Last Update: 11.10.2019

Investors Guide Berlin Pankow 2019

With almost 400,000 residents, 13 districts and an area of over 100 square kilometres, the mega-district of Pankow is larger than many medium-sized cities in Germany. Pankow was the East Berlin prime location during the Wall era. All segments and typologies are represented, from villa districts and classic single-family house areas to solid and modern complexes.

Formerly VIPs, today families

Located in the northeast of Berlin, Pankow borders four Berlin districts and is also the city's boundary to neighbouring Brandenburg. Pankow was considered privileged in GDR times; beyond barriers, the district was the preferred residential area of high-ranking members of the GDR government. The embassy quarter also established itself here. Political greats from GDR times are no longer to be found in the former prestigious district and the big embassies moved their headquarters to the vicinity of the new government quarter. Long after the fall of the Berlin Wall, West Berliners in particular felt Pankow to be "JWD, janz weit draußen" what means"far, far away". Pankow is not sleepy anymore. On the contrary, the district is finding more and more friends in the old western part as well. The reason for this is certainly that Pankow has modernised. The representative former Schultheiss malt house from 1874 was converted into lofts. Apartments were also built in the old Garbáty cigarette factory. Pankow is today probably even more "eco" than Kreuzberg, Prenzlauer Berg or Friedrichshain, which is certainly one of the reasons for Pankow's popularity among young families. 

Existing buildings

Median Asking price
4,150 EUR/m²
+23.30 %
Median Asking rent
10.15 EUR/m²
-1.60 %

New buildings

Median Asking price
4,890 EUR/m²
+0.90 %
Median Asking rent
13.00 EUR/m²
+8.50 %

Markets

The district of Pankow comprises 13 quarters. Pankow itself is a district and a quarter at the same time. With about 71,500 inhabitants, Pankow is the most populated quarter, followed by Niederschönhausen with about 30,000 people. Almost 18,500 people live in Französisch Buchholz and almost 16,000 in Buch. We have prepared specific reports for Prenzlauer Berg and Weißensee due to their USPs. Pankow offers a wide range of residential locations, from villa districts to classic new development areas with detached houses to solid and modern mixed buildings. The Florakiez is one of the most sought-after residential areas in the district. Those who prefer it more sophisticated will look around in the Mayakovskiring, where almost the entire political VIPs resided in GDR times. The villas and representative rental and multi-family houses are in great demand. Almost all locations have in common a low unemployment rate and high per capita and household incomes. Good schools and the very well preserved old buildings, depending on the district, ensure a sustainable influx. Nevertheless, the pressure on the housing market is significantly lower than in other districts or districts.

Property prices Pankow

The average offer price for all types of flats on stock in the total Pankow is currently 4,150 EUR/m². In the 12-month period, 1,230 apartments offered on the market. Within one year the offer prices increased by 23.30 %. New construction activity in the submarket for condominiums is high. 790 objects were launched in the 12-month period with an average list price of 4,890 EUR/m². The price correction to the previous year in the new construction segment was 0.90 %. As reported, the offer prices in Pankow differ according to quarters. In Buch the offer prices with 2,760 EUR/m² are currently at the lower end of the price scale, in Niederschönhausen with 3,690 EUR/m² in the upper range.

Price index Pankow

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 4,150 EUR/m² - 4,890 EUR/m² -
1 Year 3,370 EUR/m² 23.30 % 4,840 EUR/m² 0.90 %
3 Years 2,600 EUR/m² 59.90 % 3,870 EUR/m² 26.20 %
5 Years 2,170 EUR/m² 91.10 % 3,190 EUR/m² 53.00 %
10 Years 1,490 EUR/m² 178.60 % 2,300 EUR/m² 112.80 %

Snapshot

The Bubble Chart shows the supply situation of the last 12 months for the property market in Pankow. 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 Pankow. The chart shows price increases and price segment shifts over the 10-year period.

Property prices Pankow annual cycle

The chart below shows the development of property prices in Pankow on a monthly basis.

Family houses

With 690 offered objects in 12 months, the market for detached and semi-detached houses in Pankow is one of the larger submarkets in Berlin. Currently, average offer prices of 3,970 EUR/m² are set for existing properties. The buyers shift from the apartment market to the house market is reflected in the price development. In the reference period 12 months ago the average offer price was 3,700 EUR/m². The price correction over 12 months is approx. 7.50 %. Adjusted for the location, the offer prices in Pankow (quarter) are 8,490 EUR/m², in Buch 2,840 EUR/m² and in Niederschönhausen at 5,130 EUR/m², each in the inventory. In the submarket of new construction in the past 12 months 250 Objects were offered at an average list price of 3,980 EUR/m². The partially higher price in the inventory is explained by location qualities.

