Berlin Property Prices and District Guide

Our guide shows you what you need to know about buying an apartment in Berlin and gives you an overview of the local property prices per neighborhood. 

Does it make sense to buy an apartment in Berlin?

Does it still make sense to buy in Berlin? That depends on your individual situation, but generally speaking: if you are in a position to do so, buying is preferable.

New builds and existing apartments are seeing a slight increase in price, while rents are generally rising, especially those of new contracts. This means the market has completed its correction phase following the interest rate turnaround.

At the same time, the gap between existing rents and new contract rents continues to widen. The fact that the latter keep rising is due to enormous population growth and high, still increasing demand, coupled with a decline in new constructions. There is a lack in new builds and the rental market is overheating.

The moderate increase in purchase prices and the sharp rise in rents (especially for new contracts) suggests that buying can be more rational than renting. For owner-occupiers, buying is a protection from continually rising rental prices. Furthermore, the fact that purchase prices are only rising slightly (existing buildings) or for the first time in two years at all (new builds) makes the price increase less drastic than it might appear at first glance.

Owner-occupier costs: Still an advantage?

However, it is no longer possible to speak of a cost advantage for owner-occupiers. The simultaneous rise in purchase prices and interest rates is currently even leading to a disadvantage. A few years ago, the advantage in Berlin was still around 47,3 %. According to the latest Accentro report 2024, however, owner-occupiers had to pay 56,8 % more than tenants. This results in a cost disadvantage of 156,8 %.

This reflects a nationwide trend. In all of the 7 largest German cities (the "Big 7"), the owner-occupier cost advantage recently turned negative for the first time since 2010, as noted in the latest Accentro report. This is attributed to the negative impact of the rise in mortgage interest rates.

While the 2024 Accentro report expects a potentially positive development for owner-occupier costs, expectations have not been fully met. Although new contract rents have continued to rise, interest rates have not decreased.

Even though owner-occupier costs and rents have converged, the nationwide trend of stagnating purchase prices (IW Cologne), the low price increase in Berlin, and rising new contract rents give hope for an improvement for owner-occupiers.

Property Prices in Berlin

It remains true: especially in times of volatile markets, real estate represents a stable investment, and current uncertainties have prompted many Germans to rethink their living situation.

The demand for apartments and houses for purchase in Berlin remains almost unbroken. Constant influx, a growing population, and shrinking household sizes are just a few factors leading to extreme demand. Berlin is also considered stable in value and thus attractive to investors: as a political center with a diversified economy, the city remains popular.

Accordingly, it is not surprising that the demand for real estate exceeds supply and that real estate prices in Berlin will continue to rise in the future. One indicator of this is the vacancy rate for apartments, which is extremely low in Berlin.

Data from Empirica (2025 Report) show a market-activevacancyrateof0,3 %in2024 (in the 2022 census, the last figure provided by the federal government, the vacancy rate was 1,97 %). The latest data is not yet available, but given the situation of the Berlin housing market, no improvementis to be expected in 2026.

According to Guthmann Estate, prices for new-build apartments in 2026 have risen by 3,0 % compared to the previous year 2025, which represents a smaller increase compared to the previous 10 years. During that period, the average annual price development was around 8 %. The average price per square meter for new builds in the first quarter of 2026 is thus 8.200 €.

A different development is evident for existing apartments. Following price declines of -5 % in 2023 and -3 % in 2024, 2025 saw the first price increase of 6 % since the interest rate turnaround in 2022. The average price per square meter for existing apartments at the end of 2025 was 5.290 €.

Both values refer to actual transaction prices, not merely the asking prices, which initially only indicate the desired price on real estate portals.

Property prices differ considerably depending on the district. For example, in Berlin-Mitte, the average price for an apartment in the first quarter of 2026 is 7.080 €/m2. In Spandau, by contrast, buyers only have to pay 3.340 € per square meter. That is half as much as in Mitte!

Find out how much you can afford in Berlin

Finding an apartment in Berlin

If you are specifically looking for an apartment in Berlin, our Hypofriend Property Radar will help you: it gathers offers from the largest real estate platforms in Germany for you in one place.

Also the major real estate portals will help you. But: before you start your search, you should definitely check what you can afford. You can use our affordability calculator for this.

As soon as you know how much apartment you can afford, you can start searching for your dream home. Our weekly Property Radar newsletter helps you find apartments that match your search criteria: including size, price, and location of the desired property. When a new property that meets your search criteria comes onto the market, you will receive a notification. This way, you won't miss anything and will stay up to date.

If you have registered with the well-known real estate portals, you should fill out your profile there and keep it up to date. This gives sellers and real estate agents a good impression of you and your financial situation.

