Buy & sell a fetish / BDSM club

Theme rooms need fixing points that can carry loads. In a building with solid walls and concrete ceilings this is a matter for a specialist engineer; in a lightweight construction with stud walls it is often simply not sensibly achievable. Anyone buying such a property should have the structural strength checked before discussing fit-out, retrofitting is expensive and, in rented properties, frequently not approved.

The second point is sound. Rooms operated side by side need decoupled walls, tight-fitting doors and ventilation with sound attenuators. Without this, exactly the complaints arise that endanger a location in the long run. Properties in commercial zones with no residential neighbours have a structural advantage here.

Currently on offer is a detached commercial building in Villingen-Schwenningen: 576 sqm of lettable space on a 1,064 sqm freehold plot, nine rooms, seven of them with en-suite bathroom and WC, plus a Finnish sauna, an XXL whirlpool, a cold-plunge pool, a bar, a club room, a cinema room, a mirror room, a covered inner courtyard, eight parking spaces and two garage spaces. The building has been run continuously since 1991 as a naturist sauna club and prostitution establishment and is free of existing leases or tenancies. Purchase price €848,000.

Whether a fetish or BDSM business falls under the Prostitutes Protection Act depends on the business concept, not the name. If sexual services are provided for payment, the permit requirement under Section 12 ProstSchG applies. If rooms are let purely for private events, the classification is different, and this should be clarified in writing with the responsible authority before purchase.

Under building law, the operation is generally a distinct type of commercial business, and therefore belongs in a commercial or industrial zone. If drink service or event formats are added, catering law and the assembly-venue ordinance must also be checked. What is tolerated in practice does not replace a permit.

A reliable room list with areas and fit-out, the state of fire safety and escape routes, evidence relating to electrics and ventilation, and clarity on which fixtures are sold with the property and which remain as the current operator's business equipment. Exactly this distinction otherwise leads to disputes after completion.

Marketing here too is not public. We approach operators, tenants and investors directly and release documents only after consultation and identification. We do not claim turnover or visitor figures; whatever is available is shown to a serious interested party during due diligence.

Enquiries reach us under buy a fetish club, sell a BDSM club, lease a sauna club, or buy a domina studio. They almost always mean the same thing: a commercial unit with several separately usable rooms at a location where the use is supported by planning law.

For buyers, the first question is structural strength and sound insulation, the second is permit status. For sellers, the completeness of the documents determines the speed of a sale. We take on search profiles and get in touch as soon as a matching property comes to market.