May 2019

Investors Guide Berlin Moabit 2019

Moabit is central, has lovely neighbourhoods and excellent inner-city connections. Nevertheless, until recently little attention was paid to the promising district between the Berlin waterways. With the rising prices in Wedding and Neukölln this is changing. The cosy neighborhoods are (nearly no more) traded as a secret tip. 

Berlin-Moabit

Surrounded by waters

The inner-city location between the waterways Spree, Berlin-Spandauer shipping canal, the Westhafen canal and the Charlottenburg canal helped Moabit in earlier times to industrial prosperity, resulting in the settlement of workers in Moabit. In the course of industrialization, the population grew from 10,000 to 93,000 inhabitants between 1858 and 1890. The district developed into a highly dense work and residential area. The people lived in very narrow spaces in precarious living conditions. Under Nazi rule, Moabit, also known as the "Red Island", was the scene of street fighting between communist workers and the SA thugs. In November 1943, the Beussel district was first partially destroyed by bomb attacks, and in the last days of the war almost two thirds of the apartments fell victim to street fighting. The reunification of Germany brought Moabit back to the centre of Berlin. In 2001 Tiergarten, to which Moabit belonged, was merged with Mitte and Wedding as part of the district reform. For a long time, no one took much notice of Moabit. That has changed radically. Moabit's back.

Existing buildings

Median Asking price
3,850 EUR/m²
+3.60 %
Median Asking rent
13.95 EUR/m²
+15.80 %

New buildings

Median Asking price
6,210 EUR/m²
-8.40 %
Median Asking rent
15.40 EUR/m²
+5.50 %

Markets

The most popular micro locations within Moabit are architecturally characterized by attractive old buildings and calm residential streets with 30 km/h zones, cafés and restaurants. Among them is the Stephankiez. Here you can find houses from the Wilhelminian period (Gründerzeit) with very attractive stucco facades, most of which have now been restored. About 90 percent of the historical building substance is still present here. The classic Moabit from the time before the district reform and the integration into the district Mitte, consists of the quarters Huttenkiez, Beusselkiez, Westhafen, Emdener Straße, Zwinglistraße, Elberfelder Straße, Stephankiez, Heidestraße, Lübecker Straße, Thomasiusstraße, Zillesiedlung and Lüneburger Straße.

Buy

With almost 45,000 apartments, the housing market in Moabit is small. A heterogeneous price picture reveals itself, which depends more strongly on the microlocation than in other districts. The ownership rate is a low 2.5 percent. The offer prices for apartments in Moabit are average 3,850 EUR/m². This corresponds to a development of 3.60 % in one year.  The housing offer amounts to 460 apartments in the last period of 12 months. 

The situation is similar in the new construction segment. In 12 months 30 objects from new building projects were offered. The average list price is 6,210 EUR/m². 12 months ago it was 6,780 EUR/m². Accordingly the price correction in this period was -8.40 %.

Price index Moabit

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 3,850 EUR/m² - 6,210 EUR/m² -
1 Year 3,720 EUR/m² 3.60 % 6,780 EUR/m² -8.40 %
3 Years 3,010 EUR/m² 27.90 % 6,050 EUR/m² 2.70 %
5 Years 2,360 EUR/m² 62.90 % 3,990 EUR/m² 55.90 %
10 Years 1,160 EUR/m² 230.80 % 0 EUR/m²

Snapshot

The Bubble Chart shows the supply situation of the last 12 months for the property market in Moabit. 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 chart shows the changes in the price structure of the offered prices in Moabit. How many apartments were offered in the different price segments? The curve shows the development of the average offer price across all apartment types and price segments for existing apartments. Moabit has a stable lower price segment with offer prices between 2,000 and 4,000 EUR/m². The mid-price segment is growing. Some properties in highly sought-after locations are priced at over 6,000 EUR/m².

Rent

Rents in Moabit rose by 15.80 % in the 12-month period. On the free market apartments are offered on average at square meter prices from 13.95 EUR/m². Altogether within one year 480 objects were advertised for rent, the offers of the municipal housing companies were not included. In the new building segment the offered rents are 15.40 EUR/m². The number of apartments offered for rent is 80 . The price development to the previous year: 5.50 %.

