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 hotspot. 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.
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.
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.6,720 EUR/m² and of approx. 8,810 EUR/m² in the new construction segment are, measured against the overall Berlin price level, a statement. In the 12-month period, 1,340 Existing apartments and 410 Objects offered from new construction projects. The price increase is at -1.70 % in the inventory and at 8.20 % 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)|
|Current quarter||6,720 EUR/m²||-||8,810 EUR/m²||-|
|1 Year||6,840 EUR/m²||-1.70 %||8,140 EUR/m²||8.20 %|
|3 Years||5,250 EUR/m²||28.10 %||6,750 EUR/m²||30.50 %|
|5 Years||4,740 EUR/m²||41.70 %||5,180 EUR/m²||70.10 %|
|10 Years||2,590 EUR/m²||159.20 %||3,410 EUR/m²||158.10 %|
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.
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.
Sell apartment Mitte
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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 18.70 EUR/m² living space. Thus the price development is about 7.30 % in comparison with the previous year 17.45 EUR/m². Basis for the calculation were 2,900 Apartment offers (12 months). Prices in the new construction segment are higher. In the last 12 months 430 apartments were offered on the market. The average bid price during this period was 21.40 EUR/m². This corresponds to a development of the offered rents around 6.90 %, from before 20.00 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)|
|Current quarter||18.70 EUR/m²||-||21.40 EUR/m²||-|
|1 Year||17.45 EUR/m²||7.30 %||20.00 EUR/m²||6.90 %|
|3 Years||15.00 EUR/m²||24.70 %||16.35 EUR/m²||30.70 %|
|5 Years||12.55 EUR/m²||49.30 %||14.50 EUR/m²||47.50 %|
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.
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.
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 of2 - 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. The trend is somewhat upward. The shown price curve for the first quarter of 2020 includes two high-priced offers from the previous year.
The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Mitte by location and year of construction.
|Construction era||Simple to medium locations||Good to very good locations|
|1900 - 1949||2.300 - 3.200 EUR/m²||3.200 - 4.400 EUR/m²|
|1950 - 1978||1.900 - 2.800 EUR/m²||2.600 - 3.400 EUR/m²|
|1979 - 2000||2.100 - 3.000 EUR/m²||2.800 - 3.700 EUR/m²|
|since 2001||2.500 - 3.500 EUR/m²||3.500 - 4.600 EUR/m²|
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)
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|
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.
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.
Population by nationality
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
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 09.07.2020 .
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.
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.
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.