However, many properties never even make it onto the official market. This is because particularly good offers are often passed on privately. Real estate agents often already have several interested parties ready for new properties. Therefore, it makes sense to introduce yourself to agents in your desired area and leave your search criteria for real estate.

Find dream properties in Berlin with the Hypofriend property search

Buying an apartment in Berlin

If your purchase plan is concrete, your next step in the buying process is the search for the optimal mortgage.

It is important to know that you likely will not receive the best offer from your primary bank: comparing mortgages is almost always worth it! After all, a mortgage can have a significant impact on your financial future.

Therefore, your mortgage should be perfectly tailored to you and your needs. An unsuitable financing plan can quickly cost you several thousand euros.

Tip: Hypofriend helps you find the optimal mortgage from a pool of more than 750 banks. Not only the lowest interest rate plays a role, but above all the appropriate fixed-interest period, repayment, and down payment. We accompany you on your way to homeownership from the very beginning until the signing of your mortgage.

With a financing expert in the heart of Berlin, the chances of securing your dream property also increase. With our financing certificate, you show the seller or agent that you are able to pay the purchase price.

Purchase Fees in Berlin

If you buy a property in Berlin, you should not ignore the purchase costs. In addition to the purchase price of the property, further fees for the notary, land registry, property transfer tax, and the broker are incurred. The amount of these costs varies from state to state.

Buyers in Berlin and Brandenburg have to dig almost the deepest into their pockets. Ancillary purchase costs in Berlin amount to an average of 11,5 - 12 % of the purchase price. The expenses are composed as follows:

• Property transfer tax: 6 %

• Notary and land registry entry: 2 - 2,5 %

• Broker commission: 3,57 %

Tip: Many newly built apartments are sold without a real estate agent. This means the broker fee is waived, and only around 8 % in ancillary purchase costs are incurred. But be careful: some developers include these costs in the purchase price.

With our purchase cost calculator, you can calculate the exact additional costs for your dream property.

Required documents for buying an apartment in Berlin

In order for you to conclude a mortgage in Berlin, you need several documents. These include personal documents on the one hand, and documents concerning the specific property you wish to purchase on the other.

In our article about required documents for a German mortgage, we have listed all the important documents. We also explain, which additional documents are important if you are self-employed or want to buy a newly built property.

Property prices by districts of Berlin

How much you have to pay for your dream apartment depends on many factors. The type of property—new build vs. existing—and the location have a particularly large influence on the price per square meter. However, the age of the building, its condition, and availability are also factors.

Although the average prices of the districts provide good guidance, the price range within the districts can vary significantly. This is primarily due to the micro-location of the apartments. Districts where the quality of the neighborhoods varies greatly also show a higher price range.

In the following graphics, we have visually compiled the average transaction prices by district - both for new builds and for existing apartments in the first quarter of 2026:

Price per square meter in Berlin-Mitte

For an existing property in Berlin's trendy Mitte district, you have to spend an average of 7.080 €/m2. A new build costs significantly more here, at an average of 10.690 €/m2.

Living in Mitte means living in the very center of the city, which you have to share with many tourists. Whether it is the Brandenburg Gate, Checkpoint Charlie, or the Wall Memorial—many of Berlin's top sights are located in Mitte. Thanks to the Museum Island, there is also plenty on offer culturally.

Friedrichstraße, Hackescher Markt, or Potsdamer Platz invite you to go shopping. On Torstraße, you have one restaurant after another. Many companies also have their headquarters in Mitte. Mitte is very popular, especially among young people and professionals.

Price per square meter in Friedrichshain-Kreuzberg

An existing apartment in the Friedrichshain-Kreuzberg district costs an average of 5.790 €/m2. New builds are significantly more expensive: here, buyers must expect to pay 9.800 €/m2. In Friedrichshain, existing apartments cost an average of 5.860 €/m2, and in Kreuzberg 5.640 €. New builds, on the other hand, average 9.060 €/m2 in Friedrichshain and 11.560 €/m2 in Kreuzberg.

Both Friedrichshain and Kreuzberg attract free spirits. Here, everyone can live how they want. Accordingly, the population is colorful, international, and alternative.

Volkspark Friedrichshain, the Park am Gleisdreieck, a multitude of restaurants, and Europe's most famous clubs are located here. In addition it is directly located at the Spree. This makes Friedrichshain and Kreuzberg very popular for both families and young people. Especially in recent years both neighborhoods gained significant popularity.

Price per square meter in Neukölln

Real estate prices in Neukölln are still below those of other inner-city districts. A square meter in an existing building costs about 4.730 €, and for new builds 7.060 €.

