Last Update: 11.10.2019

Investors Guide Berlin Mitte 2019

The name says it all. Located in the geographical centre of Berlin, Mitte is the capital's economic, cultural and political pacemaker. Parliament, the Federal Chancellery and ministries are located in the immediate vicinity of the Museum Island, Humboldt University and the most important Prussian cultural monuments. Mitte is the international synonym for Berlin.

Berlin-Mitte

The capital's centre of gravity

What do Berlin tourists remember? Probably at least the Brandenburg Gate, the Reichstag, Unter den Linden with classicist buildings and squares. In short: Prussia's glamour and glory. That's Mitte. But the district, which is easy to pronounce in any language, is much more than a tourist hot spot. A large part of the economic, cultural and political life of the German capital occurs here. In addition to the government district with parliament, the Federal Chancellery and ministries, most embassies are based there. And the international jet set also prefers to stay in Mitte, for example around Hackescher Markt and Oranienburger Straße, in galleries, designer shops, clubs and restaurants. In economic, cultural and political terms, Mitte is and remains the capital's gravity centre. So it's no wonder that purchase prices and rents in Mitte are higher than anywhere else in Berlin.

Existing buildings

Median Asking price
6,800 EUR/m²
+11.50 %
Median Asking rent
17.70 EUR/m²
+10.00 %

New buildings

Median Asking price
8,490 EUR/m²
+11.10 %
Median Asking rent
21.10 EUR/m²
+20.60 %

Markets

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.

Housing deficit

In the diagram below, we show the hypothetical housing demand for the districts in Mitte. For each quarter, the Statistical Office publishes data on population, household size and housing stock. If there are more households than apartments, we consider this a housing deficit. The colours in the chart show the percentage of housing demand measured against the housing stock.

Property prices Mitte

There are quite a few of Berlin's highest-priced residential areas in Mitte. Nevertheless, property prices in Mitte are differentiated by microlocations. A characteristic feature of Mitte is the side-by-side of high-priced apartments and communal housing stock, which leads to the fact that the population composition known as the "Berlin mix" has been preserved in many quarters. The average offer prices in the inventory segment of approx.6,800 EUR/m² and of approx. 8,490 EUR/m² in the new construction segment are, measured against the overall Berlin price level, a statement. In the 12-month period, 1,290 Existing apartments and 580 Objects offered from new construction projects. The price increase is at 11.50 % in the inventory and at 11.10 % in projects. 

Price index Mitte

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 6,800 EUR/m² - 8,490 EUR/m² -
1 Year 6,090 EUR/m² 11.50 % 7,640 EUR/m² 11.10 %
3 Years 5,440 EUR/m² 24.90 % 6,260 EUR/m² 35.70 %
5 Years 4,250 EUR/m² 59.90 % 4,780 EUR/m² 77.60 %
10 Years 2,590 EUR/m² 162.90 % 3,260 EUR/m² 160.60 %

Snapshot

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.

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. The property market in Mitte is divided into two segments: Existing apartments between 4,000 and 6,000 EUR/m² and properties above this price level.

Property prices Mitte annual cycle

The chart below shows the development of property prices in Mitte on a monthly basis.

Rent prices Mitte

In the rental housing market, a distinction must be made between the supply of municipal housing companies and the free rental housing market. The Berlin housing associations offer vacant rental apartments predominantly through their own channels, which can lead to upward price distortions across the entire portfolio. On the free rental housing market, existing apartments are currently offered for about 17.70 EUR/m² living space. Thus the price development is about 10.00 % in comparison with the previous year 16.10 EUR/m². Basis for the calculation were 3,220 Apartment offers (12 months). Prices in the new construction segment are higher. In the last 12 months 400 apartments on the market. The average bid price during this period was 21.10 EUR/m². This corresponds to a development of the offered rents around 20.60 %, from before 17.50 EUR/m².

Rent index Mitte

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 17.70 EUR/m² - 21.10 EUR/m² -
1 Year 16.10 EUR/m² 10.00 % 17.50 EUR/m² 20.60 %
3 Years 13.25 EUR/m² 33.20 % 16.90 EUR/m² 25.00 %
5 Years 12.40 EUR/m² 42.80 % 14.90 EUR/m² 41.70 %

Snapshot

Mitte is home to one of the capital's highest-priced rental markets, with new contracts starting at over 11 EUR/m². The majority of new rentals are already over 14 EUR/m² net cold. 

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.

Rent prices Mitte annual cycle

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

Apartment buildings

It is virtually unbelievable that 12 years ago apartment buildings in Berlin-Mitte were still being offered at an average price of around 1,050 EUR/m². Particularly in the border regions to Kreuzberg, Prenzlauer Berg, Wedding and Friedrichshain, investors were not very confident in 2006 what the future would bring. A mistake, as it turns out today. Since the end of the 1990s, prices have remained at a low level; only in 2011 they began to rise continuously. The development initially covered the classic quarters of the city centre, but then gradually expanded, driven by the increasing new construction activity, to the neighbourhood boundaries of Kreuzberg, Wedding and Friedrichshain. Even today and despite high purchase prices, all central locations still offer excellent potential for future value increase. In medium to good locations, the price index of the IVD (Immobilienverband Deutschland) indicates a purchase price range of 3,300 - 4,400 EUR/m². On the supply market, asking prices behave as shown in our price development chart below, with a small number of cases available. 

Construction era Simple to medium locations Medium to good locations
1900 - 1949 2,200 - 3,000 EUR/m² 3,000 - 4,000 EUR/m²
1950 - 1978 1,800 - 2,600 EUR/m² 2,500 - 3,200 EUR/m²
1979 - 2000 2,000 - 2,800 EUR/m² 2,700 - 3,500 EUR/m²
since 2001 2,400 - 3,200 EUR/m² 3,300 - 4,400 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

Milieu protection

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.

General background

The overall Mitte district (including all sub-districts), which is managed by the Greens, has set itself the goal in an urban planning framework plan from 2016 to quickly issue building permits and to increase the number of permits and completions. In addition, the state-owned housing companies were to realise more rental housing for small and medium incomes. The district is also committed to privately financed housing construction and relies on the "Berlin model of cooperative building land development". In the Mitte district as a whole, there are various milieu protection areas in which the Transformation Ordinance (Umwandlungsverordnung) applies. So far, the district's measures have extended to the districts of Wedding, Tiergarten and Moabit, and have had no effect in the original Mitte district. However, a preservation statute for the Alexanderplatz quarter has been approved. A further area is being investigated along Invalidenstrasse. As investors are increasingly focusing on long-term investment strategies, the question of the impact of milieu protection is less related to the provisions of the maintenance statutes than to the obligations of the buyers required by the district in the averting agreements (Abwendungsvereinbarungen). We would be pleased to advise you in this regard.

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 hot spot. 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

Trend

Berlin-Mitte offers exclusively good to very good residential locations, the district accommodates the most expensive and exclusive residential and business locations in the city. The average rent level is at a high level and appeals to a solvent international clientele. Berlin-Mitte is gaining ground primarily due to the international influx of high-income households. Microlocations compete more with international metropolises than with other districts of Berlin. International investors will find many top locations with the highest intrinsic value. They can bet on purchasing power, internationality and highest rent levels. 

This report was last updated on 11.10.2019 .

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.