Last Update: 23.02.2024

Berlin Properties Friedrichshain 2024

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. Apartments in Friedrichshain are offered at an average of 5,860 EUR/m² .

Berlin-Friedrichshain

Building bridges

Friedrichshain, once a working-class district and heavily hit during the Second World War, has evolved into a pulsating center of Berlin. Here, the past and present, East and West, modernity and tradition meet and merge into a fascinating whole. Friedrichshain has helped to establish Berlin's reputation as a center of the Berlin club scene. Here, the avant-garde of electronic music celebrated its greatest hype.

The architectural landscape of Friedrichshain is as diverse as the people who live here. Old warehouses and cooling houses on the banks of the Spree, Stalinist buildings along Karl-Marx-Allee, and prefabricated buildings shape the image of the district. Friedrichshain consists of vibrant inner-city neighborhoods in all locations and typologies, which are used by the cultural scene, bars, and cafes. The East Side Gallery, a 1.3 km long section of the Berlin Wall, attracts thousands of tourists each year and is a reminder of the time from 1961 to 1989. Street markets, vintage stores, and independent boutiques make the district a popular weekend spot.

Existing buildings

Median Asking price
5,860 EUR/m²
+2.90 %
Median Asking rent
14.90 EUR/m²
+10.30 %

New buildings

Median Asking price
9,130 EUR/m²
-4.50 %
Median Asking rent
28.55 EUR/m²
+10.00 %

Property prices in Friedrichshain

In Friedrichshain, the construction year class 1900 to 1920 dominates the market. The price distinction between existing buildings and new construction is relatively sharp and occurs around 7,500 EUR/m². Interestingly, there are fewer overlaps of new and old buildings than in other districts. The construction year class of 1950 to 1978 plays a subordinate role, as most properties from this time are municipal stocks. In the existing segment, property prices in Friedrichshain have risen by about 110.30 % over the past 10 years. Those who purchased a property in Friedrichshain 10 years ago paid an average of 2,780 EUR/m². The current asking prices for apartment sales in Friedrichshain are around 5,860 EUR/m² for existing apartments and around 9,130 EUR/m² for new apartments.

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 5,860 EUR/m² - 9,130 EUR/m² -
1 Year 5,690 EUR/m² 2.90 % 9,550 EUR/m² -4.50 %
3 Years 5,110 EUR/m² 14.60 % 8,170 EUR/m² 11.70 %
5 Years 4,530 EUR/m² 29.20 % 6,970 EUR/m² 30.90 %
10 Years 2,780 EUR/m² 110.30 % 3,510 EUR/m² 159.90 %

Development of property price segments in Berlin Friedrichshain

The number of apartment listings in Friedrichshain is stabilizing. In the 12-month period, about 1,930 existing apartments were listed. The price segment from 5,000 to 7,500 EUR/m² predominates.

In the new construction segment, about 410 units were listed over the 12-month period. The average list price for condominiums in new construction projects in Friedrichshain is around 9,100 EUR/m².

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.

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Trend

The dynamics in Friedrichshain are slightly weakening in 2023 under the influence of interest rates, energy transition, and market weakness. The linear price development gives way to a plateau movement, but at a high level. The demand, particularly for available apartments, is very good; the housing deficit is high in almost all quarters and is largest in the streets around Boxhagener Platz, in the Samaritan quarter, and at Traveplatz. The migration balance is very high, with a plus of 5,300 arrivals (as of 2022). Overall, Friedrichshain is the youngest demographically in the southeast and somewhat older towards the west, in the quarter along Andreasstraße. The district greatly benefits from the influx of young, well-educated buyer groups who contribute to the rising household income in Friedrichshain and promote acceptance for home ownership in the district. In addition to the central quarters sought after by young buyer groups, the locations north of Frankfurter Allee are also developing well. Price exaggerations remain in 2023 or must be corrected into the accepted price range. We see considerable value potential for Friedrichshain in the coming years.

Apartment buildings in Friedrichshain

The housing stock in Friedrichshain is around 4,400 residential buildings. A first wave of modernization and new construction already took place around the turn of the millennium, mostly using IBB funding. This renovation wave not only saved many rental buildings, which were given up to decay and uninhabitable, but it was also the initial ignition for the development of today's trendy and internationalized quarters around the Samaritan Church, Boxhagener Platz, and other places. Returns remained below the profitability limit in some cases. At the same time, in 2006, it was still possible to purchase rental buildings in Friedrichshain at square meter prices significantly below 1,000 EUR. Many owners parted with partially heavily eroded rental buildings at this time. The market tipped into an oversupply, and the buildings changed hands several times into the 2010s at sometimes very low square meter prices and factors. From 2003 to 2008, many multi-family houses in Friedrichshain were converted according to WEG and extensively renovated. The quarters east of Warschauer Straße, north of Karl-Marx-Allee, and Frankfurter Allee underwent a profound structural change during this time.