Neukölln is popular primarily for young people due to the more affordable rents. In Weserstraße, one bar follows another, attracting Berliners from all parts of the city. Neukölln is also defined by its internationality. In hardly any other district will you find so many different nations. "Multikulti" is lived more strongly here than anywhere else in Berlin.

Although Neukölln is not known for its green spaces, the adjacent Tempelhofer Feld and the park in Hasenheide offer a green retreat.

Price per square meter in Tempelhof and Schöneberg

If you want to buy an existing property in Tempelhof-Schöneberg, you have to spend an average of 4.830 €/m2. New builds, however, cost about 7.850 €. In Tempelhof, the price per square meter for existing apartments is 4.600 €, and in Schöneberg 5.400 €. A new-build apartment in Tempelhof costs an average of 7.970 € (here we only know the asking price) and 10.050 € per square meter in Schöneberg.

The districts are characterized by their versatility and serenity. Due to the proximity to Charlottenburg, there are many classic cafés and restaurants in Schöneberg that are elegant but not pretentious. Schöneberg is also home to a strong LGBTQIA+ community. Tempelhofer Feld, which used to be an airport, is a massive park area that is unique due to its runways. In Tempelhof, property prices are still more moderate, which is why many families move here.

Price per square meter in Charlottenburg and Wilmersdorf

The average price in Charlottenburg-Wilmersdorf is 5.610 € for existing apartments and 10.800 €/m2 for new builds. In Charlottenburg, existing apartments cost about 7.500 €/m2 and new builds 12.210 €/m2. In Wilmersdorf, existing apartments are about 5.870 €/m2 and new builds at 9.270 €.

Charlottenburg and Wilmersdorf belong to the classic West Berlin area and delight with their magnificent old buildings and boulevards. Kurfürstendamm (Ku'Damm) is one of Germany's most famous shopping streets and home to shops of the biggest designers. Not only when it comes to shopping, but also in restaurants and cafés, things are more sophisticated in Charlottenburg and Wilmersdorf. A contrast to this is Kantstraße, which is known for restaurants with Asian cuisine.

Charlottenburg-Wilmersdorf also has a lot to offer culturally. In addition to the Deutsche Oper, a visit to Charlottenburg Palace is worthwhile.

Price per square meter in Steglitz-Zehlendorf

Also located in the west is the district of Steglitz-Zehlendorf. Here, the square meter for an existing apartment costs an average of 4.640 €. In Steglitz, existing apartments cost an average of 4.850 €/m2 and new builds 8.150 €. The average costs in Zehlendorf amount to 4.590 € for existing apartments and 9.690 € for new builds (unfortunately, only asking prices are available for the latter here as well).

In both Steglitz and Zehlendorf, "quality of life" is a top priority. Zehlendorf is known for its old stately villas and magnificent detached houses. Steglitz feels like a small town within the big city. Schloßstraße contains shops for daily needs.

Wannsee itself, as well as Großer and Kleiner Wannsee, are part of the district and attract water sports enthusiasts. Nevertheless, Ku'Damm can be reached in a short drive or train journey.

Price per square meter in Spandau

Spandau is one of the more affordable districts in Berlin. An existing property costs an average of 3.340 €/m2 here, and a new build 6.020 €/m2.

Spandau is located in the west of Berlin and borders Wilmersdorf, Steglitz, and Reinickendorf. It is characterized by a quiet and family-friendly atmosphere. Spandau has the largest area with the smallest number of inhabitants and, accordingly, many green spaces and retreats. Nevertheless, the city center is only a 15-minute train ride away.

Price per square meter in Reinickendorf

Reinickendorf is located in northwestern Berlin. Property buyers here have to pay 3.910 €/m2 for an existing apartment and 7.340 €/m2 for a new build.

Things are gentle in Reinickendorf, and in contrast to the big city, it almost feels like a village. Reinickendorf cannot boast a large nightlife or much entertainment, nor is nature present in abundance.

On the other hand, the district benefits from its proximity to the center and is particularly popular with commuters. Working in the bustle and living in peace. But those who work remotely will also feel at home in Reinickendorf.

Price per square meter in Pankow

The price per square meter for an existing property in Pankow is 5.670 € on average. A new build costs 6.920 €. In the trendy Prenzlauer Berg district, hardly any new buildings are being constructed due to lack of space; instead, existing properties are being renovated. If you want to live in a new build, you have to move a bit further out.

Pankow is the second-largest district in Berlin and very popular. Especially the "Prenzlauer Berg" neighborhood in the south attracts residents and tourists alike. Magnificent old buildings, hip cafés, bars, and cute shops characterize the streets there.

Pankow is also very popular with families. It is clean, you meet many parents, and towards Weißensee, there is a lot of nature and oases of relaxation. Pankow is popular, which is also reflected in the higher real estate prices.

