Last Update: 22.07.2019

Investors Guide Berlin Köpenick 2019

Located on the south-eastern border of Berlin, Köpenick connects the capital with the surrounding countryside. Köpenick was mentioned in documents as early as 1210 and is even a little older than Berlin. Crossed by waters, forests and parks, Köpenick is a bridge from the past to the future. In Schöneweide, a new business location is growing on the traditional industrial site, once the cradle of AEG, between the city and the capital's airport.

Berlin-Köpenick

Köpenick: Capital and metropolitan region

Together with Treptow, Köpenick spreads from Kreuzberg to the Berlin city limits. Parks, forests and a chain of lakes make Köpenick the most densely wooded part of Berlin. The district, which until recently was rather quiet, is currently developing a great deal of dynamism. The proximity to the science location Adlershof and the Hochschule für Technik und Wirtschaft, the short distance to the future Capital Airport BER and the straight federal road connection to Berlin are good prerequisites for new settlements and economic growth. From a city-wide perspective, Köpenick fulfills capital and metropolitan functions. In recent years, new microsites have been developed and old sites reactivated. Köpenick is one of the most promising locations in Berlin.

Existing buildings

Median Asking price
3,480 EUR/m²
+16.40 %
Median Asking rent
10.15 EUR/m²
+5.70 %

New buildings

Median Asking price
5,120 EUR/m²
+13.70 %
Median Asking rent
13.40 EUR/m²
+7.90 %

Markets

Köpenick derives its strengths from the city-wide integration in the context of state-of-the-art scientific and production centres and from the strong qualities of many residential districts and micro-locations. In the east and south of the district old villa colonies form picturesque quarters, bordering Müggelsee, Dämeritzsee and Dahme. To the northwest of Müggelsee Lake, chic Wilhelminian and Art Nouveau buildings line the banks. In Grünau and Wendenschloss single-family houses and country houses predominate on generous properties. Waterfront properties on the east bank of the Dahme, which are also close to the old town, are home of exclusive residential areas. Despite the rapidly growing population, the real estate and housing market is running smoothly. Arithmetically, the average household size is 1.86 persons. The average monthly net household income in Treptow-Köpenick, at 2,150 EUR, is the third highest in Berlin.

Buy

The real estate market in Köpenick started into the Berlin boom in the 2010s with very low prices per square metre. Since then, prices have risen by 5 to 10 percent a year. Currently the offer prices are around 3,480 EUR/m² for existing apartments. This corresponds to a price change of approx. 16.40 % compared to the previous year. Altogether in this period about 740 existing properties and 280 new-build properties were brought to market. The average list price for new constructions is currently around 4,800 EUR/m².

Price index Köpenick

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 3,480 EUR/m² - 5,120 EUR/m² -
1 Year 2,990 EUR/m² 16.40 % 4,500 EUR/m² 13.70 %
3 Years 2,410 EUR/m² 44.30 % 3,500 EUR/m² 46.20 %
5 Years 2,220 EUR/m² 56.50 % 2,980 EUR/m² 71.80 %
10 Years 1,390 EUR/m² 150.70 % 2,330 EUR/m² 119.50 %

Snapshot

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

Price segments

The chart shows the changes in the price structure of the district based on four price segments. How many apartments were offered in the different price segments? The line shows the development of the average offer price across all apartment types and price segments for existing apartments.

Family houses

In terms of building typology, Köpenick offers not only condominiums in multi-family houses but also a large stock of detached and semi-detached houses. In Müggelheim in the 12-month period about 100 Houses were offered at an average offer price of around 3,460 EUR/m². In Friedrichshagen 30 , in Grünau 50 , in Schmöckwitz 60 and in Rahnsdorf 80 Objects were offered. On average family houses in Köpenick are currently offered for about 3,710 EUR/m². 12 months ago the price per square metre was around 3,040 EUR/m²; this corresponds to a price development of approx. 22.40 % compared to the previous year. 

Rent

In Köpenick in the past 12 months 3,200 apartments for rent have been offered on the market. Currently the average offer price for a rented apartment is about 10.15 EUR/m². For new apartments, an average of approx. 13.40 EUR/m² is currently asked for for first rentals. In the 5-year period demand rents (net-cold) for existing flats in Köpenick developed by about 36.60 %. The price corrections for new apartments move with 56.50 %.

Rent index Köpenick

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 10.15 EUR/m² - 13.40 EUR/m² -
1 Year 9.60 EUR/m² 5.70 % 12.45 EUR/m² 7.90 %
3 Years 8.35 EUR/m² 21.40 % 11.00 EUR/m² 22.00 %
5 Years 7.45 EUR/m² 36.60 % 8.55 EUR/m² 56.50 %

Snapshot

The Bubble Chart shows the supply situation of the last 12 months for the property market in Köpenick. 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 shift in the rental segments in Köpenick is moderate. New rentals take place predominantly in the mid-range segment of 8 - 11 EUR/m². New building projects are pushing the price segment from 11 - 14 EUR/m².

