Last Update: 13.08.2022

Berlin Properties Mitte 2022

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 visitors remember? Probably at least the Brandenburg Gate, the Reichstag, Unter den Linden, classicist buildings and cool, international shopping streets. That's Mitte. But the core district, which is easy to pronounce in any language, is much more than just a representative city and lifestyle hotspot. Large international software and media companies have their offices here. Culturally and politically, Mitte is also a major player in the city. In addition to the Government District with Parliament, the Federal Chancellery and ministries, the top embassies have their headquarters here. The international jet set prefers to stay around Hackescher Markt and Oranienburger Straße in galleries, trendy designer stores, clubs and restaurants. Mitte is and remains the center of gravity of the capital in economic, cultural and political terms. No wonder, then, that purchase prices and rents are higher here than anywhere else in Berlin.

Existing buildings

Median Asking price
9,390 EUR/m²
+16.40 %
Median Asking rent
23.05 EUR/m²
+8.90 %

New buildings

Median Asking price
11,520 EUR/m²
+19.10 %
Median Asking rent
33.85 EUR/m²
+39.10 %

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.

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. 

 

Property prices Berlin-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.9,390 EUR/m² and of approx. 11,520 EUR/m² in the new construction segment are, measured against the overall Berlin price level, a statement. In the 12-month period, 1,380 Existing apartments and 300 Objects offered from new construction projects. The price increase is at 16.40 % in the inventory and at 19.10 % 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)
Current quarter 9,390 EUR/m² - 11,520 EUR/m² -
1 Year 8,070 EUR/m² 16.40 % 9,670 EUR/m² 19.10 %
3 Years 6,880 EUR/m² 36.40 % 8,160 EUR/m² 41.20 %
5 Years 5,470 EUR/m² 71.70 % 6,910 EUR/m² 66.60 %
10 Years 3,760 EUR/m² 150.10 % 4,160 EUR/m² 177.00 %

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.

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.

New listings by calendar week in Mitte

Property listings in Mitte by calendar week, with median, number of new listings and segments.

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Rental market in Berlin Mitte

On the free rental housing market, apartments until year of construction before 2016 are currently offered for about 23.05 EUR/m² living space. Thus the price development is about 8.90 % in comparison with the previous year 21.20 EUR/m². Basis for the calculation were 2,040 Apartment offers (12 months). Prices in the new construction segment are higher. In the last 12 months 260 apartments were offered on the market. The average bid price during this period was 33.85 EUR/m². This corresponds to a development of the offered rents around 39.10 %, from before 24.35 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 23.05 EUR/m² - 33.85 EUR/m² -
1 Year 21.20 EUR/m² 8.90 % 24.35 EUR/m² 39.10 %
3 Years 17.20 EUR/m² 34.00 % 20.00 EUR/m² 69.40 %
5 Years 15.15 EUR/m² 52.40 % 16.40 EUR/m² 106.60 %

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.

Apartment buildings in Berlin Mitte

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 2.000 - 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.

Related topics: Milieu protection  Rent cap  Residential building report

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.

"Baujahresklasse" = year of construction.
"Einfache bis mittlere Lage" = Simple to good area. 
"Gute bis sehr gute Lage" = Good to very good area.

Baujahresklasse Einfache bis mittlere Lage Gute bis sehr gute Lage
1900 - 1949 2.400 - 3.500 EUR/m² 3.300 - 4.800 EUR/m²
1950 - 1978 2.000 - 3.000 EUR/m² 2.800 - 3.700 EUR/m²
1979 - 2000 2.200 - 3.200 EUR/m² 2.000 - 3.900 EUR/m²
ab 2001 (ohne Erstbezug) 2.600 - 3.800 EUR/m² 3.700 - 5.000 EUR/m²
Quelle: IVD Immobilienpreisservice 2021/2022

Trend

The classic Berlin-Mitte offers exclusively good to very good residential locations; this Berlin district is home to the most high-priced and exclusive residential and commercial locations in the city. The average rent level is high and appeals to an international, affluent population. Berlin-Mitte is gaining primarily through international influx of high-income households. Berlin Mitte competes less with other Berlin locations than with the investment markets of international metropolises.

  • Investors find many prime locations with the highest intrinsic value
  • High purchasing power and high internationality
  • High rent levels - good returns even with high entry prices
  • Constant rise in purchase prices as densification opportunities become scarcer

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.

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.

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 13.08.2022 .

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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