Price per square meter in Lichtenberg

If you want to buy a property in Lichtenberg in the northeast of Berlin, this will be an average of 4.010 €/m2 and 6.660 €/m2 for a new build.

Lichtenberg is located in former East Berlin. The location is ideal because Lichtenberg is close to the city center and yet quieter and greener. If you are looking for entertainment, simply hop on the train and you'll be in the city center in a few minutes.

If you need relaxation, take your bike to the Spree, to Rummelsburger Bucht. This combination has made Lichtenberg popular and dynamic in recent years. After all, Lichtenberg was originally considered a working-class neighborhood. There is still a lot of potential and development opportunity in the district.

Price per square meter in Marzahn-Hellersdorf

In Marzahn-Hellersdorf, property prices are among the lowest in Berlin. A square meter costs an average of 3.220 € for existing apartments and 5.570 € for new builds. In Marzahn, existing properties are about 3.110 €/m2 and new builds about 5.900 €. In Hellersdorf, the average is 3.110 €/m2 for existing buildings and 6.530 € (asking price) for new builds.

The districts of Marzahn and Hellersdorf are preceded by a rather negative reputation. They are often associated with the typical gray-on-gray prefabricated "Plattenbau." But what was still true after the reunification is changing today.

The old "Platten" are being modernized, made friendlier, and offer a great view. The favorable rental and purchase prices as well as green spaces are also an advantage. Due to the strong population growth in Berlin, a lot will still change in Marzahn-Hellersdorf in the coming years.

Price per square meter in Treptow-Köpenick

The districts of Treptow and Köpenick are green oases in the southeast of Berlin. Potential buyers here have to pay an average of 4.160 €/m2 for an existing property and 8.950 €/m2 for a new build. A new build in Alt-Treptow costs an average of 7.520 €/m2 (asking price) and an existing property 6.350 €/m2. In Köpenick, the costs amount to 4.210 €/m2 for existing apartments and 9.420 €/m2 for new builds.

Treptow-Köpenick offers its inhabitants the largest share of forest and water of all districts. Köpenick itself has a picturesque old town from the 12th century with countless cafés and restaurants. The quality of life is particularly high in the district.

But Treptow-Köpenick is also increasingly gaining importance as a business location. Not least because of this, many young people have moved to Treptow-Köpenick in the past five years.

Rental Returns in Berlin

You do not necessarily have to live in your own apartment yourself. Renting it out is worth it. Especially in cities like Berlin, with strong population growth and a low vacancy rate, it makes sense to rent out the apartment.

Tip: Read our article Why being Landlord in so attractive in Germany? There we explain, why renting out in Germany is attractive and what rental returns you can expect.

However, anyone buying a rented apartment in Berlin must keep one point in mind: Berlin has strong tenant protections. In particular, people who have lived in an apartment for a long time cannot easily be evicted by the new owner. The following rules apply to terminating a tenancy: for a rental duration of up to 5 years, a notice period of 3 months applies; for up to 8 years, it increases to 6 months; and for more than 8 years, it amounts to 9 months.

Beware! Due to the strained market, many hardship cases (such as families with children, the financially disadvantaged, or elderly people) are decided in favor of the tenants, meaning that terminations for personal use (Eigenbedarf) carry a high risk..

Real Estate Trends in Berlin

The housing shortage in Berlin is also evident in the fact that the Senate Department for Urban Development, Building and Housing quantifies the need for apartments from 2022 to 2040 at approx. 20.000 annually. This results in a demand for around 60.000 apartments from 2022 to 2025.

Information on annual building permits can be found in the latest 2025 annual report of the Statistical Office of Berlin-Brandenburg. From 2022 to 2025, the construction of 56.396 apartments was approved.

The good news: There is an increase in building permits. Only 9.722 were approved in 2024, but already in 2025 there have been 13.754. This is the first increase since 2016 (the beginning of the report's records). Furthermore, while the difference of 3.607 missing permits is not ideal, it is at least not too big.

The bad news: Since these are initially building permits, these apartments are not necessarily available yet and will only enter the market gradually. During this time, demand will increase, so the gap between supply and demand is likely to be bigger in reality and likely to increase even more. Furthermore, the approved apartments also include dormitories—so they are not exclusively apartments.

Conclusion

The stabilization of the real estate market in Berlin is leading to slightly rising prices. Although the owner-occupier cost advantage has shrunk: rising new contract rents, overwhelming demand, and Berlin's ongoing attractiveness as an investment location are good signs for buying real estate. Especially as an owner-occupier, you can protect yourself from the overheated market. And affordable home even contributes to wealth accumulation.