Apartment buildings

Most of the classic and charming old buildings in Köpenick can be found in the northwestern quarters. Since 2012/2013, offer prices for apartment buildings in Köpenick have been rising. In 2019, the average asking price for apartment buildings from the Gründerzeit is a little over 3,000 EUR/m² living space. The number of over 60 classified ads in 2018 is well above the Berlin average. Overall, however, the supply is also declining in Köpenick. According to the IVD Immobilienpreisservice, the price corridor for notarized transactions in medium to good locations is between 1,400 and 2,500 EUR/m². The performance in the coming years will be influenced by evasive flows to Köpenick from the highly regulated inner city markets, from the strengthening of Köpenick as a science and research location and from the development of new business and servicing structures. Contact us for a detailed marketing concept with assessment of the price for your apartment building in Köpenick.

Construction era Simple to medium locations Medium to good locations
1900 - 1949 1,200 - 2,200 EUR/m² 1,500 - 2,800 EUR/m²
1950 - 1978 1,200 - 2,000 EUR/m² 1,300 - 2,500 EUR/m²
1979 - 2000 1,600 - 2,400 EUR/m² 1,600 - 2,800 EUR/m²
since 2001 1,700 - 2,500 EUR/m² 1,700 - 2,900 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

Milieu protection

In Köpenick, as of January 2019, there is one milieu protection area in force in Oberschöneweide. The protected area extends over an area of about 45 ha.

Milieu protection area In force since Area in ha Extended Last update
Oberschöneweide 2017 45.7 - -

On the opposite side of the river Spree there is another area in Niederschöneweide. For more information, please see our Treptow report.

The district council has decided on a rough screening for the Treptow-Köpenick district. In particular, in the districts of Köpenick-Nord and Baumschulenweg, the application requirements of a milieu protection statute are to be examined. The landscapes were identified as potential observation areas.

Milieu protection map Köpenick

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

With about 133,000 inhabitants (2017) Köpenick does not belong to the heavyweights of the Berlin districts. Nevertheless, it plays an important geographical and economic role for the capital. As a business location, Köpenick stands for a symbiosis of industry, commerce, services, science and research. In addition to the high potential for start-up and expansion projects, Köpenick offers commercial space of all sizes. The site is located in a gateway between the future major airport BER, the suburbs and downtown Berlin. Prices on the commercial and residential property market are developing steadily though calmly. For residents and thus also for employees of new settlements, there are less tense conditions than in inner city districts, which is a clear competitive advantage. In Oberschöneweide, the calculated housing requirement to reach the statistically extrapolated household size of 1.66 is about 1,500 units. The actual household size is approx. 1.97. With construction completions of around 1,250 units in 2015, 1,250 in 2016 and 1,050 apartments in 2017, Köpenick is presenting some ambitious targets for other districts.

Migration

Köpenick is among the districts of Berlin that grow mainly from domestic influx. In the period from 2013 to 2017, Köpenick has recorded population growth. In the case of international arrivals, the current predominance is from south-eastern Europe. Brandenburg is the frontrunner in national immigration to Köpenick, ahead of North Rhine-Westphalia and Bavaria. Lower Saxony and Saxony are in 4th and 5th place ahead of Bavaria in terms of the number of departures. In the overall balance of the past 5 years, Köpenick was able to record an increase from the federal territory. In the suburban context, more outflows than inflows are recorded.

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

Trend

Virtually all of Köpenick's bricks stand for a piece of industrial history. The rise and collapse of large industries have shaped Köpenick's history as much as political turning points. Once an important location for heavy industry, breweries and energy, Köpenick has always been an important transport hub for Berlin because of its proximity to the waterways. Already in GDR times the relocation of industries and the concentration in the brewing industry led to structural transformations in Köpenick. The district needed a lot of time to find a new profile. After the closure of cable and electrical plants, as well as breweries and other businesses, a new beginning as a university, research and high-tech location has been achieved in a remarkable degree. Especially in Oberschöneweide this is visible everywhere. The technology and start-up centre Spreeknie is also located in Köpenick. The broad technology and start-up landscape is appreciated by young, creative entrepreneurs and employees. High-tech sites in Köpenick and Adlershof support and promote the development of both locations. The tenant market is divided into short-term tenants (students, researchers) and long-term, established tenants. The long-term potential in Köpenick is enormous. With the increasing density and rising commercial rents in Berlin's inner city, a strong increase in demand can be expected.

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This report was last updated on 22.07.2019 .

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.