Last Update: 02.12.2021

Berlin Properties Friedrichshain 2021

A mix of pre-war architecture, GDR culture and booming international quarters shape Friedrichshain's image. Before the merger with Kreuzberg in 2001, Friedrichshain was an independent district. In heterogeneous locations and quarters, likewise different identities and biographies have merged into a unique conglomerate.

Berlin-Friedrichshain

East-West dialogue

In Friedrichshain past and present, east and west, modern and tradition meet. Whether old storehouses and cold stores along the banks of the Spree, Stalin constructions lining the Karl-Marx-Alle or prefabricated housing estates in the west of the district: Friedrichshain offers lively and popular inner-city quarters across all locations and typologies. On the Spree, a new city quarter has been created around the former solitaire of the Mercedes-Benz Arena between Warschauer Strasse and Ostbahnhof. On other sites, such as the site of the former Bohemian brewery and in Boxhagener Straße, more than 800 apartments will be built in all. The list will continue in the coming years. Friedrichshain breaks through the last effects of the division of Berlin. The district closes gaps between east and west, but also within the district itself.

Existing buildings

Median Asking price
5,260 EUR/m²
+3.90 %
Median Asking rent
16.75 EUR/m²
-5.90 %

New buildings

Median Asking price
9,990 EUR/m²
+19.20 %
Median Asking rent
23.25 EUR/m²
+10.10 %

Neighbourhoods in Berlin Friedrichshain

The residential areas in Friedrichshain range from simple locations in the northern Friedrichshain to simple to medium locations in the centre, to good residential areas in the neighborhoods on the Stralau peninsula and in the new city quarters along the Spree. While in the west of Friedrichshain the streets are predominantly shaped by prefabricated buildings, in the east old buildings from the Wilhelminian period prevail. The quarters north and south of the former Stalinist boulevard on Karl-Marx- and Frankfurter Allee are very popular. Most locations in Friedrichshain are characterised by very good transport connections and short distances to neighbouring quarters or central hotspots. The density of restaurants and cafés is high. Very much in demand among international buyers, students and young people are the relevant scene neighborhoods such as Samariter- and Boxhagener-Kiez which is surrounded by the familiar atmosphere of Revaler Straße and the urbanity of Warschauer Straße / Frankfurter Allee. Right next door is the Simon-Dach-Kiez neighborhood with side streets and a high concentration of bars, clubs, pubs and restaurants. 

Property prices in Friedrichshain

The market in Friedrichshain is dominated by the 1900 - 1920 year of construction class. The price transition from stock to new construction is in the range of 5,000 EUR/m². Interestingly, there are fewer overlaps of new and old buildings than in other districts. The year of construction from 1950 to 1978 is irrelevant, as most of the buildings from this period are communal holdings. In the past 10 years the offer prices in the stock have increased by about 141.50 %. Whoever bought a flat in Friedrichshain 10 years ago in the comparison period paid on average about 2,180 EUR/m². Currently the prices offered in the stock are about 5,260 EUR/m² and for new apartments about 9,990 EUR/m². The trend calculated by us from the purchase price data of the last 10 years points to sustained price increases in the coming years.

Price index Friedrichshain

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 5,260 EUR/m² - 9,990 EUR/m² -
1 Year 5,070 EUR/m² 3.90 % 8,380 EUR/m² 19.20 %
3 Years 4,460 EUR/m² 18.10 % 6,900 EUR/m² 44.80 %
5 Years 3,730 EUR/m² 41.20 % 5,440 EUR/m² 83.80 %
10 Years 2,180 EUR/m² 141.50 % 2,830 EUR/m² 253.30 %

Bird's eye view: Property Prices in Berlin Friedrichshain

The Bubble Chart shows the supply situation of the last 12 months on the property market in Friedrichshain. The colors mark the year of construction classes, the size of the bubbles the quantity of offers, the location in the coordinate system price radius (square meters) and apartment sizes.