Rent prices Pankow

The average offered rent in Berlin-Pankow is 10.20 EUR/m² taking into account the offers of the last quarter. In the 12-month period, 3,200 rental offers were brought to the market. During this time the price development was about -1.60 %. New apartments in Pankow are currently being offered at an average price of 13.00 EUR/m². The price correction to the previous year is about 8.50 %

Rent index Pankow

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 10.15 EUR/m² - 13.00 EUR/m² -
1 Year 10.30 EUR/m² -1.60 % 12.00 EUR/m² 8.50 %
3 Years 8.95 EUR/m² 13.40 % 12.10 EUR/m² 7.80 %
5 Years 7.75 EUR/m² 30.90 % 10.70 EUR/m² 21.50 %

Snapshot

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

Rent segments

The development of rents in Pankow is moderate. The shifts between the price segments reflect the slightly less tense situation compared to other districts.

Rent prices Pankow annual cycle

The chart below shows the development of rent prices in Pankow on a monthly basis.

Apartment buildings

If the number of population registered, including secondary residences, is put in relation to the official average household size (Office of Statistics), the housing deficits in Pankow are significantly lower than in more centrally located districts. Multi-family houses with an average of more than 6 parties can be found mainly in Buch and in the district of Pankow (the quarter, not the district). In the latter case, without error tolerances, there are mathematically just under 1,800 flats missing to reach the average household size of 1.74 persons. The housing market in the quarters in Pankow thus appears more balanced on the whole than in the rest of the city. In 2017, the total migration balance was about 1,900 persons. The number of offers for apartment buildings in Pankow is declining in line with the Berlin trend, which is increasing price pressure to some extent. For the 1900 to 1949 construction year class, the IVD price comparison list indicates a price range of 1,700 to 3,300 EUR/m² in medium to good locations. In Pankow South and Pankow Centre, milieu protection areas have a dampening effect on price development. 

Construction era Simple to medium locations Medium to good locations
1900 - 1949 1,300 - 2,600 EUR/m² 1,700 - 3,300 EUR/m²
1950 - 1989 1,300 - 2,200 EUR/m² 1,600 - 2,800 EUR/m²
1979 - 2000 1,500 - 2,500 EUR/m² 2,000 - 2,900 EUR/m²
since 2001 1,600 - 2,900 EUR/m² 2,200 - 3,400 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

Milieu protection

In the district of Pankow, as of January 2019, two milieu protection areas are in force.

Milieu protection area In force since Area in ha Extended Last update
Pankow Zentrum 2000 121.1 2013 -
Pankow-Süd 2017 30.3 - -

Milieu protection map Pankow

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

Pankow actually offers excellent conditions for the creation of home-ownership. High household incomes, low unemployment and a green and attractive environment in almost all quarters make the residential location attractive. And the pressure on the housing market in Pankow is noticeably lower than in more central locations in Berlin. Although there are only two milieu protection areas in the district of Pankow, the entire district has the largest number of protection statutes in Berlin with 13 areas. This largely prevents the creation of residential property in a district that is normally designed for this purpose. The district mayor in Pankow is provided by the Left Party faction. The Urban Development Department is up to Bündnis 90/Die Grünen. Even today, there is a disparity in Pankow's neighbourhoods with regard to tenancies and owner-occupied residential units. Based on the 2011 microcensus, according to the Office of Statistics in Pankow, only just under 11,500 apartments are occupied by owners, and around 58,000 units are let. Only very few units are used as holiday or leisure apartments. The arithmetical housing deficit shows that there is no acute housing shortage in any quarter in Pankow. Construction completion in Pankow has recently declined significantly. 

Migration

While other districts are losing domestic residents, in Pankow most new arrivals come from Berlin. Altogether, the population growth is supported by three pillars: Berlin, international, national. In the suburban relationship, there is much more migration than immigration. Many international migrations currently originate from countries without further specification. In the exchange with the federal states, the majority of new arrivals and departures come from Brandenburg.

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

Trend

Pankow district is home to some of Berlin's finest locations and appeals to residents of all ages. A hip factor pyramid stretches from south to north. In Prenzlauer Berg and Weissensee still very hip, to the north more bourgeois and to the east and northeast rural. The small quarter (not the district) of Pankow is currently one of the most popular residential areas for young families. Urban, but not stressful, eco, but not alternative, central but not overcrowded. Measured by the qualities of the individual locations, the real estate prices in Pankow do not appear expensive. A very large supply of apartments in the new construction segment, relatively large apartments and a similarly large supply in the housing market are a major attraction. Those who move to Pankow are not looking for a second Kreuzberg, Prenzlauer Berg or Friedrichshain, but for an alternative. A good school offer and very charming, small-town quarters with good connections are ideal conditions for young communities. At the same time, the migration figures show that it is not only the USA or the hip district that define immigration. At the district level, the mixture is also colourful. Poles, Italians, Romanians, Britons, Spaniards and Brazilians all run in the top 10 influxes. 

This report was last updated on 11.10.2019 .

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.