Property prices in Berlin, September 2026

In our estimate, a standard apartment in Berlin costs 5.320 € per m² and a house 4.100 € per m² (September 2026). Prices vary a lot by district, from about 3.810 € per m² in Falkenhagener Feld to 6.840 € per m² in Mitte.

For comparison, here’s the official sale data from Berlin’s expert committee (Gutachterausschuss), based on notarised contracts:

• Apartments sold in 2025: average 5.511 € per m², +5% on the year
• New-build apartments: 8.108 € per m²
• Houses: about 3.830 € per m²
• 18.303 apartments changed hands in 2025, 10% more than in 2024

Keep in mind that asking prices on listing portals are usually several percent higher than what buyers end up paying.

You’ll find prices for every district and sub-district in our Berlin property price guide, or look up a postal code above.

Slightly, yes. Our estimate is 4,1% below a year ago.

How Berlin prices have moved:

• 2023: about −4%
• 2024: about +1%
• 2025: about ±0%
• Last 12 months: −4,1%

Official data: condo prices in the first quarter of 2026 were nearly unchanged, with 6% fewer sales. In our estimate, new builds moved −2,5% over the last 12 months.

Read our Berlin property price guide and tips to negotiate the purchase price.

Nobody can say for sure, and past price trends don’t predict future ones. That said, Berlin’s fundamentals point to stable or rising prices in the long run:

• Very few empty homes: market-active vacancy is about 0,3%
• Too little construction: Berlin builds far fewer homes than it needs
• Rising rents, which make buying more attractive by comparison
• A growing population and strong demand from young professionals

The main risk is mortgage rates. If they keep rising, buyers can borrow less and prices come under pressure.

Read our price forecast for 2026–2027 and Should I still buy a home?, or compare buying now with waiting using the buy now or keep saving calculator. And check today’s mortgage rates in Berlin.

In our estimate, Mitte is the most expensive district for apartments at about 6.840 € per m², and Falkenhagener Feld is the most affordable at about 3.810 € per m².

Our ranking, 60 m² apartments, September 2026:

1. Mitte: 6.840 € per m²
2. Tiergarten: 6.410 € per m²
3. Halensee: 6.400 € per m²
4. Wilmersdorf: 6.390 € per m²
5. Kreuzberg: 6.370 € per m²
6. Prenzlauer Berg: 6.260 € per m²
7. Charlottenburg: 6.250 € per m²
8. Hansaviertel: 6.240 € per m²
9. Friedrichshain: 6.230 € per m²
10. Schöneberg: 6.210 € per m²
11. Lichtenberg: 6.130 € per m²
12. Moabit: 6.130 € per m²
13. Dahlem: 6.120 € per m²
14. Grunewald: 6.120 € per m²
15. Fennpfuhl: 6.100 € per m²
16. Friedrichsfelde: 6.070 € per m²
17. Lankwitz: 5.960 € per m²
18. Schmargendorf: 5.800 € per m²
19. Schlachtensee: 5.710 € per m²
20. Westend: 5.650 € per m²
21. Steglitz: 5.550 € per m²
22. Friedenau: 5.540 € per m²
23. Mariendorf: 5.470 € per m²
24. Marienfelde: 5.470 € per m²
25. Lichterfelde: 5.460 € per m²
26. Nikolassee: 5.450 € per m²
27. Zehlendorf: 5.450 € per m²
28. Pankow: 5.440 € per m²
29. Britz: 5.430 € per m²
30. Buckow: 5.430 € per m²
31. Alt-Treptow: 5.390 € per m²
32. Gropiusstadt: 5.380 € per m²
33. Plänterwald: 5.330 € per m²
34. Tempelhof: 5.300 € per m²
35. Rummelsburg: 5.250 € per m²
36. Weißensee: 5.250 € per m²
37. Wedding: 5.200 € per m²
38. Neukölln: 5.190 € per m²
39. Gesundbrunnen: 5.150 € per m²
40. Alt-Hohenschönhausen: 5.100 € per m²
41. Charlottenburg-Nord: 5.100 € per m²
42. Reinickendorf: 5.100 € per m²
43. Niederschönhausen: 5.020 € per m²
44. Malchow: 4.980 € per m²
45. Stadtrandsiedlung Malchow: 4.980 € per m²
46. Märkisches Viertel: 4.970 € per m²
47. Wittenau: 4.950 € per m²
48. Frohnau: 4.880 € per m²
49. Lübars: 4.850 € per m²
50. Waidmannslust: 4.830 € per m²
51. Baumschulenweg: 4.820 € per m²
52. Johannisthal: 4.820 € per m²
53. Wannsee: 4.780 € per m²
54. Rosenthal: 4.730 € per m²
55. Wilhelmsruh: 4.730 € per m²
56. Borsigwalde: 4.720 € per m²
57. Biesdorf: 4.610 € per m²
58. Friedrichshagen: 4.600 € per m²
59. Gatow: 4.540 € per m²
60. Kladow: 4.540 € per m²
61. Konradshöhe: 4.540 € per m²
62. Blankenburg: 4.510 € per m²
63. Hermsdorf: 4.490 € per m²
64. Heinersdorf: 4.480 € per m²
65. Mahlsdorf: 4.480 € per m²
66. Köpenick: 4.470 € per m²
67. Buch: 4.460 € per m²
68. Französisch Buchholz: 4.460 € per m²
69. Heiligensee: 4.430 € per m²
70. Tegel: 4.430 € per m²
71. Neu-Hohenschönhausen: 4.400 € per m²
72. Wartenberg: 4.400 € per m²
73. Blankenfelde: 4.390 € per m²
74. Niederschöneweide: 4.380 € per m²
75. Karlshorst: 4.340 € per m²
76. Spandau: 4.340 € per m²
77. Wilhelmstadt: 4.340 € per m²
78. Kaulsdorf: 4.310 € per m²
79. Oberschöneweide: 4.290 € per m²
80. Lichtenrade: 4.280 € per m²
81. Karow: 4.250 € per m²
82. Adlershof: 4.230 € per m²
83. Marzahn: 4.180 € per m²
84. Staaken: 4.180 € per m²
85. Rudow: 4.170 € per m²
86. Haselhorst: 4.150 € per m²
87. Rahnsdorf: 4.130 € per m²
88. Siemensstadt: 4.120 € per m²
89. Hellersdorf: 4.080 € per m²
90. Altglienicke: 4.030 € per m²
91. Grünau: 3.920 € per m²
92. Schmöckwitz: 3.920 € per m²
93. Hakenfelde: 3.820 € per m²
94. Bohnsdorf: 3.810 € per m²
95. Müggelheim: 3.770 € per m²
96. Falkenhagener Feld: 3.740 € per m²
97. Falkenberg: 3.610 € per m²

