Last Update: 12.04.2024

Berlin Properties Mitte 2024

Mitte: The Economic, Cultural, and Political Heartbeat of the German Capital. Parliament, the Chancellor's Office, and most ministries are situated close to Museum Island, Humboldt University, and other cultural landmarks, epitomizing the international image of Berlin. Apartment prices in Mitte stand at around 8,110 EUR/m² for existing properties and 12,800 EUR/m² for new constructions.

Berlin-Mitte

Berlin's most valuable city centre locations

Brandenburg Gate, Reichstag, Unter den Linden, classical architecture, and vibrant international shopping streets define Mitte, yet it offers much more. Recognizable worldwide, Mitte stands as Berlin's emblem, hosting lifestyle hotspots, economic hubs, major software companies, media giants, banks, and top law firms. It's the cultural and political core, home to the government district, embassies, and the international elite's favorites like Hackescher Markt and Oranienburger Straße, known for their galleries, designer boutiques, clubs, and eateries. Mitte encapsulates Berlin's economic, cultural, and political heart.

Not surprisingly, its property market outpaces the rest of Berlin in price, drawing an international clientele. Its unique blend of historic buildings, cutting-edge developments, and revitalized areas is unparalleled.

Existing buildings

Median Asking price
8,110 EUR/m²
-6.20 %
Median Asking rent
17.30 EUR/m²
+11.30 %

New buildings

Median Asking price
12,800 EUR/m²
-3.00 %
Median Asking rent
32.60 EUR/m²
-10.80 %

Prime district Mitte sends out signs of recovery.

Mitte houses a wide range of residential and price locations. Characteristic is the mix of high-end residential construction projects, prefab housing estates, and classic old buildings. Accordingly, the population composition known as the "Berlin Mix" has been preserved in many neighborhoods. The average asking prices in the existing property segment of approximately 8,110 EUR/m² and approximately 12,800 EUR/m² in the new building segment are, compared to the overall Berlin price level, a statement.

Over 12 months, the development is at -6.20 %, in six months at -2.20 %, and in three months at 0.20 %. The price correction is put into perspective when the particularly high increases from 2021 are smoothed out. In Mitte, an upward trend reversal could soon begin.

In the 12-month period, 1,600 existing apartments and only 110 objects from new building projects were offered. The average list prices for new building projects are currently -3.00 % below the previous year's values.

Price index Mitte

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 8,110 EUR/m² - 12,800 EUR/m² -
1 Year 8,640 EUR/m² -6.20 % 13,200 EUR/m² -3.00 %
3 Years 7,190 EUR/m² 12.70 % 9,810 EUR/m² 30.50 %
5 Years 6,500 EUR/m² 24.60 % 8,030 EUR/m² 59.50 %
10 Years 4,060 EUR/m² 99.60 % 4,630 EUR/m² 176.50 %

Price segments

The shifts in the price structure are reflected above all in the ongoing decline in supply. Within a period of 10 years, the number of offers has more than halved.

Bird's eye view: Property Prices in Berlin Mitte

The Bubble Chart shows the supply situation of the last 12 months for the property market in Mitte. 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.

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Trend

Classic Berlin-Mitte offers exclusively good to very good residential locations; the district is home to the most expensive and exclusive residential and business addresses in the city. The average rent and purchase price levels are aimed at an international target group. Additional price dynamics are arising from the improvement in the quality of life. The neighbourhoods are becoming increasingly attractive and do not shy away from comparison with New York, London, Paris or Madrid. One example is Torstrasse, where a fundamental redesign in the coming years will reduce traffic and make the neighbouring quarters more attractive. Traffic lanes will give way to bicycle paths, public transport will be prioritised and outdoor gastronomy will be further strengthened. Whether Scheunenviertel, Linienstraße, Ackerstraße or Brunnen- and Torstraße, the locations and quarters in Berlin-Mitte remain international gold standard and are among the best investment spots in the German capital. Exclusivity is guaranteed, 

