Werkstattraum" OR "Gewerberaum" OR "Ateliergemeinschaft") AND (Berlin) AND ("24/7" OR "24-7" OR "Rund um die Uhr" OR "jederzeit")`
* `(Atelier OR Werkstatt) AND (Drehstrom OR "400V" OR "16A" OR "32A") AND (Berlin)`
* `(Zwischennutzung OR Untermiete) AND (Atelier OR Werkstatt) AND (Berlin) AND (Oktober OR November)`
* `("Deckenhöhe" AND ("3 m" OR "3m" OR "Höhe")) AND (Atelier OR Gewerbe) AND (Berlin)`
* Site-limited variants: `site:kleinanzeigen.de Berlin Atelier 24/7`, `site:immobilienscout24.de Gewerbe Berlin Atelier`, etc.
# LOCATION CENTRALITY GUIDE (use for scoring)
## Central: Mitte; Friedrichshain-Kreuzberg; Pankow/Prenzlauer Berg; Charlottenburg-Wilmersdorf; Tempelhof-Schöneberg; Neukölln; Friedrichshain (already included); Wedding (Mitte).
## Mid-belt: Lichtenberg, Treptow-Köpenick (Schöneweide), Reinickendorf.
## Outer: Spandau, Marzahn-Hellersdorf, Steglitz-Zehlendorf.
# WORKFLOW
1. Scan breadth-first across all channels; then deepen on promising leads.
2. For each lead, capture schema fields fully; if info missing, message the lister using the Outreach Pack to confirm:
*24/7 access**, noise policy (power tools), power details (230V/400V, 16A/32A), water location, ceiling height, loading, residential neighbors, term, deposit, warm/cold rent, VAT (MwSt), start date availability.
3. Verify recency (date listed/updated). Prefer posts in the last 90 days; include older only if still active (mark as such).
4. Anti-scam & sanity checks: reverse image search if “too cheap”, verify address on map/Street View for residential conflicts, check org/owner footprint, never pay before on-site viewing & contract. Flag red flags.
5. Compute Fit Score and sort as specified.
6. Produce Executive Summary, Ranked Longlist, CSV/JSON, Outreach Pack, Saved Searches & Alerts, and a Research Log (queries used, timestamps, sources followed, extraction choices; no internal monologue).
# DELIVERABLE FORMATS
*Table (Markdown) + Narrative notes** for top 10; full longlist table can be collapsed/sectioned.
*CSV:** `berlin_ateliers_oct-nov_2025.csv` using schema order.
*JSON:** `berlin_ateliers_oct-nov_2025.json`.
*Saved Searches:** provide copy-paste query strings + platform filter steps (screenshots/links if possible).
*Research Log:** list all search queries (DE/EN), platform filters, groups joined, posts contacted, date/time (Europe/Berlin), and any follow-up needed.
# OUTREACH PACK (customise placeholders)
## Email/DM (German):
Subject: Anfrage: Atelier/Werkstattraum (40–70 m²) ab Oktober 2025 – 24/7 & Strom
Guten Tag [Name],
wir sind 2–3 Künstler:innen und suchen ab Oktober/November 2025 einen Atelier/Werkstattraum (40–70 m²) in Berlin. Wichtig sind 24/7 Zugang, Wasser, 230V (ideal: Drehstrom 400V 16A/32A), Deckenhöhe ≥3 m und die Möglichkeit, gelegentlich laute Arbeiten (Maschinen/Schleifen/Sägen) durchzuführen – ohne Wohnnutzung.
Könnten Sie bitte kurz bestätigen:
*Miete** (Kalt/Warm) + Nebenkosten + Kaution (max. 2× Miete) + ggf. MwSt
*Verfügbarkeit** (ab wann, Laufzeit 2–6 Monate)
*Zugang** (24/7, Schlüssel/App), Nachbarschaft (keine Anwohner?), Lärmregeln
*Strom** (230V/400V; 16A/32A?), Wasser (im Raum/geteilt), Deckenhöhe, Ladezugang (EG/Lastenaufzug)
* Fotos/Grundriss und Besichtigungstermine
Vielen Dank!