Prices also vary a lot within districts, often by more than 1.000 € per m² between postal codes. The fastest risers over the last year were Lankwitz (+5,5%) and Marzahn (+4,4%), while Heiligensee fell 7,7%.

Compare postal codes in the table above, or read our Berlin district guide.

Quite a lot. In our estimate, a new-build apartment (built 2020 or later) costs about 6.500 € per m², an Altbau apartment (built before 1949) about 5.040 € per m². Official 2025 sale prices show the same gap: 8.108 € per m² for new builds compared with 5.511 € for all apartments.

Why new builds cost more:

• High construction and land costs
• Better energy standards, which mean lower heating bills and access to KfW subsidies
• No renovation backlog for years to come

What narrows the gap:

• New builds from a developer usually come without broker commission, so buying costs are about 8% instead of 11,57%
• Older buildings may need a new roof, heating or windows, and all owners share those costs

Read what to watch out for when buying a new build.

About 322.000 € at our average of 5.320 € per m², before buying costs. With a broker, add 11,57% in buying costs (about 37.300 €), so you’d need around 359.000 € in total.

Typical prices by size, all years built:

• 40 m²: about 211.000 €
• 60 m²: about 322.000 €
• 100 m²: about 542.000 €

Small apartments cost more per m² than large ones. Kitchen and bathroom costs are spread over fewer square metres, and demand from singles and investors is high. Location matters even more: the same 60 m² costs about 410.000 € in Mitte and 217.000 € in Falkenberg.

Work out the full cost with the purchasing cost calculator, and your monthly payment with the mortgage calculator.

With a broker, buying costs in Berlin add up to 11,57% of the price:

• Property transfer tax: 6%
• Notary and land registry: about 2%
• Broker commission: up to 3,57% including VAT (the buyer pays at most half)

Without a broker, for example when you buy a new build from a developer or directly from the owner, it’s about 8%.

Examples:

• 300.000 € apartment: 34.710 € with a broker, 24.000 € without
• 400.000 € apartment: 46.280 € with a broker, 32.000 € without
• 500.000 € apartment: 57.850 € with a broker, 40.000 € without

Banks expect you to cover these costs from your own savings. Calculate yours with the purchasing cost calculator, and read the commission law explained. Find all our calculators in the calculator overview.

At least the buying costs: about 8%–11,57% of the price. For a 500.000 € apartment, that’s 40.000 € without a broker and 57.850 € with one.

