Last update: 19.05.2024

Berlin Properties Kreuzberg 2024

Kreuzberg, the former working-class neighbourhood, has developed into one of the most sought-after residential areas of Berlin in about two decades. A young, multicultural mix of residents and businesses characterises the scene. The border to Neukölln runs smoothly, known as Kreuzkölln. Some of Berlin's most popular neighbourhoods are located here. Flats in Kreuzberg cost on average 6,690 EUR/m²

Berlin-Kreuzberg

Kreuzberg: Embracing diversity, culture, and Berlin's avant-garde heartbeat

Progressive, modern Berlin is omnipresent in Kreuzberg. Thousands of young people from almost 200 nations crowd the neighbourhoods and guarantee one of the most agile street, work and night lives in the world 365 days a year. The economy in the district is booming, incomes are growing. That was not always so. In the divided Berlin, Kreuzberg had become a periphery district; the name stood for a scene, nightlife and its own folklore. Then, with the fall of the Wall in 1989, the periphery district suddenly found itself in the middle of Berlin again. The transformation from a rough working-class district to a modern, multinational hotspot has not been without friction to this day, but it is unstoppable. Modern Kreuzberg is international, cosmopolitan and straightforward. The property market in Kreuzberg is challenging for sellers and buyers with high prices and equally high demand. Anyone investing in Kreuzberg is banking not only on the culturally-international lifestyle but also on Kreuzberg's reputation as an unconventional-alternative spot with a high level of diversity. 

Existing buildings

Median Asking price
6,510 EUR/m²
-6.70 %
Median Asking rent
15.95 EUR/m²
+14.10 %

New buildings

Median Asking price
10,030 EUR/m²
-8.60 %
Median Asking rent
28.25 EUR/m²
+0.70 %

Property prices Kreuzberg

Property prices in Kreuzberg are in the top range in Berlin. The median we found is currently 6,510 EUR/m². However, the positive double-digit growth seen for years has slipped into negative growth under the pressure of the interest rate turnaround. Calculated over nine months, the development is -5.80 %, over six months and in the three-month period at 0.20 %

On an annual basis, the price per square metre on offer is 6,690 EUR/m². The supply is dominated by the large stock of old buildings. The 1950 - 1978 building year classes and new construction are less well represented.

Property in Kreuzberg is also an excellent investment for the future. 12 years ago, the price of a flat in Kreuzberg was around 2,660 EUR/m². This corresponds to an increase of around 144.70 %.

New-build properties are offered at a median of 10,540 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 6,510 EUR/m² - 10,030 EUR/m² -
1 Year 6,980 EUR/m² -6.70 % 10,970 EUR/m² -8.60 %
3 Years 6,420 EUR/m² 1.40 % 9,090 EUR/m² 10.40 %
5 Years 4,770 EUR/m² 36.50 % 8,640 EUR/m² 16.10 %
10 Years 3,410 EUR/m² 90.70 % 4,060 EUR/m² 147.10 %

Development of property price segments in Berlin Kreuzberg

Development of price segments for apartments in Kreuzberg. The chart shows price increases and segment shifts since 2008.

Snapshot: Property listings Kreuzberg

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.

Swift, Precise & Confidential Property Valuation

Discover the value range of your Berlin apartment in seconds. No personal data required. 

Wir sind die Pole-Position Makler in Kreuzberg. Lassen Sie sich diesen Vorsprung nicht entgehen. 

Unverbindlich informieren.

Indem Sie fortfahren bestätigen Sie, dass Sie die Datenschutzrichtlinie der Guthmann Estate GmbH gelesen haben und akzeptieren.

Trend

There is not one Kreuzberg, but many Kreuzberg neighbourhoods and quarters. Whether Graefekiez, Wrangelstraße, Bergmann-Kiez, Lausitzerplatz, Chamissokiez, Viktoriaquartier or Gleisdreieck, just to name a few. Until 2010, property prices in Kreuzberg averaged less than 2,000 euros/m² and the supply was dominated by the lower price segment. The first price increases began with the international influx around 2007. Accompanied by many measures in various redevelopment areas, weathered locations became prosperous neighbourhoods. In the Kreuzberg neighbourhoods to the south, many houses were refurbished and converted from 2012 onwards. As a result, property prices in Kreuzberg are now among the highest in Berlin. After slight reductions due to the pressure of the interest rate turnaround, the market is tending to grow again. In Kreuzberg, all property types will continue to increase in value in the coming years. In addition to the continuing high influx of new residents and the already high housing deficit, the limited supply of space and the slowdown in construction activity are leading to a growing demand overhang. The signs for the next decades point to growth.  

