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.
Corona: real estate market in Friedrichshain
The coronavirus is severely shaking up the property market. In our district reports we analyse the short, medium and long-term developments of the local property markets in Berlin for you. As an introduction to the detailed analyses, we visualise here the impact of the corona pandemic and the rent cap on new listings for sale and rental offers in Friedrichshain, in each case by calendar week. We are at your disposal for an individual evaluation of your property and for advice on the ideal moment to sell your property in 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.
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)
Property prices 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 133.00 %. Whoever bought a flat in Friedrichshain 10 years ago in the comparison period paid on average about 2,060 EUR/m². Currently the prices offered in the stock are about 4,810 EUR/m² and for new apartments about 7,910 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||4,810 EUR/m²||-||7,910 EUR/m²||-|
|1 Year||4,540 EUR/m²||6.00 %||6,860 EUR/m²||15.30 %|
|3 Years||3,720 EUR/m²||29.50 %||5,520 EUR/m²||43.20 %|
|5 Years||3,330 EUR/m²||44.30 %||4,190 EUR/m²||88.70 %|
|10 Years||2,060 EUR/m²||133.00 %||2,480 EUR/m²||219.30 %|
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.
The supply of flats in Friedrichshain, which has been declining since 2013, is slightly increasing again and is about 2,100 in the year under review. 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 280 units were offered in the 12-month period. The average list price for condominiums in new building projects in Friedrichshain is about 7,660 EUR/m².
Property prices Friedrichshain annual cycle
The chart below shows the development of property prices in Friedrichshain on a monthly basis.
Rent prices Friedrichshain
The rents in Friedrichshain have increased over the previous year in all residential areas by about 6.40 % to about 15.05 EUR/m². As already in the past years the offered rents in Friedrichshain differentiate also in 2020 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 19.95 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||15.05 EUR/m²||-||19.95 EUR/m²||-|
|1 Year||14.15 EUR/m²||6.40 %||16.65 EUR/m²||20.00 %|
|3 Years||12.25 EUR/m²||23.00 %||13.90 EUR/m²||43.70 %|
|5 Years||10.10 EUR/m²||49.00 %||12.55 EUR/m²||58.90 %|
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.
The chart shows the changes in the price structure of the district based on four price segments.
Rent prices Friedrichshain annual cycle
The chart below shows the development of rent prices in Friedrichshain on a monthly basis.
The housing inventory in Friedrichshain amounts to approx. 4,360 buildings. A first wave of modernisation and new construction took place at the turn of the millennium, partly realised by closed funds using public subsidies. Yield expectations could often not be realised in these years, as the local rents were below the subsidised rents. In 2006 it was still possible to acquire apartment buildings in Friedrichshain at square meter prices of less than 1,000 EUR. At this time, many owners were selling apartment buildings, some of which were heavily eroded. The market turned into an oversupply and the buildings changed hands until the 2010s, sometimes at very low prices per square metre. Between 2003 and 2008, around 8,000 apartments in Friedrichshain-Kreuzberg were converted into condominiums and partly extensively renovated. The neighbourhoods east of Warschauer Strasse, north of Karl-Marx-Allee and Frankfurter Allee were undergoing a radical structural change at the time. In the course of the modernization and division of many houses, the population became younger. Since 2018, purchase prices have again been differentiated more strongly by location and condition. The current rent income is coming more to the foreground as the large-scale introduction of milieu protection areas make basic investments in existing buildings more difficult.
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|
As of July 2019, four 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 175,6 hectares, which corresponds to about 16% of the total area of Friedrichshain district.
|Milieu protection area||In force since||Area in ha||Extended||Last update|
In Friedrichshain further areas are under investigation. In concrete terms, we have information that four study areas are being investigated. It is to be assumed that the determination will be made.
- 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.
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 by nationality
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
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.
This report was last updated on 03.04.2020 .
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.