According to the Berlin Appraisal Committee, the peak values for multi-family houses (MFH) in Friedrichshain are around 2,850 EUR/m² GFA in 2023. However, the factors that rarely exceed 30 times the annual net cold rent depending on location and property condition are currently more relevant. We would be happy to advise you on strategy, value, and optimization of your multi-family house in Friedrichshain.

Jahr   Friedrichshain
2018 Anzahl 28
  Preisspanne EUR/m² 888 bis 5.793
  Mittelwert EUR/m² 2.612
2019 Anzahl 29
  Preisspanne EUR/m² 1.395 bis 3.404
  Mittelwert EUR/m² 2.461
2020 Anzahl 22
  Preisspanne EUR/m² 1.248 bis 3.284
  Mittelwert EUR/m² 2.240
2021 Anzahl 35
  Preisspanne EUR/m² 1.314 bis 6.696
  Mittelwert EUR/m² 2.628
2022 Anzahl 16
  Preisspanne EUR/m² 1.694 bis 3.141
  Mittelwert EUR/m² 2.372
2023 Anzahl 8
  Preisspanne EUR/m² 1.374 bis 2.844
  Mittelwert EUR/m² 1.964

New construction Friedrichshain

From 2012 forward, new construction activity in Friedrichshain was concentrated in the eastern neighborhoods for a number of years. Construction took place in the Stralauer Kiez and the Stralauer Halbinsel in particular, a total of far more than 1,500 apartments between 2012 and 2020. Activity has now shifted to the western and northern neighborhoods. What is interesting about Friedrichshain is that even in the residential neighborhoods with a high population density, there are still reserves of space available. In eight years, around 1,500 new apartments were built in the Samariterviertel alone as a result of redensification. In the neighborhood around Boxhagener Platz, more land was converted than actually constructed. 

Also in the Samariterviertel, 135 apartments in Kreutziger Strasse near the Samariterstrasse subway station are about to be handed over. Diamona & Harnisch owns a large plot of land at Franz-Mehring-Platz, where the company is planning a small neighborhood with its own local amenities and underground parking.

For about 3 years, construction activity on the north side of the Spree has been impossible to miss. What began as a solitaire with the Mercedes-Benz Arena, formerly known as the O2 Arena, has grown into a large, inner-city quarter with residential and commercial uses. Currently, around 470 apartments are being constructed here at Postbahnhof, in two high-rise buildings called Max & Moritz, with a construction sum above 250 million euros. The 86- and 95-meter-high buildings, each with a 7-story base, will provide 77 boarding house apartments and space for businesses, start-ups, offices, cafés and a daycare center. A new, green square is being created in the center of the site. Further west, the construction of a new mixed-use building on Holzmarktstraße with swimming pool, office, commercial use and student apartments is in the preliminary planning stage by Berlinovo. Pure Living" on Mühlenstrasse opposite East-Side promises to open towards the end of 2022. The target groups in PREMIUM's project on around 12,000 square meters of living space are young creative people, urban professionals and small households.

Another concentration of new construction can be observed in northern Friedrichshain. Two projects by PANDION are forming the basis for a new urban quarter on the site of the "Böhmischem Brauhaus" with around 430 condominiums. Pandion is also active in Friedrichshain in Persiusstrasse / Bödikerstrasse at Ostkreuz, where an office location with over 50,000 sqm in three office buildings will be developed in the coming years (planning phase).



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. 

Rental market in Berlin Friedrichshain

The rents in Friedrichshain have increased over the previous year in all residential areas by about 10.30 % to about 14.90 EUR/m². As already in the past years the offered rents in Friedrichshain differentiate also in 2024 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 28.55 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 14.90 EUR/m² - 28.55 EUR/m² -
1 Year 13.50 EUR/m² 10.30 % 25.95 EUR/m² 10.00 %
3 Years 15.65 EUR/m² -4.80 % 20.15 EUR/m² 41.70 %
5 Years 14.05 EUR/m² 6.10 % 17.65 EUR/m² 61.80 %

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.

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 23.02.2024 .

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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