Last update: 22.05.2025
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 6,190 EUR/m².
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
New buildings
Property prices in Kreuzberg are in the top range in Berlin. The median we found is currently 6,150 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 -0.50 %, over six months and in the three-month period at -2.00 %.
On an annual basis, the price per square metre on offer is 6,190 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 2,870 EUR/m². This corresponds to an increase of around 114.20 %.
New-build properties are offered at a median of 10,530 EUR/m².
| Period | Existing buildings Median Offer price | Index (base 10 years = 100) | New buildings Median Offer price | Index (base 10 years = 100) |
|---|---|---|---|---|
| Current quarter | 6,150 EUR/m² | - | 10,320 EUR/m² | - |
| 1 Year | 6,500 EUR/m² | -5.30 % | 10,030 EUR/m² | 2.90 % |
| 3 Years | 7,100 EUR/m² | -13.30 % | 9,150 EUR/m² | 12.70 % |
| 5 Years | 5,850 EUR/m² | 5.20 % | 7,890 EUR/m² | 30.70 % |
| 10 Years | 3,540 EUR/m² | 74.00 % | 4,500 EUR/m² | 129.50 % |
Development of price segments for apartments in Kreuzberg. The chart shows price increases and segment shifts since 2008.
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.
Wir sind die Pole-Position Makler in Kreuzberg. Lassen Sie sich diesen Vorsprung nicht entgehen.
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.
The building stock in Kreuzberg includes approximately 5,400 structures, housing around 93,000 households with an average household size of about 1.74 people. In most neighborhoods, the actual household size is statistically higher than this average.
The number of residential and commercial buildings traded in Kreuzberg continues to decline in 2024. At the same time, the price range has widened, with values ranging from approximately 1,375 to 3,210 EUR/m² of living space, while the median price per square meter currently stands at around 2,110 EUR.
As of October 2024, Berlin’s notaries reported 23 notarized sales of multifamily buildings with and without commercial spaces in Kreuzberg to the Berlin Committee of Valuation Experts (GAA). The price range can be attributed to both the micro-location and the diversity of construction periods. In premium areas of Kreuzberg, square meter prices can exceed the typical multiplier, which the GAA currently lists at an average of 24.3.
We recommend that sellers of multifamily buildings in Kreuzberg secure the purchase price through targeted, forward-looking measures, such as timely rent adjustments. Our expertise in managing and selling multifamily buildings in Kreuzberg enables us to support you in all necessary and supplementary actions.
| Verkaufsjahr | ∑ Transaktionen | ⌀ Verkaufspreis (wfl) pro m² (€) | ⌀ Verkaufspreis Vielfaches | ∆% Verkaufspreis (wfl) pro m² (1 Jahr) |
|---|---|---|---|---|
| 2018 | 45 | 2.910 | 38,1 | |
| 2019 | 54 | 2.880 | 31,1 | -1% |
| 2020 | 42 | 2.900 | 32,2 | 1% |
| 2021 | 59 | 2.890 | 32,6 | -0% |
| 2022 | 41 | 3.180 | 31,4 | 10% |
| 2023 | 34 | 2.550 | 25,8 | -20% |
| 2024 | 23 | 2.110 | 24,3 | -17% |
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.
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.
About 1,130 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 19.25 EUR/m². This corresponds to a price development of approx. 19.80 % compared with the same period of the previous year.
| Period | Existing buildings Median Offer price | Index (base 10 years = 100) | New buildings Median Offer price | Index (base 10 years = 100) |
|---|---|---|---|---|
| Current quarter | 19.25 EUR/m² | - | 28.40 EUR/m² | - |
| 1 Year | 16.05 EUR/m² | 19.80 % | 28.25 EUR/m² | 0.50 % |
| 3 Years | 15.50 EUR/m² | 24.40 % | 22.75 EUR/m² | 24.70 % |
| 5 Years | 15.00 EUR/m² | 28.30 % | 22.05 EUR/m² | 28.70 % |
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.
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 150 new apartments were offered for rent. First rentings are carried out for approx. 28.40 EUR/m².
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.
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 | - | - |
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.
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.
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.
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.