Mitte Apartment Buildings Remain Prime

It's hard to believe that 12 years ago, apartment blocks in Berlin-Mitte were still offered at an average square meter price of about 1,050 euros. Especially in the border regions to Kreuzberg, Prenzlauer Berg, Wedding, and Friedrichshain, investors were not very optimistic in 2006 about what the future would hold. This turned out to be a misconception. Prices began to rise steadily in 2011. The development first captured the classic quarters of the city center, then gradually expanded to the neighborhood borders towards Kreuzberg, Wedding, and Friedrichshain, driven by the new construction segment. All locations in Mitte still offer excellent potential for value appreciation, especially for residential and commercial buildings. The average multipliers in Mitte are at 35.3 times the annual net cold rent, higher than in any other location in the German capital. The asset class remains the gold standard in quantity as well: In 2023, only 16 apartment blocks in Mitte changed owners.

Currently, an average of nearly 4,000 EUR/m² per square meter of living space is being applied. This means the average price level in Mitte is about 10 percent below last year's, but it remains at Berlin's highest level.

Do you want to exploit the full potential of your apartment block in Mitte? Our references are convincing.

MFH Mitte: Werte und Entwicklung

Jahr
Year
Vorgänge
Transactions
Mittelwert EUR/m²
Average EUR/m²
Vielfaches
Multiplier
2018 23 3747 42,2
2019 23 4609 37,1
2020 29 4185 36,4
2021 29 4510 40,7
2022 24 5308 38,9
2023 16 3864 35,3
Quelle: Gutachterausschuss Berlin, eigene Auswertung und Darstellung

New construction in Mitte

In the very heart of Berlin-Mitte, the space for new buildings is very low. Accordingly, large-volume projects must either grow in height or build on existing ones. Purely residential uses are rare because land is very limited and very expensive. Most are commercial projects with a residential component. And all projects have one thing in common: the planning is exclusive, high-quality and expensive. The high-rise debate in Mitte is almost as old as the fall of the Berlin Wall. In a rather anachronistic "high-rise model" that many also call bourgeois, an uncompromising, bureaucratic vision of high-rise buildings was most recently developed (at that time still under left-wing leadership) that conveys a rather horizontal view of the world. 

The Alexander Tower at the "corner" of Alexanderstrasse and Grunerstrasse is sometimes attributed to Russian builders (sanctions?) sometimes to a company from Armenia. A large part of the planned 475 units was to be sold on the market as freehold property. Recently, according to media reports, the concept drifted into a mixed use of ownership and serviced apartments. And nothing is growing up on this site yet; construction seems to be stalled. 

But Mitte is more than just the neighborhoods around Alexanderplatz. At the transition to the great Tiergarten, near the Brandenburg Gate and the British Embassy, the city palace "The Wilhelm" will probably be completed in 2023. More than 170 highly exclusive apartments will be developed in a highly exclusive location. Elegant stores on the first floor will ensure that sophisticated international clientele feel at home in the full-service luxury apartments and penthouses. 

A tower at the top address of Alexanderplatz 3, which is driven by the American real estate company Hines, is calculated at up to 300 million euros in construction costs. Whether the 300 million will be enough is unclear, because firstly, the project has not yet been approved and secondly, the location is not entirely simple due to the structural connection to the BVG subway systems. Hines guarantees BVG the elaborate protection and renovation of a subway tunnel, which could result in a cost of around 30 million euros for the corporation, according to media reports

In Berlin-Mitte, almost every location is pure reputation. So is Tacheles, or rather the new construction of a residential complex with around 120 apartments "Am Tacheles." The location of the 11 buildings, including 7 residential buildings and 3 office buildings between Oranienburger Strasse, Friedrichstrasse and Johannisstrasse, speaks for itself. The emerging urban space is being planned by Herzog & de Meuron and Grüntuch Ernst Architekten as well as Brandlhuber+ Muck Petzet; the Swiss architects are providing artistic direction for the project. 

Living will be much more affordable in the new apartment building at Fischerinsel/corner of Mühlendamm, where WBM housing association is building 210 apartments. Construction workers are scheduled to leave at the end of 2023. 

