How to remove dusty smells
Why is so much still written about Charlottenburgs dusty smells of the past? Anyone walking along Kurfürstendamm today is much more concerned with knocking off building dust than with thinking about the past. More and more functional buildings of the 50's, 60's and 70's, which are getting into the years, disappear in no time at all, to be replaced a short time later by contemporary city architecture. The Kurfürstendamm is back, and with it Charlottenburg. The transformation of the City West is taking place at breathtaking speed. What began with the Neues Kranzler-Eck 2010 continued spectacularly at Breitscheidplatz with the Upper West and has in between started a kind of chain reaction. Along Lietzenburger Straße, wrecking pears create space for the new. In Uhlandstraße, the 70's Kudamm-Karree is catapulted into the new millennium in a metamorphosis and will in future be named Fürst. But to name any large construction site would be a bit too much, because there is still the old, classic Charlottenburg in its beauty. This one isn't about working, it's about living. Many quarters are known for a population mix of old-established and new-Berliners. The districts around Kantstrasse and Neue Kantstrasse are examples. In the Klausenerplatz district, where you can literally feel Erich Kästner's stories, you get a very special idea of the original Berlin feeling.
Neighbourhoods in Berlin Charlottenburg
The perception of Charlottenburg was for a long time ambivalent. The district was reduced to its function as a shopping destination for West-Berlin and was not particularly trendy. Hard to imagine, many apartments and offices in the side streets of the Kurfürstendamm and Kantstrasse stood empty and were neither easy to let nor to sell. Young Berliners and those who wanted to become Berliners were more tempted to move to Kreuzberg or Schöneberg. Even with reunification the picture did not change immediately. East Berlin seemed to be more exciting for living, working and investing. In 2009/2010, the real estate market in Charlottenburg began to pick up speed and the City West returned to international focus. Since then, it's been going on in quick succession. Large investors realize large-scale projects, re-internationalize and transform the City West. Charlottenburg is back, stronger than ever, more modern and more attractive. Apart from a few exceptions, the pressure on the housing market is very high in all locations. The housing deficit is spreading across all quarters. Thousands of apartments in Charlottenburg are missing to reach the theoretical average household size as extrapolated by the Office of Statistics. Only new construction can reduce the pressure in Charlottenburg over the long term.
New construction Charlottenburg
In Charlottenburg, real estate projects are also statements. Ambitious undertakings stretch from Westend to the Zoological Garden and Bahnhof Zoo.
In the Uhlandstraße, a leitmotif project is currently entering the final phase. Since June 2017, Cells Bauwelt has been acting on a grand scale in the Fürst Kudamm-Karree. With an investment of around 500 million euros, Cells has catapulted the formerly dreary Karree with 47,000 m² of office space, 97,000 m² of retail space, and over 275 apartments into the present.
Still in the dialog phase is a vision of SIGNA for the property of the existing Kaufhaus Karstadt Sport, between the Kurfürstendamm, the Augsburger Straße, and the Rankestraße. The basic idea envisages up to three high-rise buildings on this site, which is currently viewed with some skepticism by the Berlin Building Commission. If the project is realized, the estimated construction costs would exceed 300 million euros.
A unique revitalization is taking place in the Kantstraße, where the building “Kant-Garagen,” which is under monument protection, is being rediscovered. The entrepreneur and owner Dirk Gädeke has been transforming the former garage since 2017 into a office, event, and gallery building.
Approximately 1.5 kilometers away lies a parcel of land between the Zoological Garden, the Technical University of Berlin, and the Bahnhof Zoo. The area became famous through the buried project of a giant Ferris wheel at this location. The initiators are the investment group that also planned the giant Ferris wheel. Now the Reiß & Co. Real Estate is thinking with the Technical University of Berlin about a urban campus that would target the tech industry.
Not every project is in the triple-digit million range. In the period 2021/2022, we have identified around 30 other construction projects, ranging from 7 to around 35 residential units. And the most unusual real estate project, with a ground area of 1,470 m², is being built in the middle of nature. The residents of the new rhinoceros house in the Zoological Garden will be moving in this year.
Property prices in Charlottenburg
In the past 12 months about 2,550 apartments (stock) were advertised for Charlottenburg. The average property price is currently 6,310 EUR/m². The price correction compared with the same period of the previous year is 15.30 %. For multi-storey apartments, the price quoted is currently around 6,260 EUR/m². Attic floors are offered on average for 6,960 EUR/m² and penthouse units for 10,470 EUR/m².
In the new construction segment, the average property price in Charlottenburg is currently 11,870 EUR/m². Approximately 250 properties from various projects were brought onto the market in this period.