Bringing more equity lowers your interest rate, because banks price loans in loan-to-value steps:

• Buying costs only (100%): the bank finances the full price, at a higher rate
• Plus 10% (90%): a noticeably better rate
• Plus 20% (80%): better still

Many Berlin buyers bring buying costs plus 5–10% and keep the rest of their savings as a reserve. Family gifts, building savings and securities also count as equity.

Use the equity calculator to find your number. See how much more equity lowers your monthly payment with the mortgage calculator.

For a typical 60 m² apartment at about 322.000 €, here’s a worked example:

• Your savings cover the buying costs (37.300 €) and 10% of the price (32.200 €)
• You borrow about 290.000 €
• At a 4,46% rate with 2% repayment, the monthly payment is about 1.560 €
• Banks usually accept this from a household net income of around 3.900–4.450 €

With more equity, the payment drops: at 20% equity you borrow about 258.000 € and pay about 1.390 € a month. A couple sharing the payment can often afford more than one person alone.

Get your exact budget with the affordability calculator, check today’s mortgage rates in Berlin, and see the full repayment plan with the repayment calculator. More tools are in our calculator overview.

It depends on how long you plan to stay and how prices compare with rents where you want to live. In Berlin, buying usually beats renting after 3,5–5 years.

Our Berlin example: a 340.000 € apartment that would rent for about 1.200 € a month (a price-to-rent ratio of about 23,6), financed at 90% loan to value, with 0,75% a year for maintenance and 3% annual price growth. Buying beats renting after:

• 3,4 years without a broker
• 4,7 years with a broker

Rents in Berlin keep rising, while a fixed-rate mortgage locks in your monthly payment for 10 years or more. Renting, on the other hand, keeps you flexible and leaves your savings free to invest.

Run your own numbers with the rent or buy calculator, and read Rent or buy in 2026. Your monthly payment depends on today’s mortgage rates in Berlin.

Berlin has more than 70 social protection areas (Milieuschutzgebiete), mostly in the inner city, to protect existing residents from being pushed out by rising rents. If you buy there:

• Buying an existing condo isn’t affected. You can buy and move in as usual
• Upgrades need a permit, for example a second bathroom, a balcony extension or merging apartments
• Converting rental buildings into condos needs a permit and is largely banned until at least the end of 2030
• The district’s right of first refusal (Vorkaufsrecht) has rarely been used since a federal court ruling in November 2021

A reform of the building code planned for 2027 could strengthen the right of first refusal again. If you’re planning to renovate, check the rules with the district office before you buy.

The Senate’s Geoportal map shows which streets are in a protection area. For everything else to check before you buy, follow our 14 steps to buying a property, and read about the consequences of the Berlin rent cap ruling.

Yes, but not right away. You have to give the tenant notice for own use (Eigenbedarf), and:

• The notice period is 3–9 months, depending on how long the tenant has lived there
• If the building was converted into condos while the tenant lived there, Berlin tenants are protected from own-use notice for up to 10 years
• Tenants can object on hardship grounds, which can delay things further

That’s why tenanted apartments (vermietet) sell up to 30% cheaper than vacant ones (bezugsfrei). They can be a good investment, but if you want to live there soon, stick to vacant apartments. Some buyers agree a payment with the tenant in return for moving out, which can reach about 5% of the price.

Read Should I buy a tenanted property for own use?.

Yes. There are no restrictions on who can own property in Berlin or anywhere in Germany, and many of Berlin’s buyers are international.

Financing depends on your situation:

• EU citizens and permanent residents usually get the same conditions as Germans
• Blue Card holders can get good offers, often after their probation period
• Other residence permits are possible with selected lenders, sometimes with more equity

The purchase contract is in German, so if you’re not fluent, the notary will require a sworn interpreter. Our advisors work in English.

Read mortgages for Blue Card holders and the documents you need.

Every month we value a standard set of reference apartments (40, 60 and 100 m²) and houses (120, 180 and 240 m²) in every Berlin postal code, for different construction years, and take the median.

Because we value the same homes every month, the estimate shows real price changes rather than which homes happened to be for sale. It’s an estimate, not a notarised sale price, so use it to compare districts and trends, and check recent sales and the specific apartment before you make an offer.

Past price trends don’t predict future ones. Our mortgage FAQs answer many more questions.

We’re with you from the first viewing to the keys:

• Mortgage: we compare 750+ lenders, free for you and paid by lenders
• Budget: we work out what you can afford and how much equity you need
• Buyer’s agent: with Hypofriend Plus, our agents check the land register, owners’ meeting minutes and energy certificate, negotiate the price and go with you to the notary, for a flat fee of 1.700 € that you only pay if you buy

Book a free call with one of our Berlin advisors. Find many more tips in our mortgage tips.