Last Update: 25.11.2022

Berlin Properties Neukölln 2022

Neukölln is a job engine, scene hotspot and future lab. All in one. With around 22,000 entrepreneurs, 5,500 companies and 60,000 jobs, the district is a Berlin heavyweight. And a new generation of entrepreneurs and thinkers is transforming neighborhoods and people. Change is visible everywhere. Neukölln rocks.

Multi-ethnic hip mix

Neukölln's tremendous potential cannot be seen separately from the district's equally great challenges. In no other Berlin district do so many ethnic groups come together on such a small area, nowhere else in Berlin is there a level of cultural diversity like this. But what was long considered Neukölln's weakness is now turning out to be its strength, because the diversity in the population is expressed in a wide acceptance for change and development. The mega-district is establishing itself as a young, impulse-giving and strong driving force in Berlin. In Neukölln you can't observe - you have to keep the pace. Developments are happening fast. Unlike before, no new parallel society is emerging, but a young and diverse business culture from which everyone benefits. Many people recognise the signs and understand that it is not about displacement, but about transformation. Investors are planning coworking spaces and building the apartments to go with them. Deserted underground car parks are being turned into offices, arcades into functioning retail, gastronomy, office or service structures. The vision for Neukölln is not a protected milieu, but a cosmopolitan, dynamic, real participating community.

Existing buildings

Median Asking price
4,850 EUR/m²
+7.70 %
Median Asking rent
11.55 EUR/m²
+1.10 %

New buildings

Median Asking price
8,990 EUR/m²
+19.80 %
Median Asking rent
18.70 EUR/m²
+4.00 %

Neighbourhoods in Berlin Neukölln

For a long time, the real estate market in Neukölln was driven by high in-migration and low rents and later by the settlement of start-ups and small to medium-sized enterprises. In 2022, Neukölln is an established district, also for residential investments. Most recently, the price trend for apartments from the large old building and post-war stock was around  7.70 %. There is a clear price differentiation by (micro-)location. The districts along the Landwehkanal, Rixdorf and on the edge of the Tempelhof airfield, in the Schillerkiez, are particularly valuable. 

The north of Neukölln is characterised by a well-preserved old building stock from the Wilhelminian period, partly mixed with blocks of flats from the 1930s. South of the circular railway (Ringbahn), single-family house areas, suburban housing developments and large housing estates with many high-rise buildings dominate. The area Karl-Marx-Straße/Sonnenallee is a redevelopment area (Sanierungsgebiet). The quarter is the cultural and social centre for more than 25,000 inhabitants from over 160 nations. It is also the administrative heart of Neukölln. Neu-Britz also has a redevelopment area between Delbrückstraße and Jahnstraße, which will undergo a transformation process with the extension of the city motorway (A 100). In Britz there is both a metropolitan development and further south a more suburban architecture.

New construction Neukölln

Development activity in Neukölln is running high. In almost all neighborhoods of the vast district, both municipal and private projects are being realized. Currently in the preliminary planning phase is, among others, a large private-sector residential project in the former Geyerwerke with almost 230 apartments and a new urban quarter "Neue Ringbahnhöfe" at the southern end of Karl-Marx-Strasse near the Neukölln S-Bahn station with around 500 to 700 apartments. In addition to student apartments and units for shared living, hotel rooms will also be developed here. Also in an early planning phase is the development of the site of the former fun pool "Blubb" which could provide around 320 units.  

Among municipal developers, "Stadt und Land" is particularly active in Neukölln. The housing association is planning and building residential neighborhoods at various locations that will produce several thousand units in different planning and construction phases.

While neighborhood-heavy projects were the development drivers in Neukölln so far, the currently planned projects are larger in scale. According to our research, at least 4,000 to 5,000 residential units could be developed in the zip code areas in Neukölln by 2024.

While the large residential projects are being developed in a slightly decentralized environment, a number of flagship projects for office and retail are at an advanced stage of construction in the heart of Neukölln. At the most central point of Karl-Marx-Strasse, Maruhn Real Estate is transforming the former Sinn-Leffers department store into an exciting office building with around 40,000m² of floor space.

 

Property prices Neukölln

The scale of the property market and the many different typologies of real estate in Neukölln requires a differentiated view by location and type. The quantitatively largest supply market is in the northern part of Neukölln, surrounded by the Tempelhofer Feld (former airport Tempelhof) in the west, the Hermannplatz and the Landwehrkanal in the east. About 950 apartments were offered in this area during the 12-month period, at an average offer price of 5,120 EUR/m².

At 8,990 EUR/m², which are currently asked as an average squaremeter price for new apartments in Neukölln, prospective buyers challenge the quality of microlocations and construction. The prices for new apartments in Neukölln are also increasingly being measured at alternative locations such as Wedding or Moabit. 