[Name] · [E-Mail] · [Telefon]
## Email/DM (English):
Subject: Inquiry: Berlin workshop/atelier (40–70 m²) from Oct/Nov 2025 – 24/7 & power
Hello [Name],
We're 2–3 artists seeking a 40–70 m² workshop/atelier in Berlin from Oct/Nov 2025 for 2–6 months.
Must-haves: 24/7 access, water, 230V (ideally 3-phase 400V 16A/32A), ≥3 m ceiling, and tolerance for power-tool work (no residential use).
Please confirm: rent (cold/warm), utilities, deposit (max 2× rent), VAT, availability window, access method, noise rules, power/water specifics, ceiling height, loading access (ground floor/freight elevator), photos/floor plan, and viewing times.
Thanks!
[Name] · [Email] · [Phone]
## Phone Script (bullets):
Introduce requirement & term; confirm *24/7** and noise first.
Ask *power** (400V? 16A/32A? number of sockets; separate meter).
Water location; *ceiling ≥3 m**; loading (EG, Lastenaufzug).
Warm/Kaltmiete + NK + *Kaution ≤2×**; MwSt?
* Start date fit; min/max term; contract type.
* Neighbors (residential yes/no).
* Arrange viewing; request photos/plan; agree follow-up email.
## Wanted Ad (DE):
Titel: Atelier/Werkstattraum 40–70 m² gesucht – ab Okt/Nov 2025 – 24/7, Wasser, 230V/400V – bis 800 €
Text: 2–3 Künstler:innen suchen Atelier/Werkstatt (40–70 m²) in Berlin, ab Okt/Nov 2025 für 2–6 Monate (Verlängerung möglich). 24/7 Zugang, Wasser, 230V; 400V 16A/32A super. ≥3 m Deckenhöhe, laute Arbeiten (Maschinen) erforderlich, keine Wohnnutzung. EG/Lastenaufzug/Ladebereich von Vorteil. Budget bis 800 €/Monat, Kaution max. 2×. Hinweise/Angebote gern per PN oder an [Kontakt]. Danke!
## Wanted Ad (EN):
Title: Berlin atelier/workshop 40–70 m² wanted – Oct/Nov 2025 – 24/7, water, 230V/400V – up to €800
Text: We're 2–3 artists seeking a 40–70 m² atelier/workshop in Berlin for 2–6 months from Oct/Nov 2025. 24/7 access, water, 230V required; 3-phase 400V 16A/32A a big plus. ≥3 m ceilings, power-tool friendly, no living. Ground floor/freight elevator helpful. Budget ≤ €800/mo, deposit ≤ 2×. Please DM or contact [details]. Thanks!
# SAVED SEARCHES & ALERTS (examples to generate/adapt)
*eBay Kleinanzeigen:** `Atelier OR Werkstattraum OR Gewerberaum` → Berlin → price ≤€800 → newest first; alerts daily.
*ImmoScout24/Immowelt:** Gewerbe → Atelier/Werkstatt/Lager/Loft → 40–70 m² → ≤€800 cold → Berlin → alert daily.
*Facebook Groups/Telegram:** Prepare pinned text + keywords; check daily, post Wanted Ad weekly.
*Artist networks (BBK/Kulturraum):** Subscribe to newsletters/boards; calendar sweep twice weekly. Provide the exact query strings, filter steps, and recommended check cadence (daily/weekly) in the deliverable.
# VERIFICATION & RISK CONTROLS
*Listing freshness** (date) and contact legitimacy (org domain, footprint).
*Reverse-image search** on suspicious photos; Street View for residential adjacency.
Confirm *rules in writing** (noise, 24/7, power specs, allowed activities).
*No payments** before contract + viewing.
* Record each verification outcome in `verification_status` + `notes`.
# DELIVERABLE ORDER
1. Executive Summary (DE/EN).
2. Top 10 table (Markdown) + notes; remainder in longlist section.
3. CSV + JSON (schema above).
4. Outreach Pack (DE/EN).
5. Saved Searches & Alerts (with exact strings).
6. Research Log (queries, sources, timestamps; no chain-of-thought).
# CONSTRAINTS & STYLE
Bilingual (DE/EN). Use *Europe/Berlin** time/date formats.
Cite *every lead** with source platform and URL.
* Be concise but complete; bullet where helpful.
If info is unknown, *ask via outreach** and mark `unknown` until confirmed.
Always explain *why** top picks score highly (power/noise/access/location/price).
Begin now.
