Real estate prices in Berlin are the lowest among all major cities in Europe and Germany. Indeed, buying an apartment in Berlin costs generally 5 times less than in London and 3 times less than in Paris. Comapred to local housing market, the square meter price in Berlin is 2-3 times less expensive than in major german cities like Hamburg, Munich and Frankfurt (for an equivalent location and home quality). With the booming of the real estate market in the city, the catch-up of property prices in Berlin compared to other European capitals continues with double-digit price growth (9,6% in 2016, 12,7% in 2017 and 12% in 2018) sustained by tremendous residential housing demand.
In recent years, the German capital has experienced a growing popularity among foreign investors, both private and institutional. As a result, the volume of real estate investments has increased threshhold to reach a rate of 10 billion euros per year (against 3 billion in 2014). Moreover, the German capital is currently ranked first among all major cities and capitals in terms of quality of real estate investment, particularly in terms of profitability and the prospects of capital appreciation and profit on resale. In the same ranking, there is Lisbon in the 7th place, Copenhagen in the 6th, Barcelona in the 16th places followed by Paris in the 17th place while London ranks only 27th out of 30 ranked cities, particularly in view of the economic and monetary risks related to the process of Brexit.
For historical reasons, the city has a particularly low property home ownership rate with less than 20% of owners (compared to 55% national average in Germany) which leaves a very significant margin of the long term development of the local property market. The high occupancy rate (about 98%) and the strong population growth (more than 50,000 people a year), support the demand for housing and are important factors of rapid growth of real estate prices in Berlin.
The most popular and expensive areas of the German capital are the most international districts of Prenzlauer Berg, Mitte and Kreuzberg, which are experiencing a very high scarcity in the supply of properties for sale. Friedrichshain district has prices that are generally 10-15% lower depending on the location. Neighborhoods such as Charlottenburg, Wilmersdorf and Schöneberg, which are more residential, have real estate prices around 10% lower than "international" neighborhoods. In the districts of Wedding, Moabit, and Steglitz, real estate prices start around 4200 € / m2 for vacant houses. It should be noted that the district of Neukölln is currently the most dynamic of the whole city and has a very promising potential for investment with prices of approximately 25% cheaper than Prenzlauer Berg for example.
These figures are of course general and vary significantly depending on the micro-location of the property in the neighborhood. In this sense, a property located in the best locations of Prenzaleur Berg can far exceed an average location in Mitte. Similarly, a property in the highly sought after Schillerkiez in Neukölln will be more expensive and sold faster than a property around Charlottenburg Castle.
This trend of catching up of real estate prices in Berlin with other European capitals and the prospects of real estate gain are among the main drivers to invest in real estate in the city.
The table below clearly illustrates this dynamic of the local real estate market with double-digit price increase.
|Districts and areas||Berlin property prices development in 2018|
|Charlottenburg - Wilmersdorf||+18,5%|
|Friedrichshain - Kreuzberg||+7,2%|
|Tempelhof - Schöneberg||+9,5%|
|Treptow - Köpenick||+10,4%|
Source: CBRE 2019
The median residential Berlin property price is around 4150€ per m2 (433 USD per square foot) by early 2019.
This figure is an overall average that combines the price of vacant properties (Eigentumswohnungen) and long-term tenanted properties (called Kapitalanalage), generally sold at discount that can reach 35% on certain investment properties. This difference is due to a very strong demand and a very limited offer for vacant homes (either for rent or sale) in Berlin property market. Please, note that the occupancy rate is at record of more than 98% currently.
In early 2019, the property prices in Berlin central districts are the following:
The price of vacant apartments in Berlin Mitte starts at 5800€/m2 for period buildings. For historical reasons and the construction of Berlin wall, there are very few offers of properties for sale in period buildings in Mitte. However, home buyers have more choice in the new build promising projects in terms of capital gain with prices starting at 6300€/m2. It should be noted that Mitte has a special status with a concentration of international demand on this most central district of Berlin. Investment properties prices for already tenanted homes start around 4800€/m2.
Currently the most sought-after district of East Berlin, the real estate prices per m2 in Berlin Prenzlauer Berg start from 5500 € / m2. The most demanded zones are around Helmholtzplatz, Kollwitzplatz and Kastanienallee and the prices there start rather from 5800 € / m2 (a one bedroom apartment is still affordable from ca. 270.000€). There are some new build projects under construction with prices starting at 6000 € / m2. For a rented apartment with a reduced yield, prices start around 4200 euros per m2.