Apartment buildings in Kreuzberg

The number of traded residential and commercial buildings in Kreuzberg has significantly decreased recently. At the same time, the range from the lowest to the highest documented value is wider than ever, spanning from around 1,140 to 8,200 EUR/m² LFA. The average square meter price currently sits at just under 2,500 euros.

In 2023, Berlin notaries reported 34 documented transactions for multi-family homes with and without commercial units in Kreuzberg to the Berlin Valuation Committee (GAA). The wide price range is explained by the micro-location as well as the spread in construction years. In particularly good Kreuzberg quarters, square meter prices exceed the factor currently named by the GAA at 25.3.

We advise sellers of apartment buildings in Kreuzberg to secure the purchase price through targeted and forward-looking measures, e.g., by timely rental development. We are at your disposal with our expertise in the administration and sale of apartment buildings in Kreuzberg for all necessary and supporting measures.

MFH Kreuzberg: Werte und Entwicklung

Jahr
Year
Vorgänge
Transactions
Mittelwert
Average
Vielfaches Multiplier
2018 45 2801 38,1
2019 54 2771 31,1
2020 42 2785 32,2
2021 59 2775 32,6
2022 41 3058 31,4
2023 34 2455 25,3
Quelle: Gutachterausschuss Berlin, eigene Auswertung und Darstellung

New construction Kreuzberg

How the transformation of a transit location into a central urban center unfolds can currently be witnessed along the Kreuzberg section of the Landwehrkanal, located west of Hallesches Tor. Until the 2000s, this part of Kreuzberg was considered unattractive. The perception of the neighborhoods between Potsdamer Platz, Schöneberg, Kreuzberg and Mitte was more that of a transit route connecting Kreuzberg with the city. Those days are long gone. The Gleisdreieckpark, the cultural use of the former refrigerated warehouse in Luckenwalder Strasse, the offices in the former railroad directorate and later GDR Reichsbahndirektion, the revitalization of the old pumping station by Christian Boros, and finally the Grünachse, on which one can travel comfortably and safely and without car traffic from the Flaschenhalspark south of Yorkstrasse to Anhalter Bahnhof. Taken together, it becomes clear what the location is today, and with the creation of the huge Gleisdreieckpark and an entire residential quarter between Kreuzberg and Schöneberg it was clear that this had to become one of the really great locations in the western part of Berlin.

The second phase of this development is now in full swing. After a long planning period, a neighborhood is currently being developed on the northern side of the Landwehr Canal. Hundreds of apartments and thousands of square meters of office and retail space are being developed around the old post office tower. Right next door, another approximately 100 apartments are being added in the Mehring Quarter.

On the northeast side of Schöneberger Strasse, the WoHo project, short for residential high-rise, is still in the development process. The residential tower is expected to be 98 meters tall; in addition to the future- and very people-oriented architecture, the concept has all the prerequisites to become a proverbial flagship project. According to our current information, around 25 percent commercial space and 60 percent owner-occupied and rental apartments are planned on around 18,000 m² of floor space. Additional space is intended for social institutions and students. 

Very interesting real estate projects are also being developed in other parts of Kreuzberg. 120 apartments are being constructed by the municipal HOWOGE in the Ohlauerstrasse campus and will provide low-cost housing for refugees, homeless women with children, students and low-income families.

New office buildings are being developed in Adalbertsraße, just a stone toss from Kottbusser Tor, and luxury revitalized apartments in Riehmers Hofgarten, near Viktoriapark.

Neighbourhoods in Berlin Kreuzberg

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.

Rental market in Kreuzberg

About 1,040 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 15.95 EUR/m². This corresponds to a price development of approx. 14.10 % 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 15.95 EUR/m² - 28.25 EUR/m² -
1 Year 14.00 EUR/m² 14.10 % 28.05 EUR/m² 0.70 %
3 Years 16.60 EUR/m² -3.80 % 26.25 EUR/m² 7.50 %
5 Years 14.20 EUR/m² 12.60 % 18.00 EUR/m² 56.70 %

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.

Development of rental price segments in Berlin Kreuzberg

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 160 new apartments were offered for rent. First rentings are carried out for approx. 28.25 EUR/m².

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.

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

Newsletter and listings

By proceeding you confirm that you have read and accept the Guthmann Estate GmbH privacy policy. You allow Guthmann Estate GmbH to contact you in order to create your search profile for the submission of individual property offers. Of course, you can unsubscribe from all our offers at any time.

This report was last updated on 19.05.2024 .

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.

schliessen

Personal Advice

By submitting the form, I agree to the privacy policy of Guthmann Estate GmbH and consent to being contacted.