Multi-ethnic hip mix
Neukölln's enormous potential cannot be described without mentioning the challenges that the district faces. In no other Berlin district do so many ethnic groups come together so closely; nowhere else in Berlin there is such a cultural diversity. However, what has long been interpreted as a weakness of Neukölln is increasingly turning out to be strength. The population' s diversity is also expressed in a high level of acceptance for change. The mega-district Neukölln is about to establish itself as a young, impulse-giving and powerful engine in Berlin. In Neukölln you can't watch - one has to keep pace. Developments are rapid and not gradual. And unlike before, no new parallel societies are developing, but a young, hungry business culture, from which the established population of Neukölln does not want to be protected, but to profit. Many people recognize the signs and understand that it is not about displacement, but about change. Investors plan coworking spaces and build the necessary apartments for people moving in. Orphaned parking garages are turned into offices, and game halls into functioning retail, catering, office or service structures. The vision for Neukölln is not a protected milieu, but a cosmopolitan, dynamic, real participating community.
Existing buildings
New buildings
Neighbourhoods in Berlin Neukölln
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. The 1907 settlement between Pintschallee, Rungius-, Hannemann- and Franz-Körner-Straße is regarded as an urban ideal, as is Hufeneisensiedlung (UNESCO World Heritage Site), which was built in the 1920s according to plans by Bruno Traut and Martin Wagner. Rudow and Buckow are settlements with single-family and multi-family houses and apartment buildings with numerous green areas.
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 1,050 apartments were offered in this area during the 12-month period, at an average offer price of 4,900 EUR/m².
At 7,500 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 | 4,500 EUR/m² | - | 7,540 EUR/m² | - |
| 1 Year | 4,390 EUR/m² | 2.40 % | 7,150 EUR/m² | 5.50 % |
| 3 Years | 3,640 EUR/m² | 23.60 % | 6,070 EUR/m² | 24.30 % |
| 5 Years | 2,980 EUR/m² | 50.80 % | 4,250 EUR/m² | 77.30 % |
| 10 Years | 1,180 EUR/m² | 282.50 % | 2,570 EUR/m² | 193.80 % |
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 50 houses offered in the 12-month period (5,200 EUR/m²), Buckow with 120 Houses at an average of 5,370 EUR/m² and Rudow with 330 at 5,300 EUR/m² average asking price for existing houses.
Selling your property in Berlin Neukölln
More than 16 years of experience and over 2000 sales mandates for apartments in Berlin guarantee the best possible results when selling your property. About 1000 national and international visitors inform themselves daily on our market reports about the housing market in the German Capital and actively search for Berlin real estate through us. Our reports are the link between your property and the buyer.
We would be happy to advise you on the sale of your apartment in Neukölln. Free of charge and without obligation.
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 14.15 EUR/m². The development to the previous year is about 27.20 %.
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 110 new construction apartments offered for rent in the 12-month period in Neukölln. The current average offer rent is 17.95 EUR/m². In the central districts (Nord-Neukölln, Karl-Marx-Straße) the average offered rent for new developments is 17.95 EUR/m². In housing projects in Buckow and Rudow at 16.00 EUR/m² and 16.50 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 | - | 17.95 EUR/m² | - |
| 1 Year | 10.15 EUR/m² | 13.40 % | 18.70 EUR/m² | -4.00 % |
| 3 Years | 10.70 EUR/m² | 7.80 % | 15.95 EUR/m² | 12.50 % |
| 5 Years | 9.60 EUR/m² | 20.30 % | 12.35 EUR/m² | 45.50 % |
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 buildings in Neukoelln
Apartment buildings in Neukölln have risen considerably in price in all neighbourhoods in recent years. The areas along the Landwehr Canal (Kreuzkölln), on the edge of the Tempelhofer Flugfeld (North Neukölln), as well as the Reuter-Kiez and the Richard-Kiez are currently in focus. 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 the transaction. We will be happy to provide you with further information.
The prices per square metre for rental houses in Neukölln have developed in parallel to the overall market since 2012. The former underdog Neukölln has become a sought-after district. Over the 10-year period, owners can look back on a rise in prices per square metre of around 400%. The number of properties on the market is stable. Partial price exaggerations lead to a longer time on the market.
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 Neukölln by location and year of construction.
| Construction era | Simple to medium locations | Medium locations |
|---|---|---|
| 1900 - 1949 | 1.600 - 2.400 EUR/m² | 1.900 - 3.000 EUR/m² |
| 1950 - 1978 | 1.500 - 2.200 EUR/m² | 1.800 - 2.700 EUR/m² |
| 1979 - 2000 | 1.600 - 2.300 EUR/m² | 1.900 - 2.800 EUR/m² |
| since 2001 | 1.900 - 2.700 EUR/m² | 2.200 - 3.400 EUR/m² |
Trend
The real estate market in Neukölln was initially driven by high influxes and low rents and subsequently by the settlement of start-ups and small to medium-sized enterprises. In the meantime, Neukölln has become a well established and rooted district. The hype has given way to a stabilisation phase and the development of property prices is gradually moving sideways in 2021. Most recently, the annual price increase for flats in the large old and post-war stock was around 2.40 %. Various housing construction projects in Neukölln have also contributed to the calming; the decisive factor, however, is the stronger differentiation of prices by location. The highest prices are being asked and achieved in Kreuzkölln and in Rixdorf around Richardplatz. For its part, the district has reacted to the Neukölln hype with new milieu protection areas and the expansion of existing areas and has in effect frozen supply in the course of the conversion ordinance ("Umwandlungsverordnung"). As a result, prices for already split properties are rising. Those who seek ownership pay higher prices or are forced to look beyond Neukölln.For investors, this situation offers opportunities, because in the next few years prices can be expected to rise, albeit at a somewhat slower pace.
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
District Market Reports
This report was last updated on 24.11.2021 .
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.