 

Neighbourhoods in Berlin Mitte

All locations in Berlin-Mitte are characterised by urbanity and many are endowed with central inner-city functions: administration, office, federal government, large law firms, retail or global companies. Everyone is in Mitte, but not everything in Mitte is chic. Many neighborhoods have a high proportion of slab housing mixed with residential projects from more than two decades of post-reunification construction activity. This mixture is a mirror of the society in Mitte and a witness of many epochs. Around 780 slab buildings were built in the years between 1961 and 1989, but with over 3,600 residential buildings, the old building stock in Mitte accounts for the largest segment. Numerous buildings in the western Leipziger Strasse are well preserved in their historical structure and reflect exclusivity. While the Federal Ministry of Finance and the Federal Council are located in this section, residential quarters and commercial buildings with up to 25 floors rise up on Leipziger Strasse in the east. In 1969, the (very popular) residential complexes along Leipziger Strasse saw themselves as a socialist antagonist to the class enemy in the form of the Axel Springer skyscraper on the other side of the Wall. In the "Rosenthaler Vorstadt", late classicism and the Wilhelminian (in German: Gründerzeit) period dominate, mixed with new buildings. The " Vorstadt-Kieze " still attract families. Especially the Arkonaplatz, the area between Torstrasse, Friedrichstrasse, Rosa-Luxemburgstrasse and Spree is very popular. The quarters around Hackescher Markt and Oranienburger Strasse are home to galleries, exclusive designer shops, clubs and restaurants.

Rental market in Berlin Mitte

On the free rental housing market, apartments until year of construction before 2016 are currently offered for about 17.30 EUR/m² living space. Thus the price development is about 11.30 % in comparison with the previous year 15.55 EUR/m². Basis for the calculation were 720 Apartment offers (12 months). Prices in the new construction segment are higher. In the last 12 months 350 apartments were offered on the market. The average bid price during this period was 32.60 EUR/m². This corresponds to a development of the offered rents around -10.80 %, from before 36.50 EUR/m²

Rent index Berlin Mitte

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 17.30 EUR/m² - 32.60 EUR/m² -
1 Year 15.55 EUR/m² 11.30 % 36.50 EUR/m² -10.80 %
3 Years 16.80 EUR/m² 2.90 % 21.85 EUR/m² 49.00 %
5 Years 15.65 EUR/m² 10.40 % 19.70 EUR/m² 65.40 %

Bird's eye view: Asking rents in Berlin Mitte

Berlin Mitte has one of the highest-priced rental markets in the capital, with prime rents for new leases starting at over 12 euros/m². The majority of new lettings are already above 14 euros/m² net rent.

Rent 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 per square metre across all apartment types and price segments for existing apartments.

Building activity in Mitte

Berlin-Mitte occupies a manageable number of 58.000 residential units distributed over 12 statistical planning areas LOR (Lebensweltlich orientierte Räume). However, the construction activity has been very high in recent years. With an average apartment size of 67.4 m², Mitte has the highest proportion of small apartments in Berlin after Lichtenberg. This can also be seen in the statistical household size of 1.64 persons per household. It is only lower in Wilmersdorf and Friedrichshain. In terms of figures, the household size is 1.83 persons per household.

There is a very high amount of construction activity in Berlin-Mitte. In the past 7 years, the housing stock has grown by more than 13%. When and in which quarters (LOR) construction completions were reported, can be seen from the map. (Source: Amt für Statistik Berlin-Brandenburg)

Milieu protection in Berlin Mitte

In the district of Mitte, as of April 2019, one milieu protection area was established.

Milieu protection area In force since Area in ha Extended Last update
Alexanderplatzviertel 2019 - - -

Based on a study from 2018, ten further observation areas were also investigated. As a result, milieu protection areas were established in Moabit, Wedding and Tiergarten.

Milieu protection map Mitte

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.

Population by nationality

Migration

The residents in Mitte are international. Since 2014, the USA has led the influx, followed by Great Britain, Italy, France and Russia. The high-calibre influx strengthens the central function and the perception of the district as an international hotspot. Since 2016, immigrants from China have also been among the top 10. Mitte has a lively exchange with Bavaria, North Rhine-Westphalia and Brandenburg. The most active exchange takes place with the communities directly north of Berlin and Potsdam. Within Berlin, the Mitte district is easily transferred to other districts. Prenzlauer Berg, Kreuzberg and Friedrichshain lead both the inflow and the outflow.

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

This report was last updated on 12.04.2024 .

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.

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