Rent index Moabit

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 13.95 EUR/m² - 15.40 EUR/m² -
1 Year 12.05 EUR/m² 15.80 % 14.60 EUR/m² 5.50 %
3 Years 9.60 EUR/m² 45.30 % 0.00 EUR/m²
5 Years 8.60 EUR/m² 62.10 % 8.65 EUR/m² 78.50 %

Snapshot

The Bubble Chart shows the supply situation of the last 12 months for the property market in Moabit. 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 various price segments and construction years in the Moabit rental market are clearly visible. Rents above 15 EUR/m² are mainly located in newly constructed properties. Small apartments are well represented.

Rent segments

All price segments are present in Moabit. The offers in the segment from 5 - 8 EUR/m² are decreasing. At the same time, the number of housing offers is rising above 14 EUR/m². The medium price segments are largely stable.

Apartment buildings

Although Moabit has all the qualities for the future, for a long time the small district was not on the priority list of buyers. The total housing stock in Moabit of around 45,000 apartments is spread over approx. 2,850 buildings. Not surprisingly, the pressure is high in the popular quarters of Stephankiez, Huttenkiez and Zwinglistrasse. Nearly 1,500 buildings are classic old Berlin buildings up to 1910. The destruction of the industrial Moabit and neighborhoods around production facilities during the war had a severe impact. This explains the large post-war housing stock. Both construction year classes (pre-war, post-war) are valued accordingly differently on the market. The real household sizes are highest in the Zillestraße with 2.23 persons per household and lowest in the Hansaviertel with 1.64 persons per household. Overall, the housing deficit is just under 7,800 apartments above overall Moabit. It is to be expected that the combination of low supply, growing demand and central city locations with good connections will hold considerable potential for development. 

Construction era Simple to medium locations Medium to good locations
1900 - 1949 2,200 - 3,000 EUR/m² 3,000 - 4,200 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 Moabit there are currently three milieu protection areas.

Milieu protection area In force since Area in ha Extended Last update
Birkenstrasse 2016 81.6 - -
Waldstrasse 2016 72.6 - -
Thomasiusstrasse 2018 16.8 - -

Please see the GUTHMANN milieu protection map for details.

General background

"Moabit is the best," the Moabites say about their neighborhood. In fact, the population mix is a cut through the middle of society. The figures show that Moabit is not a single-person district, despite the typically high number of one-person households in Berlin. Taken together, almost 50,000 people live in 2-, 3- and 4-person households. With an average apartment size of 68 m², the apartments are rather in the lower average range in Berlin comparison. The proportion of the population aged between 27 and 45 is high, while the proportion of those over 65 is relatively low. Milieu protected areas were introduced in the Waldstrasse, Birkenstrasse and Thomasiusstrasse areas. The ownership rate in the district is traditionally low. The central location, an environment worth living in, the mostly very good connections and, last but not least, the qualities of the location, which result, among other things, from small-scale old building quarters and neighbourhoods, make long-term investments in Moabit interesting.

Migration

About 32 percent of the population living in Moabit comes from the international area. While migration balances have been negative internally for some years now, immigration from Germany and abroad is on the increase. When looking at the top 10 international migrations, the overall situation is reflected in Moabit. The top 4 immigration countries in the time series from 2013 to 2017 are Poland, Syria, Bulgaria and Italy. Immigration from Syria as a result of the war conflict ended in 2017. Sustainable migration takes place from the classical states of Western Europe and South-Eastern Europe. From the federal territory, the number of migrations follows the proportions of the federal states. In the suburban context, a negative tendency can be observed, with a focus on Potsdam, Havelland and Oberhavel. Internally, Moabit loses residents to other districts between 2013 and 2017.

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

Trend

In the larger urban context, Mitte gets closer to Moabit and vice versa. Former wall wastelands become inner-city centres. On the Moabit side, the new quarter on Lehrter Strasse with approx. 1,000 rental and owner-occupied apartments is being built, north of the main railway station and in the centre, a wide variety of usages and building types are being created on approx. 61 hectares in Europa-City. Moabit is also being upgraded by the redevelopment (Sanierungsgebiet) area around Turmstrasse initiated in 2008 and the "Active Centres" development initiative. The former brewery was converted into the Schultheiss Quartier with the simultaneous aim of preserving and strengthening the small-scale retail character of Turmstrasse. In the north Moabit borders the Charlottenburg shipping canal with the Westhafen and the logistics company and important employer BEHALA. Here the district is still industrially shaped. No other inner-city district has such large industrial land reserves as Moabit. With current entry-level prices still moderate, we expect a very positive development, which will pick up speed when Europa City starts operations.

This report was last updated in May 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.