Last update: 18.09.2020

Berlin Properties Kreuzberg 2020

Until the turn of the millennium, Kreuzberg still carried its genetic make-up as a working-class quarter. In less than 20 years, the district has undergone fundamental changes and is now one of Berlin's most popular residential areas. A young multinational mix populates the neighbourhood and rules the economy. Properties in Kreuzberg are among the most valuable assets in Berlin.

Berlin-Kreuzberg

Multinational Hotspot

The progressive, modern Berlin is omnipresent in Kreuzberg. Thousands of young people from almost 200 nations populate the neighborhood and provide 365 days a year one of the most agile street-, work- and nightlife in Europe. The district's economy is booming and incomes are growing. It wasn't always like that. In divided Berlin, Kreuzberg had become a suburb; the name stood for scene, nightlife and its own folklore. Then, with the fall of the Berlin Wall in 1989, the former border district abruptly found itself back in the middle of Berlin. The transformation from the shady and rough underdog to a modern, multinational hotspot has not gone entirely without friction to this day. But the development itself is unstoppable. The modern Kreuzberg is international, cosmopolitan, unpretentious. Kreuzberg can look ahead to an excellent future.

Existing buildings

Median Asking price
5,830 EUR/m²
+8.20 %
Median Asking rent
16.75 EUR/m²
+17.50 %

New buildings

Median Asking price
8,060 EUR/m²
-0.70 %
Median Asking rent
23.00 EUR/m²
+25.60 %

Markets

Kreuzberg lies south of the river Spree and since the district reform in 2011 it forms an East-West district together with Friedrichshain. Almost all of Kreuzberg's sites have risen very much in value in recent years. The residential areas are classified as predominantly simple to medium. Due to the high demand, the internal differentiation in purchase prices is low; the differences between Kreuzberg 61 and Kreuzberg 36, which were still clear a few years ago, are disappearing. The dynamics of the housing market are currently contrasted by a restrictive housing policy that is expressed in six milieu protection areas ("Milieuschutzgebiete"). Even if Kreuzberg 61 and 36 grow together more and more, the neighborhoods are still different. The quarters located south of Gitschiner Straße and Skalitzer Straße (formerly Kreuzberg 61) are considered to be a bit more chic and bourgeois. In addition to the Bergmann-Kiez, the Graefe-Kiez is also internationally popular. In the former Kreuzberg 36 the Wrangelkiez, the streets around the Oranienstraße and the Mariannenplatz, as well as along the Engelbecken are very popular. In addition to the small neighbourhood locations, Kreuzberg also has also large-scale quarters such as the blocks along the highrailway route on both sides of Prinzenstrasse, which are defined by the extensive constructions of the 1970s. Behind these blocks, very attractive medium-sized projects have emerged in recent years. The housing density in most quarters is very high, as is the calculated housing deficit.

Property prices Kreuzberg

The real estate prices in Kreuzberg are in Berlin's top range. With slightly declining rates of price increase in the higher single-digit range, the average demand price for existing properties of all types is currently 5,830 EUR/m² and for new properties 8,060 EUR/m²

Price index Kreuzberg

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 5,830 EUR/m² - 8,060 EUR/m² -
1 Year 5,390 EUR/m² 8.20 % 8,110 EUR/m² -0.70 %
3 Years 4,570 EUR/m² 27.70 % 6,530 EUR/m² 23.50 %
5 Years 3,700 EUR/m² 57.70 % 4,500 EUR/m² 79.30 %
10 Years 2,370 EUR/m² 146.50 % 2,780 EUR/m² 189.80 %

Snapshot

Supply situation over the past 12 months on the Kreuzberg property market. 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.

Price segments

Development of price segments (existing apartments) in Kreuzberg. The chart shows price increases and segment shifts over the 10-year period. 

New listings by calendar week in Kreuzberg

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

Selling your apartment in Kreuzberg

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Rent prices Kreuzberg

About 1,740 rentals of all types of flats were offered on the market in the 12-month period. Currently the average offer rent on the free market in Kreuzberg is about 16.75 EUR/m². This corresponds to a price development of approx. 17.50 % compared with the same period of the previous year.

Rent index Kreuzberg

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 - 23.00 EUR/m² -
1 Year 14.25 EUR/m² 17.50 % 18.35 EUR/m² 25.60 %
3 Years 12.50 EUR/m² 34.10 % 16.10 EUR/m² 42.80 %
5 Years 10.55 EUR/m² 58.60 % 12.35 EUR/m² 86.10 %

Snapshot

The Bubble Chart shows the supply situation of the last 12 months for the property market in Kreuzberg. 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 letting portfolio in Kreuzberg mainly comprises old buildings and post-war residential buildings.

