Last Update: 02.12.2019

Investors Guide Berlin Charlottenburg 2019

Charlottenburg is a mirror of Berlin's history. In the 1920s, the Kurfürstendamm was famed for the most exciting city life in Europe. War and Wall put a veil over the district that lost its shine. If you don't walk through the district with a blindfold today, you'll soon find out: Charlottenburg is back. Modern, chic, international. The City West is Triple-A again.

Berlin-Charlottenburg

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 70s 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.

Existing buildings

Median Asking price
5,330 EUR/m²
+14.80 %
Median Asking rent
13.75 EUR/m²
+1.90 %

New buildings

Median Asking price
8,480 EUR/m²
+2.10 %
Median Asking rent
18.10 EUR/m²
+6.20 %

Markets in 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. 

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)

Property prices Charlottenburg

In the past 12 months about 3,440 apartments (stock) were advertised for Charlottenburg. The average property price is currently 5,330 EUR/m². The price correction compared with the same period of the previous year is 14.80 %. For multi-storey apartments, the price quoted is currently around 5,290 EUR/m². Attic floors are offered on average for 7,060 EUR/m² and penthouse units for 8,330 EUR/m².

In the new construction segment, the average property price in Charlottenburg is currently 8,610 EUR/m². Approximately 790 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)
Today 5,330 EUR/m² - 8,480 EUR/m² -
1 Year 4,640 EUR/m² 14.80 % 8,300 EUR/m² 2.10 %
3 Years 3,620 EUR/m² 47.30 % 7,000 EUR/m² 21.20 %
5 Years 3,160 EUR/m² 68.50 % 4,010 EUR/m² 111.60 %
10 Years 1,790 EUR/m² 197.50 % 3,110 EUR/m² 172.40 %

Snapshot

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. For Charlottenburg, the chart reveals the clear segmentation of the real estate market according to construction era, size clusters and square metre prices. 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.

Price segments

After a peak in 2015, the number of apartments on offer in Charlottenburg stagnated in the following 3 years. In the past 12 months, 3,440 existing apartments were offered.

Property prices Charlottenburg annual cycle

The chart below shows the development of property prices in Charlottenburg on a monthly basis.

Family houses

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 90 houses were offered at an average offer price of 7,600 EUR/m² in the 12-month period.

Rent prices Charlottenburg

On the market for new lettings in the past 12 months according to our evaluations about 3,840 apartments were offered for rent.  New contract rents currently average approx. 13.75 EUR/m². This corresponds to a price change of about 1.90 %. Within the last 5 years the cold rents in Charlottenburg developed by about 40.90 %. The Berlin average currently demands cold rents for apartments of around 11.50 EUR/m². This corresponds to a price increase of approx. 34.20 % 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)
Today 13.75 EUR/m² - 18.10 EUR/m² -
1 Year 13.50 EUR/m² 1.90 % 17.05 EUR/m² 6.20 %
3 Years 11.40 EUR/m² 20.70 % 14.05 EUR/m² 29.10 %
5 Years 9.75 EUR/m² 40.90 % 14.50 EUR/m² 24.90 %

Snapshot

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.

Rent segments

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 3,840 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. 

Rent prices Charlottenburg annual cycle

The chart below shows the development of rent prices in Charlottenburg on a monthly basis.

Apartment buildings

The market for residential buildings in Charlottenburg is segmented by location and building typology. In the period from 2006 to 2019, more than 1,000 apartment buildings were placed and sold on the market. Turnover of space and transactions have been declining continuously since 2007. Before the introduction of milieu protection areas, there was an increase in sales activity, which led to a short-term increase in the number of transactions and the required square metre prices. For owners of apartment buildings in Charlottenburg, there will also be important evolutions in 2019, as preliminary screenings are being planned for further quarters. Overall, price developments are heterogeneous. After a price peak in 2016, notarised prices are currently stable at a high level. On the investor side, the introduction of milieu protection areas and the associated application of the Conversion Regulation (the so called "Umwandlungsverordnung) have led to an adjustment of investment strategies. Despite the restrictions associated with the milieu protection, buyers pay maximum prices for apartment buildings in Charlottenburg. If you wish to sell your apartment building within the scope of a preservation charter ("Erhaltungssatzung") or wish to exploit potential prior to its introduction, please contact us directly. We achieve far above-average purchase prices. 

Construction era Simple to medium locations Medium to good locations
1900 - 1949 2,200 - 3,100 EUR/m² 2,800 - 3,900 EUR/m²
1950 - 1978 1,800 - 2,700 EUR/m² 2,300 - 3,100 EUR/m²
1979 - 2000 2,000 - 3,000 EUR/m² 2,700 - 3,300 EUR/m²
since 2001 2,400 - 3,200 EUR/m² 3,000 - 4,400 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

Milieu protection

The district of Charlottenburg has introduced in 2018 two milieu protection areas according to §172 Abs. 1 Satz 1 Nr. 2 BauGB (building code). Another area is planned to be established soon. For owners of apartment buildings in Charlottenburg, important developments are also coming in 2019. Preliminary screenings are scheduled for further quarters covering large areas of Charlottenburg. 

Milieu protection area In force since Area in ha Extended Last update
Mierendorff-Insel 2018 56.8 - -
Gierkeplatz 2018 28.5 - -

Klausenerplatz: The district office issues a constitution resolution for the planning area. The district office is thus in a position to postpone planned renovation measures for one year.

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 the course of the redistricting in 2001, Charlottenburg was merged with Wilmersdorf to 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).

Migration

The demand pressure on the real estate market in Charlottenburg is mainly based on national and international influxes. The wave of migration from crisis areas in Charlottenburg has almost completely abated. Charlottenburg is more diverse than the isolated perception of the district via Kurfürstendamm. Major employers have located here and the producing industry in the north still attracts many employees today. The central districts are dominated by service providers and retailers, as well as restaurants and hotels.

  • All migrations
  • International
  • National
  • Suburban
  • Binnen
  • Hotspot

Trend

Charlottenburg is a large and heterogeneous district. Kurfürstendamm and the adjacent districts are the second most important retail centre in Berlin. Purchase prices and rents are currently growing closer to the price level of the central locations in Berlin-Mitte. The high dynamism indicates very good investment conditions. On the one hand, investors can still benefit from catch-up effects in the existing and new construction segments that do not only relate to inner-city comparisons. With the new international qualities, comparisons will be drawn more in the international context in future. The average purchasing power in Charlottenburg's A-locations is also higher compared to those in Berlin-Mitte. Overall, investments in all districts and locations of the district are expected to have a high potential for value growth. The various location typologies open up a broad spectrum: from compact apartments in post-war residential developments to high-quality Wilhelminian style properties and new construction projects at the highest international level. Investments in retail and office are also tempting. Overall, the real estate market in Charlottenburg is on an upward curve after years of recession, the completion of not in sight. The international reputation of Charlottenburg is excellent. The regained qualities are also expressed in a new architectural language and in constantly surpassing hotel and gastronomy figures.

This report was last updated on 02.12.2019 .

Disclaimer

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.

Sources

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.

Methodology

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.