Market Analysis
Berlin population overview
Berlin population 2018: Where the city grows and where it shrinks
Berlin grew by just 0.9 percent in 2018. More German nationals left the city than arrived, while international migration kept the balance positive. Outer boroughs saw the highest growth, while some inner-city neighborhoods lost residents.
Peter Guthmann
The figures from the Berlin-Brandenburg Statistics Office for 2018 show a Berlin housing market in transition. Population growth came in at around 38,750 people (about 0.9%), the lowest since the 2011 census. In previous years, the rate was roughly double that.
The composition is telling: on a net basis, more than 6,000 German nationals left the city. The population still grew because of a net influx of 37,000 people with foreign citizenship. Berlin remains an international magnet, but housing demand is shifting. Smaller, furnished units in well-connected locations are particularly sought after by international newcomers.
Growth shifts to the outskirts
The borough-level data paints a clear picture: the strongest gains were no longer in the city center but in the outer boroughs. Koepenick grew by 2.09 percent, Lichtenberg recorded the highest absolute increase. Pankow and Marzahn-Hellersdorf also gained. Many central boroughs remained below average.
For buyers of apartments in Berlin, this shifts the coordinates. Transport links and the development of local hubs in peripheral areas are becoming important criteria for investment decisions.
Suburban migration picks up
On a net basis, Berlin lost over 12,000 residents to the Brandenburg suburbs in 2018. Nearly 20 percent of all departures went to Brandenburg. It is primarily families and higher-income households looking for more space and homeownership. Demand in the surrounding municipalities is rising accordingly.
Graefekiez: Trendy neighborhood loses residents
Even established inner-city quarters are showing change. The Graefekiez in Kreuzberg lost residents on a net basis in 2018, mainly through moves to other Berlin neighborhoods. High rents and purchase prices appear to be dampening its appeal. Similar tendencies can be observed in parts of Neukoelln. For existing owners, this means stable rental income at a high level. For new investors, the yield potential is somewhat lower compared to up-and-coming areas.