Rent segments

Approximately 50 percent of the apartments offered by 2010 were in the price segment between 5 EUR/m² and 8 EUR/m². Meanwhile, the price segment with rents above 14 EUR/m² dominates the market for new rentals. After declining figures until 2015, the supply of apartments in Kreuzberg is growing again. The construction of new rental apartments in Kreuzberg is almost exclusively carried out by private companies. In the 12-month period about 190 new apartments were offered for rent. First rentings are carried out for approx. 23.00 EUR/m².

Rent prices Kreuzberg annual cycle

The chart below shows the development of rent prices in Kreuzberg on a monthly basis.

Apartment buildings

The number of buildings in Kreuzberg amounts to approx. 5,370 units with almost 92,000 households and a statistical household size of 1.72 persons which is exceeded in all quarters. The housing stock is heterogeneous. In the central areas of the district, old buildings dominate, mixed with communal housing buildings from the 1960s and 1970s. Prior to the reunification the population in Kreuzberg was a mix of students, workers, a big Turkish community and a small international scene. With the reunification the scene scattered into the "new" old districts like Prenzlauer Berg, later to Friedrichshain and Mitte. The local population was augmented by international influx. As the population grew and vacancy rates fell, rents rose.

Prices per square meter for apartment buildings in Kreuzberg have risen by around 400 percent since the beginning of our records in 2006/2007. Between  2017 and 2019 a consolidation has taken place, driven by the introduction of extensive milieu protection areas. Most investors have aligned their investment strategies correspondingly to long term goals. In the first quarter of 2020, the average offer price reaches the four thousand euro mark. Offers in exposed locations, such as directly on the Landwehr Canal, are to be considered here.

Related topics: Milieu protection  Rent cap  Residential building report

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 2019/2020

Building activity in Kreuzberg

With an apartment stock of around 79,000 units distributed over 14 statistical planning areas LOR (Lebensweltlich orientierte Räume), Kreuzberg has the most densely populated quarters. The statistical household size is 1.73 persons per household and the calculated household size is 2.03 persons per household, which is the second highest discrepancy across Berlin. With an average of 68.9 m², the average size of apartments in Kreuzberg is very small when compared to the rest of Berlin.

Aside from 2015 and 2018, construction activity in Kreuzberg is comparatively low.

Milieu protection

In Kreuzberg, six milieu protection areas are in effect as of 2019. The conservation areas represent approximately 53% of the total area of the district.

Milieu protection area In force since Area in ha Extended Last update
Graefestrasse 1995 64.1 2018 2017
Luisenstadt 1995 239.1 2018 2017
Bergmannstrasse-Nord 2003 45.8 2018 2017
Hornstrasse 2004 36.0 2018, 2019 and 2020 2018
Chamissoplatz 2005 23.9 2018 2017/2018
Kreuzberg-Nord 2017 156.4 - -

Milieu protection map Kreuzberg

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

Kreuzberg was merged with Friedrichshain in the course of the district reform in 2001. The district mayor is currently provided by Bündnis 90/ Die Grünen, as is the resort for construction, planning and facility management. The housing policy of the district is very restricted and turns against ownership.  In Kreuzberg 6 milieu protected areas are established, among them the two oldest from the 1990s. The focus of the district is not on the creation of new residential space, but on the pre-purchase acquisition of existing stock. Paradoxically, already divided properties benefit from the restrictive policy, as further splitting is prevented and the supply is kept tight. With an average apartment size of 70.7 m², the district is located in the midfield of Berlin. One-person households predominate the housing market with 62.3 percent.

Population by nationality

Migration

Kreuzberg has grown in the past few years. Like its neighbour Friedrichshain, the growth is based on international influxes, while the district is losing residents on an internal basis. In Kreuzberg it gets visible how Europe works. Economic crises lead to immigration and, once they have been overcome, to emigration again. This is particularly evident in Kreuzberg, since the district is in great demand by young international people.

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

Trend

In Kreuzberg, prices will continue to rise. On the one hand, the district benefits from the influx of young buyers from Western European countries. On the other hand, Kreuzberg's household income is growing and with it the desire for ownership and the general acceptance of ownership. The principle of supply and demand is stronger than regulation, especially in the central neighbourhoods demanded by young buyers. The competition between residential and commercial space is increasing, with young companies in the digital economy in particular looking for space. In principle, Kreuzberg still has large potential areas available for subsequent compaction, for example on the 47,000 m² Dragoner site. Unfortunately, the planning for such an area takes decades. In principle, the district would have to rely on smaller-scale densification, e.g. in the form of attic extensions. However, many projects are slowed down or hindered. In addition, the re-municipalisation strategy of the state and municipalities (districts) is worsening the housing shortage. The Transformation Ordinance (Umwandlungsverordnung) will reduce supply even further, which will boost prices. Despite (or because of?) the numerous regulations, Kreuzberg remains interesting for medium and long-term investment projects of all sizes, with great potential for value appreciation.

This report was last updated on 18.09.2020 .

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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