Apartment prices in Berlin Friedrichshain start around 5000 € / m2 in period buildings. For buyers looking for a taste of history, it is possible to buy an apartment on the Karl-Marx Allee in classified stalin speriod style buildings (reputed for their robustess and functional plans) for a slightly higher price level. There are some new build projects from 6000 € / m2 but those can reach 7000 € / m2 on the docks near the Mercedes-Benz Arena. The average price for the purchase of a tenanted apartment (investment properties) in the district of Friedrichshain start around 3800 euros per m2.
The property prices in Neukölln in period buildings start around 4500 € / m2. The neighborhood is undergoing a deep transformation and a strong demand, particularly from home buyers from Nordic countries, Brits and also French nationals. The most requested areas are located in the Schilletkiez, near the docks and around the Richardplatz. For a property investment (rented-out apartment with a reduced yield), the price per sqm is around 3500 euros.
The property prices in Kreuzberg in period buildings start around 5200 € / m2 and are increasing strongly because of the scarcity of property and the classification of some areas especially around the Markthalle 9, the Begmannkiez and Wranglerkiez where prices are rather around 6000 € / m2 for a vacant apartment (ca. 300000€ for one bedroom vacant flat) For an investment (rented apartment) in Kreuzberg, the purchase price starts around 3800 euros per m2.
This central neighborhood between East and West also has a scarcity of properties for sale and prices start around 4500 € / m2. The best areas are around Akazienstr. and Winterfeldplatz. There are some new projects near the Diplomatic Quarter with prices starting from 6000 € / m2. For a rental investment (already rented apartment) the purchase price starts around 3500 euros per m2.
House prices in Berlin Charlottenburg, a very coveted neighborhood, start from € 4500 / m2 in sixties buildings in the north of Charlottenburg. Price for period building starts at 5000 € / m2. The most sought-after areas are around Savignyplatz, Kurfürstendamm and Oliverplatz where a one bedroom apartment is still affordable at ca. 6000 eruos per sqm. For a property investment, the prices of the apartments start at around 3500 € / m2.
House prices in Berlin Wilmersdorf differ significantly according to the location. Grünewald and the area around Roseneck are relatively expensive with prices starting around 5000 € per sqm. In other locations, such as the Fehrbelliner Platz, prices start around 4500 € per sqm. The prices of rented apartments start at around 3800 € per sqm.
A quite and family sought-after neighborhood, house prices in Berlin Steglitz start at around 4200 euros per sqm for vacant flats and have a good potential given the development of the neighborhood around Schloßstrasse.Investment properties prices (already tenanted) start around 3300€/m2.
The real estate prices for vacant apartments in Wedding start around 4200 per m2 for period building and the neighborhood offers a good rental investment in Berlin because of its proximity to Mitte and its huge development potential. For a property investment, prices start at around 3500 euros per m2.
Property prices in Moabit start around 4200 euros per sqm for vacant apartments. The most demanded areas are around Kaiserin-Augusta Ufer, Stephankiez and Huttenkiez. The district offers a good investment option in Berlin because of its proximity to Mitte and Charlottenburg. The rented apartments are sold at prices starting around 3500 € / m2 and vary according to the monthly rent and the tenant profile.
Apartment prices of tenanted properties in Berlin could represent a discount of up to 35% compared to the price for similar vacant properties on the market. This is due in particular to the shortage of vacant homes and the high demand on residential housing.
For investors looking for a buy-to-let property with a significantcapital growth, it would be a good idea to buy a property that is already tenanted.
Example: one bedroom apartment in a central sozght-after area like Prenzlauer Berg or Kreuzberg would worth ca. 300.000€ if the flat is sold vacant and only 200.000€ if the flat is tenanted.
Our real estate agents are at your disposal for more information about the Berlin property market, the purchase and rental process in Germany and to search for discounted properties for sale.
Our real estate agents will also support you with a comprehensive property consutancy covering all realted topics like financing possibilities, mortgage rates, rental levels, rental income and tax advantages of a property investment in Germany.
*The property prices graph shows the general level of housing prices in Berlin central districts. Please, note that within a single area, prices can vary significantly based on criteria such as the status (vacant or tenanted), the yield, the year of construction and the micro location for which Berliner home buyers give a high importance.
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