Development of property price segments in Berlin Friedrichshain

The housing supply in Friedrichshain is declining overall.  About 2,410 apartments were offered in the 12-month period. The price segment of 2,000 - 4,000 EUR/m² has stabilized, at the same time the number of offers in the segment of 4,000 - 6,000 EUR/m² has increased. In the new housing segment, about 350 units were offered in the 12-month period. The average list price for condominiums in new building projects in Friedrichshain is about 9,890 EUR/m²

New listings by calendar week in Friedrichshain

Property listings in Friedrichshain by calendar week, with median, number of new listings and segments.

Selling your apartment in Friedrichshain

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We would be happy to advise you on the sale of your apartment in Friedrichshain. Free of charge and without obligation.

Rental market in Berlin Friedrichshain

The rents in Friedrichshain have increased over the previous year in all residential areas by about -5.90 % to about 16.75 EUR/m². As already in the past years the offered rents in Friedrichshain differentiate also in 2021 increasingly according to microlocation. New contract rents are higher in the neighbourhoods south of Frankfurter Allee. In the northern direction (Landsberger Allee) and in the western direction (Lichtenberg), the rents on offer fall in relation to the privileged locations. In the new construction segment, various new projects are expected to boost rents. Some projects appeal to a predominantly international audience that does not see rental prices in an inner-city context. The average offered rent in the area of new construction is 23.25 EUR/m². There is currently a flatter price increase for both new lettings in existing and new buildings.

Rent index Friedrichshain

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 16.75 EUR/m² - 23.25 EUR/m² -
1 Year 17.80 EUR/m² -5.90 % 21.10 EUR/m² 10.10 %
3 Years 14.15 EUR/m² 18.60 % 18.00 EUR/m² 29.10 %
5 Years 12.00 EUR/m² 39.40 % 13.10 EUR/m² 77.80 %

Bird's eye view: Asking rents in Berlin Friedrichshain

The Bubble Chart shows the supply situation of the last 12 months for the property market in Friedrichshain. 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 Friedrichshain

The chart shows the changes in the price structure of the district based on four price segments. How many flats were offered in the different price segments? The line shows the development of the average asking price per square metre across all apartment types and price segments for unit until year of construction 2016.

Apartment buildings in Friedrichshain

The housing stock in Friedrichshain amounts to just under 4,400 residential buildings. A first wave of modernisation and new development took place around the turn of the millennium, at that time mainly realised by closed real estate funds using public subsidies. Expected returns could often not be realised in those years, as the local rents were lower than the subsidised rents. In 2006 it was still possible to buy apartment buildings in Friedrichshain for less than 1,000 euros per square metre. At that time, many owners sold rental buildings, some of which had been severely eroded. The market turned into an oversupply and the buildings changed hands until well into the 2010s, sometimes at very low prices per square metre and factors. Between 2003 and 2008, around 8,000 flats in Friedrichshain-Kreuzberg were converted and in some cases extensively refurbished. The neighbourhoods east of Warschauer Strasse, north of Karl-Marx-Allee and Frankfurter Allee underwent profound structural change at this time. In the course of the modernisation and subdivision of many houses, the population rejuvenated. Overall, purchase prices in 2021 again differentiated more strongly than before according to location and condition. The number of apartment buildings in Friedrichshain with a considerable backlog of modernisation is declining despite large-scale Milieu protection areas.

The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Friedrichshain-Kreuzberg by location and year of construction.