Price index Charlottenburg
|Period||Existing buildings Median Offer price||Index (base 10 years = 100)||New buildings Median Offer price||Index (base 10 years = 100)|
|Current quarter||6,310 EUR/m²||-||10,650 EUR/m²||-|
|1 Year||5,480 EUR/m²||15.30 %||9,050 EUR/m²||17.70 %|
|3 Years||5,140 EUR/m²||22.80 %||9,100 EUR/m²||17.10 %|
|5 Years||3,710 EUR/m²||70.30 %||7,350 EUR/m²||44.90 %|
|10 Years||2,580 EUR/m²||144.20 %||3,610 EUR/m²||195.00 %|
Bird's eye view: Property Prices in Berlin Charlottenburg
The Bubble Chart shows the supply situation of the last 12 months for the property market in Charlottenburg. Broken down by type of apartment, the majority of the properties are priced in the upper price categories. Properties under 4,000 EUR/m² can still be found in the 1950 - 1978 construction year class.
Development of property price segments in Berlin Charlottenburg
The supply of flats in Berlin Charlottenburg has been declining for five years. The level of the previous year will not be reached in 2021 either. In the past 12 months a total of 2,550 units with year of construction until 2016 were offered for sale on the real estate portals.
Family houses in Charlottenburg
In addition to the inner-city housing market, Charlottenburg-Nord and Westend also have large numbers of family houses. The market for these Berlin properties is mainly formed by pre-war and post-war housing developments. This very popular building typology is about to catch up with the inner-city housing market in terms of price. Family houses are quantitatively less strongly represented, but their prices are mostly higher than those of flats. In Charlottenburg 60 houses were offered at an average offer price of 7,600 EUR/m² in the 12-month period.
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Rental market in Berlin Charlottenburg
On the market for new lettings in the past 12 months according to our evaluations about 1,980 apartments were offered for rent. New contract rents currently average approx. 16.55 EUR/m². This corresponds to a price change of about 1.70 %. Within the last 5 years the cold rents in Charlottenburg developed by about 38.40 %. The Berlin average currently demands cold rents for apartments of around 13.10 EUR/m². This corresponds to a price increase of approx. 27.10 % over all apartments offered in Berlin in the past 5 years.
Rent index Charlottenburg
|Period||Existing buildings Median Offer price||Index (base 10 years = 100)||New buildings Median Offer price||Index (base 10 years = 100)|
|Current quarter||16.55 EUR/m²||-||27.40 EUR/m²||-|
|1 Year||16.30 EUR/m²||1.70 %||23.60 EUR/m²||16.10 %|
|3 Years||13.90 EUR/m²||19.30 %||18.45 EUR/m²||48.30 %|
|5 Years||11.95 EUR/m²||38.40 %||14.90 EUR/m²||83.60 %|
Bird's eye view: Asking rents in Berlin Charlottenburg
The Bubble Chart shows the supply situation of the last 12 months for the property market in Charlottenburg. The colors indicate the year of construction classes, the size of the bubbles the quantity of offers, the location in the coordinate system the price radius (square meters) and apartment sizes.
Development of rental price segments in Berlin Charlottenburg
The chart shows the changes in the price structure of the district based on four price segments. A clear shift can be seen in the rental price segments. In the 12-month period about 1,980 stock apartments were offered on the market for re-rentals. We record the largest number of offers in the medium price segment of 8 - 11 EUR/m². In recent years, we have registered a significant increase in the higher price segments.
Apartment buildings in Charlottenburg
The market for rental buildings in Charlottenburg is segmented by location and building type. In the period 2006 - 2022, over 1,100 rental houses were placed and sold on the market. Turnover and number of transactions have been declining steadily since 2007. Before the introduction of milieu protection areas in the last years, there has been a slight increase in sales decisions, which has pushed square metre prices in 2020.
Charlottenburg is in the top range not only for asking prices but also for notarised purchase prices. On the investor side, the introduction of the "milieu protection areas" and the application of the conversion ordinance and latest the new amanedment §250 in the building act have led to an adjustment of investment strategies. Despite the restrictions, buyers for apartment buildings in Charlottenburg are prepared to invest at high price levels. Should you wish to sell your apartment building within a conservation statute, please feel free to contact us with confidence. We achieve purchase prices that are far above average.
The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Charlottenburg-Wilmersdorf by location and year of construction.
"Baujahresklasse" = year of construction.
"Einfache bis mittlere Lage" = Simple to good area.