Price index Neukölln

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 4,850 EUR/m² - 8,990 EUR/m² -
1 Year 4,500 EUR/m² 7.70 % 7,500 EUR/m² 19.80 %
3 Years 3,990 EUR/m² 21.60 % 5,520 EUR/m² 62.80 %
5 Years 3,530 EUR/m² 37.30 % 5,250 EUR/m² 71.10 %
10 Years 1,430 EUR/m² 240.30 % 2,620 EUR/m² 242.80 %

Bird's eye view: Property Prices in Berlin Neukoelln

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

Development of the housing offer (existing apartments) in Neukölln. The chart shows price increases and price segment shifts over the 10-year period.

Family houses in Neukoelln

The real estate market for family houses in Neukölln consists of pre-war housing developments and various post-war quarters. For a long time, demand for these properties was weak. In fact, there was hardly any fluctuation. Both things have changed in the meantime. With the growing pressure on the inner-city housing market, the mostly compact houses are becoming a sought-after product again. Young families appreciate the mixture of urbanity and family environment. The markets are located in Britz with 70 houses offered in the 12-month period (6,190 EUR/m²), Buckow with 190 Houses at an average of 5,190 EUR/m² and Rudow with 350 at 5,130 EUR/m² average asking price for existing houses.

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Rental market in Berlin Neukölln

In the rental market in Neukölln, the middle and lower price segments prevail across the entire district. In the current period the average offer rent is 11.55 EUR/m². In the housing markets Neukölln Nord and Zentrum the average rent is 12.65 EUR/m². The development to the previous year is about -9.20 %.

In Neukölln there has been lively construction activities in the past few years. Many properties from private residential construction projects are currently coming onto the rental market. In total there were 80 new construction apartments offered for rent in the 12-month period in Neukölln. The current average offer rent is 18.70 EUR/m². In the central districts (Nord-Neukölln, Karl-Marx-Straße) the average offered rent for new developments is 18.70 EUR/m². In housing projects in Buckow and Rudow at 18.65 EUR/m² and 15.70 EUR/m².

Rent index Neukölln

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 11.55 EUR/m² - 18.70 EUR/m² -
1 Year 11.45 EUR/m² 1.10 % 18.00 EUR/m² 4.00 %
3 Years 11.15 EUR/m² 3.80 % 16.10 EUR/m² 16.30 %
5 Years 10.00 EUR/m² 15.50 % 11.55 EUR/m² 61.80 %

Snapshot

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

Development of property price segments in Berlin Neukoelln

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 blocks in Neukoelln

Apartment blocks in Neukölln have risen considerably in price in all neighbourhoods in recent years. The streets along the Landwehr Canal (Kreuzkölln), on the edge of the Tempelhofer Flugfeld (North Neukölln) and the Reuter-Kiez and Richard-Kiez have been in focus for years. Due to the almost comprehensive introduction of milieu protection areas in the areas mentioned, mainly long-term investors are interested in purchases. In Neukölln, in addition to the general conditions resulting from the preservation statutes, a number of other details must be taken into account with regard to processing. We will be happy to provide you with further information. 
Square metre prices for apartment blocks in Neukölln have developed in parallel to the overall market since 2012. The former outsider Neukölln has become a sought-after district. Over the 10-year period, owners can look back on an increase in prices per square metre of around 400%. More apartment buildings are being turned over in Neukölln than in other districts and the number of transactions has declined less than in other western districts of Berlin. The purchase price range, within which notarised purchase prices move depending on micro-location, condition, potential and ACTUAL rent, is also wider than in neighbouring districts. Some very high values were achieved for prime locations in Neukölln till the first quarter of 2022. With the turnaround in interest rates, the achievable factors, i.e. the multiple of the annual net cold rent, were corrected in some locations. The median price per square metre achieved is around 2,100 euros. By the end of 2022, closings will be in the range of around 50 transactions. As Neukölln is a very large district, market price estimates must always take location factors into account. Basically, the northern locations of the district in particular are in good demand from our clients. Contact us.     

Altbezirk   Neukölln Gesamt Berlin
2018 Anzahl 52 687
  Preisspanne EUR/m² 695 bis 4.849 301 bis 11.919
  Mittelwert EUR/m² 1.919 2.115
2019 Anzahl 53 571
  Preisspanne EUR/m² 1.032 bis 2.941 396 bis 11.340
  Mittelwert EUR/m² 1.831 2.294
2020 Anzahl 82 627
  Preisspanne EUR/m² 592 bis 4.392 431 bis 10.526
  Mittelwert EUR/m² 1.884 2.183
2021 Anzahl 58 660
  Preisspanne EUR/m² 896 bis 6.326 601 bis 16.262
  Mittelwert EUR/m² 1.996 2.522
2022 Anzahl 45 348
  Preisspanne EUR/m² 824 bis 4.515 824 bis 16.844
  Mittelwert EUR/m² 2.099 2.651
  Bereinigt um Spitzenwerte (2022) EUR/m² 1.943 2.327
Quelle: Gutachterausschuss Berlin, eigene Auswertung und Darstellung

