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.
Neighbourhoods in Berlin Köpenick
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.
New construction Köpenick
No such thing as minor! For years, almost unbelievable amounts of money have been invested in the once contemplative district of Köpenick. This is not only due to Adlershof, which developed into one of the most important science locations in Europe, but also to the privileged location of the district on the southeastern border of Berlin, where the Spree and Dahme rivers meet, in the most wooded and lakeside area of Berlin.
When high-tech, research and such quality of life get together as here, it develops a strong attraction: More than 260 large and small new construction projects in about 12 years are a remarkable achievement. Due to the proximity to the Adlershof University of Applied Sciences and the Adlershof Technology Park, student and micro apartments in particular are selling extremely well. At the same time, students eventually become researchers or highly qualified employees who are looking for attractive new construction projects for themselves and their families. No wonder, then, that the modern residential complexes and urban quarters are also top sellers.
Good examples are new construction projekts in Oberschönweide. Here, hundreds of student apartments are being constructed in the immediate vicinity of the University of Applied Sciences and just a few minutes' walk from the Spree River. A quite large project by Berlinovo located in Ostendstraße is creating around 450 student apartments. It is expected to be move-in ready by 2024. Other student apartments can be found around the HTW and TGS.
A little further east, an urban quarter with 200 residential units in planning, will be developed in Wendenschloßstraße, located directly besides the Dahme River. On further construction sites, 800 additional units could expand the project significantly in the near future. The developer Deutsche Wohnen envisages the start of construction in 2023, a precise date will be added to our reports.
Despite the enormous construction costs of the aforementioned projects, they are fading in comparison to another project in Köpenick. The project is still in the planning and discussion phase. Should Deutsche Immobilien AG develop the property near the HTW and the Schöneweide business incubator (TGS) in Ostendstrasse as planned, the estimated investment sum of around €1.049 million would be a great deal for the location.
It is difficult to find better location features than in Köpenick. Is there a better combination than innovation, science and real estate? If you follow our market reports, you will stay up to date.
Property prices in Köpenick
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 4,860 EUR/m² for existing apartments. This corresponds to a price change of approx. 8.90 % compared to the previous year. Altogether in this period about 680 existing properties and 430 newly built properties were brought to market. The average list price for new constructions is currently around 6,780 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)|
|Current quarter||4,860 EUR/m²||-||7,450 EUR/m²||-|
|1 Year||4,470 EUR/m²||8.90 %||6,050 EUR/m²||23.10 %|
|3 Years||3,320 EUR/m²||46.70 %||5,220 EUR/m²||42.70 %|
|5 Years||2,600 EUR/m²||87.10 %||4,150 EUR/m²||79.60 %|
|10 Years||1,940 EUR/m²||150.10 %||2,850 EUR/m²||161.40 %|
Bird's eye view: Property Prices in Berlin Köpenick
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.
Development of property price segments in Berlin Köpenick
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 Köpenick
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 4,870 EUR/m². In Friedrichshagen 10 , in Grünau 20 , in Schmöckwitz 60 and in Rahnsdorf 80 Objects were offered. On average family houses in Köpenick are currently offered for about 5,560 EUR/m². 12 months ago the price per square metre was around 4,720 EUR/m²; this corresponds to a price development of approx. 17.80 % compared to the previous year.
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Rental market in Berlin Köpenick
In Köpenick in the past 12 months 2,180 apartments for rent have been offered on the market. Currently the average offer price for a rented apartment is about 12.65 EUR/m². For new apartments, an average of approx. 17.95 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 42.00 %. The price corrections for new apartments move with 59.70 %.
Rent index Köpenick
|Period||Existing buildings Median Offer price||Index (base 10 years = 100)||New buildings Median Offer price||Index (base 10 years = 100)|
|Current quarter||12.65 EUR/m²||-||17.95 EUR/m²||-|
|1 Year||11.95 EUR/m²||5.70 %||16.55 EUR/m²||8.40 %|
|3 Years||10.05 EUR/m²||25.90 %||13.00 EUR/m²||38.00 %|
|5 Years||8.90 EUR/m²||42.00 %||11.25 EUR/m²||59.70 %|
Bird's eye view: Asking rents in Berlin Köpenick
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.
Development of rental price segments in Berlin Köpenick
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 Köpenick
In the south of Köpenick, single-family and two-family houses predominate; the classic and extremely nice old buildings in Köpenick are to be found in the neighbourhoods in the north-west. The asking prices for apartment buildings in Köpenick have been rising for years. As of 2022, the average asking price for apartment buildings from the Gründerzeit is just under 3,700 euros/m², although the price elasticity is relatively high. Overall, the supply is declining. According to the IVD Real Estate Price Service, the price corridor for notarised transactions in medium to good locations is between 1,700 - 3,000 euros/m². The development in value due to evasion movements from the thoroughly regulated inner city markets to Köpenick was slowed down somewhat by the Building Land Mobilisation Act, but will continue to benefit from Köpenick's status as a science and research location and from the creation of new commercial and service structures. Contact us for a detailed marketing concept with purchase price estimate for your rental property in Köpenick.
The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Treptow-Köpenick by location and year of construction.
"Baujahresklasse" = year of construction.
"Einfache bis mittlere Lage" = Simple to good area.
"Gute bis sehr gute Lage" = Good to very good area.
|Baujahresklasse||Einfache bis mittlere Lage||Mittlere bis gute Lage|
|1900 - 1949||1.400 - 2.400 EUR/m²||1.700 - 3.000 EUR/m²|
|1950 - 1978||1.400 - 2.200 EUR/m²||1.500 - 2.700 EUR/m²|
|1979 - 2000||1.700 - 2.500 EUR/m²||1.800 - 3.000 EUR/m²|
|ab 2001 (ohne Erstbezug)||1.800 - 2.600 EUR/m²||1.900 - 3.100 EUR/m²|
Market trend in Köpenick
Almost every brick in Köpenick stands for a piece of industrial history. The rise and fall of big industries have shaped Köpenick's history just as much as political changes of times. Once an important location for heavy industry, breweries and energy, Köpenick was always an important Berlin transport hub thanks to its proximity to the waterways. Even in GDR times, the relocation of industries and the concentration in the brewing industry led to structural upheavals in Köpenick. The district needed a lot of time to find a new profile. After cable and electrical factories, as well as breweries and other businesses, were closed, a new beginning as a university, research and high-tech location is now succeeding in a remarkable way. This is particularly visible everywhere in Oberschöneweide. The Spreeknie technology and start-up centre is also located in Köpenick. The broad technology and start-up landscape is appreciated by young, creative entrepreneurs and employees. High-tech locations in Köpenick and Adlershof support and promote the development of both locations. The tenant market is divided into short-term tenants (students, research workers) and long-term, established tenants. The long-term potential in Köpenick is enormous. With the advancing densification and rising commercial rents in Berlin's city centre, a strong increase in demand can be expected.
Building activity in Köpenick
Offering over 70% of forest and water areas, Köpenick is probably Berlin's greenest district. About 73.000 residential units are situated in 18 statistical planning areas LOR (Lebensweltlich orientierte Räume). With an average apartment size of 72.9 m² and a statistical household size of 1.78 persons per household, Köpenick is ranked among Berlin's mid-range. In terms of figures, the household size is 1.87 persons per household.
In relation to the housing stock in 2018, construction activity in Köpenick is the highest in Berlin. When and in which quarters (LOR) construction completions were reported, can be seen from the map. (Source: Amt für Statistik Berlin-Brandenburg)
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|
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.
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.
Population by nationality
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.
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District Market Reports
This report was last updated on 27.06.2022 .
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.