"Gute bis sehr gute Lage" = Good to very good area.
|Baujahresklasse||Einfache bis mittlere Lage||Gute bis sehr gute Lage|
|1900 - 1949||2.300 - 3.200 EUR/m²||3.000 - 4.100 EUR/m²|
|1950 - 1978||1.900 - 2.800 EUR/m²||2.500 - 3.300 EUR/m²|
|1979 - 2000||2.100 - 3.200 EUR/m²||2.800 - 3.500 EUR/m²|
|ab 2001 (ohne Erstbezug)||2.500 - 3.700 EUR/m²||3.200 - 4.600 EUR/m²|
Market trend Charlottenburg
Charlottenburg is a large and heterogeneous district. Kurfürstendamm and the bordering quarters represent the second most important retail centre in Berlin. Purchase prices and rents are rapidly approaching the price level of the central locations in Berlin-Mitte and the high momentum indicates very good investment conditions. On the one hand, investors can still take advantage of catch-up effects in the existing and new-build segments that do not only relate to inner-city comparisons. With the new international qualities, comparisons will be made more in an international context in the future. The average purchasing power in Charlottenburg's A-locations is also higher compared to central locations. Overall, investments in all quarters and locations of the district suggest a high potential for value appreciation. The different location typologies open up a broad spectrum: from compact flats in post-war residential complexes to high-quality Gründerzeit properties and new construction projects of the highest international standard. Retail and office investments are also attractive. Overall, the real estate market in Charlottenburg is on an upward trajectory with no end in sight. Charlottenburg's international reputation is excellent.
Building activity in Charlottenburg
In relation to other districts, Charlottenburg finds itself in the upper mid-range regarding the housing stock. With 104.000 units distributed among 31 statistical planning areas LOR (Lebensweltlich orientierte Räume), the statistical household size is 1.64 persons. The calculated household size is 1.93 persons per household. With an average apartment size of 78.7 m², most quarters are in the upper range.
The building activity in Charlottenburg has remained constant in the past years. When and in which quarters (LOR) construction completions were reported, can be seen from the map. (Source: Amt für Statistik Berlin-Brandenburg)
Milieu protection Charlottenburg
In 2018, 2020 and 2021, the district of Charlottenburg has introduced milieu protection areas according to §172 Abs. 1 Satz 1 Nr. 2 BauGB (building code). For owners of apartment buildings in Charlottenburg, here are also important developments in the coming years. Preliminary screenings are scheduled for further quarters covering large areas of Charlottenburg.
|Milieu protection area||In force since||Area in ha||Extended||Last update|
Milieu protection map Charlottenburg
Check in our milieu protection map Berlin whether your property is located in a protection area, an investigation area or a suspected area. Our milieu protection map is continuously revised and updated on basis of the resolutions of the district assemblies (BVV). Please also visit our milieu protection area for further information.
General background in Charlottenburg
In the course of the redistricting in 2001, Charlottenburg and Wilmersdorf were merged into one district. Often Charlottenburg, Schöneberg and Tiergarten are perceived as a group because of smooth crossings. The Zoological Garden, officially Tiergarten, and the KaDeWe, actually Schöneberg, are often perceived as Charlottenburg. Currently, the Social Democratic Party (SPD) provides the district mayor. The Urban Development, Building and Environment Department is run by the Greens. In Charlottenburg, private investors are building a lot and on a grand scale. In addition to the ongoing revitalization of the City-West, land along railway lanes and the city motorway will be activated. All in all, the district has a larger area capacity. A project of redensification in the form of teardown and new construction is being developed in Westend (quarter in the north west) with 580 new apartments for the letting market in the cooperative building land model (Baulandmodell). At the Westkreuz, unused railway tracks are reactivated by changing a land-use plan (Flächennutzungsplan) to create a green belt between neighbourhoods. If the statistical household size of approx. 1.64 persons is taken as a basis, Charlottenburg currently lacks around 18,000 apartments. (Source: Office for Statistics Berlin-Brandenburg).
Population in Charlottenburg
Migration in Charlottenburg
The demand pressure on the real estate market in Charlottenburg is mainly based on international influxes. For the increasingly international population the district offers diversity and opportunities. Major employers are located in Charlottenburg and the producing industry in the north of the district offers many jobs. In the more centrally located quarters service providers and retailers prevail.
- Alle Migrationen
District Market Reports
This report was last updated on 13.08.2022 .
The Guthmann Market Report is a semi-automated report about the property market in Berlin. All information has been carefully researched and is given to the best of our knowledge and belief. We assume no liability for completeness, deviations, changes and errors. Our report does not represent an investment recommendation.
Amt für Statistik Berlin-Brandenburg: Einwohnerregisterstatistik (Bewegungsdaten), Fortschreibung des Wohngebäude- und Wohnungsbestandes, Ergebnisse des Haushaltegenerierungsverfahren KOSIS-HHGen, Baufertigstellungen. IMV GmbH: Rohdaten Preise und Mieten. Senatsverwaltung für Stadtentwicklung und Wohnen: Umwandlungsdaten (2018), Geoportal Berlin (FIS-Broker). Immobilienverband Deutschland IVD (2018/2019): Immobilienpreisservice 2018/2019.
Housing deficit (Treemap): The Statistics Office updates the household data based on the 2011 micro-census. Determination of household count and statistical household size via household generation procedures (KOSIS). We calculate the real household size / housing deficits via the ratio number of inhabitants to number of apartments.
Purchase prices and rents (charts and reports): Calculation of the median on the basis of raw data, own visualization.
Migrations: Aggregation and visualization based on transaction data.