Trend

Neukölln is one of the world's hippest neighbourhoods. The sometimes a little chaotic conditions in Berlin's multi-ethnic hipster hot spot are a burden and a pleasure in equal measure. On the one hand, the administration is old-fashioned and bureaucratic. On the other hand, it acts cosmopolitan and democratic. No wonder, then, that this ultra-diverse district is loved by its residents despite its imperfections. Owning or buying a property in Neukölln is a good decision. Various milieu protection areas span the district and thin out the supply of old buildings. The housing stock is being loosened up more and more by new construction projects close to the neighbourhood; more and more attractive projects are adding to the district's image. New urban neighbourhoods are now also opening up previously rather peripheral locations from the south, and new neighbourhood structures are growing up in the course of the projects.

Rixdorf, one of Neukölln's most popular residential districts, is a good example of the new Neukölln mix. Projects along the S-Bahn line in Saalestraße are filling inner-city wastelands with life and transforming the former shabby corner. Extremely exciting is also the development along Karl-Marx-Strasse, where ambitious office projects will take on a flagship function. These central and busy locations in Neukölln are also attractive for established companies because young, skilled and international employees love the neighbourhoods. And there is nothing Berlin needs more than skilled workers.

The district of Neukölln has become a relevant player in Berlin's residential investment market and will play to its strengths in the coming decades. 

Building activity in Neukölln

Neukölln is a densely built-up inner city district in Berlin. With an existing residential stock of around 165.000 units, the district is the fourth largest in Berlin. The number of 40 statistical planning spaces LOR (Lebensweltlich orientierte Räume) shows how diverse the district is. With an average apartment size of 69.8 m², most quarters are in the lower range. The statistical household size is 1.78 persons. In terms of figures, the household size is 2.05 persons per household.

There has been an increase of construction activity in Neukölln in recent years.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 Neukoelln

In 2016/2017, the district of Neukölln declared the northern areas of the district to be milieu protected areas almost area-wide.

Milieu protection area In force since Area in ha Extended Last update
Flughafenstrasse / Donaustrasse 2016 86.2 2019 -
Körnerpark 2016 41.5 2019 -
Reuterplatz 2016 66.0 - -
Schillerpromenade 2016 92.5 - -
Hertzbergplatz / Treptower Strasse 2017 75.0 - -
Rixdorf 2017 85.9 - -
Silbersteinstrasse / Glasower Strasse 2017 73.0 - -
Britz 2020 - - -
Germaniapromenade 2020 - - -
Gropiusstadt 2020 - - -

As of March 2020, the Neukölln District Authorities have declared Britz-North as milieu protection area.

Milieu protection map Neukölln

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). 

General background

Neukölln is an industrial district, start-up hub and cultural melting pot. One of Neukölln's major strengths and at the same time chances is its space potential. Despite the high density in the central districts, there is less conflict caused by space competition than in other inner-city districts. 22,000 entrepreneurs, 5,500 companies with around 60,000 jobs do not interfere with modern think tanks and office concepts, nor vice versa. In the years to come, the district may not develop radically, but it will certainly develop in an essential way. Inside, the district centre along Karl-Marx-Strasse will be upgraded. Investors are planning coworking spaces and housing projects, and the spirit of change is attracting young New Berliners, students and young families. Start-ups, bars or hipster restaurants are just as much at home in Neukölln as small manufactories and crafts. In the most popular quarters such as Reuterkiez, Richardplatz and along the Landwehrkanal, pubs and galleries line the streets. The good connection to the future airport BER, the proximity to the economic and scientific location Adlershof and soon Germany's largest hotel complex, the Estrel Berlin, make Neukölln a player in Berlin. It should not be concealed that the positive development of the Neukölln districts is also due to state programmes. There are a total of 11 neighbourhood management areas in the district. What remains is the housing shortage. And unfortunately in Neukölln, too, the focus is on protecting existing structures instead of building new ones. The mood towards investors is suspicious and the protection of the milieu slows down the development of the neighbourhoods, but cannot stop the dynamics in the long run.

Population by nationality

Migration

Neukölln continues to internationalize and transfers its population to other districts. At the same time, influxes from the international area have been increasing continuously. For years, Bulgaria, Romania and Poland have alternated in terms of international immigration. The middle places are held by Western European countries. Turkey also continues to occupy an important position. The influx of people from crisis areas has abated. The inflows and outflows of the national migrations correspond to the population size of the federal states, with the exception of the suburbs (Brandenburg), which occupies the top position. Significantly more people move from Neukölln to the surrounding communities than vice versa. The trend towards suburbanisation has been going on for years and is an expression of the narrower real estate market in Neukölln.

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

This report was last updated on 25.11.2022 .

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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