Construction era Simple to medium locations Medium to good locations
1900 - 1949 2.000 - 3.200 EUR/m² 2.500 - 3.500 EUR/m²
1950 - 1978 1.700 - 2.600 EUR/m² 1.900 - 2.600 EUR/m²
1979 - 2000 1.900 - 2.800 EUR/m² 2.000 - 2.900 EUR/m²
since 2001 2.100 - 3.400 EUR/m² 2.700 - 4.000 EUR/m²
Source: IVD Immobilienpreisservice 2020/2021

Trend in Frierdrichshain

In Friedrichshain, space potential for densification is available, for example, at the 70,000 m² RAW site north of the tracks on Revaler Strasse and the quarter south of the tracks around Persiusstrasse. Despite the generally negative attitude of the district administration towards investors and the expected consolidation of the protected milieu areas as well as the extension of the Conversion Ordinance (Umwandlungsungsverordnung), there is no indication of a decline in purchase prices. The district benefits from the influx of young buyers from Western European countries, and as household incomes rise, the willingness to own and accept residential property grows. At the same time, it is to be expected that the continuing competition between residential and commercial space in central districts will influence price developments. The recommunalization policy of the state and municipalities (districts) is exacerbating the housing shortage in Friedrichshain by preventing partitioning and reducing home ownership. Despite the numerous regulations, Friedrichshain remains an extremely interesting district for medium and long-term investment with great potential. In the large apartment and house portfolio, there is a particular demand for Wilhelminian-style properties close to the neighbourhoods, but also for rental properties from former GDR portfolios that are undergoing a generational change.

Building activity in Friedrichshain

Friedrichshain is an inner city district with a very high density. The housing stock of 75.000 units is spread over 12 statistical planning spaces LOR (Lebensweltlich orientierte Räume). The average apartment size is 68.9 m². Quarters with smaller average apartment sizes can only be found in Mitte and Lichtenberg. The statistical household size in Friedrichshain is 1.60 persons and the calculated household size is 1.80 persons per household.

The building activity in Friedrichshain has been very high since 2014. When and in which quarters (LOR) construction completions were reported, can be seen from the map. (Source: Amt für Statistik Berlin-Brandenburg)

Milieu protection in Friedrichshain

As of May 2021, six milieu protection areas have been established in the district in accordance with §172 Para. 1 Sentence 1 No. 2 BauGB. The areas cover a total area of about 344 hectares, which corresponds to about 35.2% of the total area of Friedrichshain district.

Milieu protection area In force since Area in ha Extended Last update
Boxhagener Platz 1999 148,0 2021 2020
Petersburger Strasse 2013 86.4 - 2016
Weberwiese 2016 26.0 - -
Stralauer Kiez 2019 29,0 - -
Samariterviertel 2021 54,4 - -

In Friedrichshain, another study area is under consideration. It can be assumed that it will be designated.

  • Warschauer Strasse (former redevelopment area)

Milieu protection map Friedrichshain

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 Friedrichshain

Friedrichshain merged with Kreuzberg as part of the 2001 district reform. The position of district mayor is provided by Bündnis 90/ Die Grünen, as well as the resort for construction, planning and facility management. The district's housing policy is increasingly turning against the free market and is making headlines, among other things, through the effective exercise of pre-emptive rights. Projects have a difficult time in Friedrichshain-Kreuzberg. The processing times are long. Since 2015, the focus of the district has been less on the creation of new housing and more on the purchase of additional stock through pre-emptive purchases.

Structurally Friedrichshain is very heterogeneous. In addition to the large buildings on Frankfurter Allee and prefabricated building sites, well-preserved old building quarters with new construction projects woven into them, e.g. south and north of Frankfurter Allee, predominate. The district is one of the largest supply markets in Berlin. This is partly due to a higher fluctuation of young residents (57% between 18 and 45 years) and partly to larger new construction projects in recent years. Part of the demand overhang is absorbed by increasing household sizes.

Population in Friedrichshain

Migration in Friedrichshain

Friedrichshain is an increasingly international district. For the fifth year in succession, population growth is fed mainly by international inflows. It can be seen that for years the district has been losing population to other Berlin districts, while internationally and nationally strong population gains have been recorded. As the statistics show, Friedrichshain is very popular among Western European states and the USA. 

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

This report was last updated on 02.12.2021 .

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.

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