Property prices in Heiligensee, Berlin, September 2026

We estimate that a typical apartment in Heiligensee costs about 4.550 € per m² (September 2026). Across its 1 postal codes, prices range from roughly 4.550 to 4.550 €/m², so the exact street makes a real difference. Where there are houses, they cost about 3.680 € per m².

Typical apartment prices in Heiligensee by size, before buying costs:

• 40 m²: about 185.000 €
• 60 m²: about 266.000 €
• 100 m²: about 466.000 €

Smaller apartments cost more per m², because the kitchen and bathroom are spread over fewer square metres. New builds cost considerably more than older apartments, and tenanted apartments sell for less.

Look up your postal code above, or compare every district in our Berlin property price guide.

Below. We estimate apartments in Heiligensee at 4.550 € per m², which is 14% less than the Berlin median of 5.320 €. That puts Heiligensee at rank 66 of 97 Berlin districts by price.

For a 60 m² apartment, that works out at about 56.000 € less than the Berlin average.

Slightly more expensive: Buch (4.460 €), Französisch Buchholz (4.460 €). Slightly cheaper: Neu-Hohenschönhausen (4.400 €), Wartenberg (4.400 €).

Compare every district in our Berlin property price guide.

Over the last 12 months, apartment prices in Heiligensee fell −6,7%. Over three years, they moved −7,0%. Berlin as a whole moved −4,1% over the last year.

The Berlin market has been through three phases:

• 2023 and 2024: prices fell about 5% and 3% as mortgage rates climbed above 4%
• 2025: prices recovered about 6%
• 2026: prices have moved sideways, while new builds keep rising by about 3% a year

Switch the chart above between 1, 3, 5 and 10 years to see the full history for Heiligensee, or open the monthly data below it. Keep in mind that past price trends don’t predict future prices. Read whether prices are high compared with rents and incomes in Are German houses overpriced?.

Nobody can say for sure. Locally, prices follow new construction, transport links, schools and how popular the area is with families and young professionals.

Across Berlin, several factors are supporting prices:

• Very few empty homes (market-active vacancy is about 0,3%)
• Too little new construction
• Rents that keep rising

The main risk is higher mortgage rates: the 10-year rate has risen from 3,89% to 4,46% in the last six months.

Read our price forecast for 2026–2027 and Should I still buy a home?. Check today’s mortgage rates in Berlin.

We estimate that these areas cost less per m² than Heiligensee:

• Neu-Hohenschönhausen: 4.400 € per m², 1% less
• Wartenberg: 4.400 € per m², 1% less
• Blankenfelde: 4.390 € per m², 1% less

On a 60 m² apartment, Neu-Hohenschönhausen would save you about 2.000 €. You can compare every district in the cards above, and find current listings under apartments for sale in Berlin.

About 266.000 € at the average price, plus buying costs of 11,57% if you use a broker:

• Property transfer tax (6%): 15.960 €
• Notary and land registry (about 2%): 5.320 €
• Broker commission (up to 3,57%): 9.496 €

That brings the total to about 296.780 €. Without a broker, for example when you buy a new build directly from a developer, buying costs drop to about 8% (21.280 €).

Banks expect you to cover the buying costs from your own savings. Work out your exact costs with the purchasing cost calculator, or use the calculator above. Find all our calculators in the calculator overview.

Here’s a worked example for a 60 m² apartment at about 266.000 €:

• Your savings cover the buying costs (30.780 €) and 10% of the price (26.600 €)
• You borrow about 239.000 €
• At a 4,46% rate with 2% repayment, you’d pay about 1.290 € a month
• Banks usually accept this from a household net income of around 3.250 €–3.700

With 20% equity, you’d borrow about 213.000 € and pay about 1.150 € a month.

Get your exact budget with the affordability calculator and check today’s mortgage rates in Berlin. Work out your exact monthly payment with the mortgage calculator.

It depends on how long you plan to stay and how prices compare with rents. Because you first need to earn back the buying costs, buying in Berlin usually beats renting after 3,5–5 years.

Signs that buying makes sense for you:

• You plan to stay at least 5 years
• The purchase price is less than about 25 times the annual rent for a similar apartment
• Your monthly mortgage payment would be close to your current rent

Compare both options with the rent or buy calculator and read Rent or buy in 2026. Your monthly payment depends on today’s mortgage rates.

Many inner-city Berlin neighbourhoods are social protection areas (Milieuschutzgebiete), and Berlin now has more than 70 of them. The Senate’s Geoportal map shows the exact boundaries street by street.

What it means if you buy there:

• Buying an existing condo and moving in isn’t affected
• Upgrades such as a second bathroom or merging two apartments need a permit
• 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 has rarely been used since a 2021 federal court ruling

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

Start with the average for your postal code above, then adjust for your apartment:

• Size: smaller apartments sell for more per m²
• Floor and light: upper floors with a lift and a balcony sell for more
• Condition and energy standard: a renovated apartment with good energy efficiency is worth considerably more
• Tenancy: a tenanted apartment sells for up to 30% less than a vacant one

For an official reference, Berlin’s expert committee (Gutachterausschuss) publishes land values (Bodenrichtwerte) and a yearly market report. To judge whether an asking price is fair, read our tips to negotiate the purchase price.

Every month, we value a fixed set of reference apartments (40, 60 and 100 m²) and houses (120, 180 and 240 m²) in each of the 1 postal codes of Heiligensee, across different construction years, and take the median.

Because we value the same homes every month, the estimate reflects real price changes rather than which homes happened to be on the market. It’s an estimate, not a notarised sale price, so check recent sales and the specific apartment before you make an offer. Our mortgage FAQs and mortgage tips answer many more questions.