Ready for take off
What will Berlin look like in 20 or 30 years? Which international role will the German capital play? A decisive function will be held by networks between business and science. There is a view of it in Adlershof. Research in the southeast of the capital focuses on photonics and optics, energy technology and photovoltaics. In the northwest of Berlin, the current airport location TXL is to play a similar role. There is a good chance that an industrial and research park will be set up here in foreseeable periods of time under the motto that is reflected in the name: "Urban Tech Republic". In focus: energy, transport, mobility and new materials. The sums invested are enormous. In addition to Urban Tech Republic, the Berlin-based Siemens is developing another high-tech campus. Large public and private housing projects flank the transformation. In future, Reinickendorf-Tegel will no longer be a gateway for millions of passengers, but a launching platform for new technologies and companies. There is talk of at least 20,000 jobs, which would more than offset the job losses caused by the discontinuation of the airport. The qualitative improvements for all districts and locations in the northwest of Berlin can hardly be quantified. A drastically decreasing environmental impact, new impulses and future perspectives will make Reinickendorf-Tegel a genuine place of the future.
Neighbourhoods in Berlin Reinickendorf-Tegel
Reinickendorf not only has enormous potential as a future location, but also offers many facets of urban living in the present. Good residential classifications can be found above all in the districts of Tegel, Frohnau and Heiligensee. Otherwise, medium and simple residential areas predominate, mainly in the southwest and in the Märkisches Viertel. Lübars is rural. The core area of Tegel is dominated by typical Berlin block buildings. The Cité Foch, one of two French allied settlements, was extended by a new building project with 90 rental flats and 241 condominiums. In the neighbourhoods around Eichborndamm, Residenzstraße and Alt-Reinickendorf, many small apartment blocks were built between 1920 and 1965 on the premise of economical construction. The White City in the south of the district dates from the 1920s. Since 2008, it has been a UNESCO World Heritage Site along with 6 other modernist housing estates. The large housing estate Märkisches Viertel, built in 1974, developed into an independent district with about 17,000 flats, about 39,000 residents, 12 schools and a shopping centre. It is still in public ownership. On the site where, until the closure of TXL airport, the planes thundered over the heads of the residents on their landing approach closer than anywhere else in Berlin, new residential quarters are being built with around 5,000 flats for about 10,000 people and the associated facilities. In the neighbouring Cité Pasteur and TXL Nord quarters, up to 4,000 more flats are planned.
New construction in Reinickendorf-Tegel
New construction is literally nothing new in Reinickendorf-Tegel. The district in northwest Berlin has known modern housing estates ever since they existed. A large housing estate built during the Weimar Republic, known as the "White City," is now a UNESCO World Heritage Site. Much later, in the 1970s, the Märkische Viertel was constructed to provide space for approximately 50,000 residents. New construction in Reinickendorf always presented a contrast with small historic villages such as Wittenau, but also with the typical block development in Tegel's core area.
After new construction in Reinickendorf remained almost inactive until the early 2000s, the year 2010 provided new momentum with 13 new projects; since then, more than 70 new construction projects have been implemented. In the future, the district will be primarily driven by the Urban Tech Republic and the Siemens Campus.
Various projects are in planning or already being realized. In Ziekow- Oeser- and Gorkistraße, Vonovia will soon be building an urban quarter with around 1,600 residential units. Construction will start in 2023 at the earliest and the total cost of construction is likely to be around €300 million, making this one of the largest investments for Vonovia in recent years. High Gain House Investments is investing a further (many) million euros in the conversion and extension of the Tegel Quarter. The mall with 36,000 sqm of commercial and retail space and around 28,000 sqm of office space is scheduled to be revitalized in the last quarter of 2022.
M&L Alpha has been developing a mix-use project since this spring. Plans call for roundabout 200 residential units, 35 commercial units and underground parking. Completion of construction is planned for the 2nd quarter of 2024.
Approximately 20 other new construction projects are currently in preparation, under construction or nearing completion in Reinickendorf-Tegel. It is certain that urban development flagship projects such as the Urban-Tech-Republic will significantly guide the future of the district, in whose environment and maelstrom scaled investments are appealing. Keep up to date by following our market reports.
Property prices in Berlin Reinickendorf-Tegel
Overall, Reinickendorf currently offers a balanced picture of the housing market. Apart from the districts of Wittenau, Scharnweberstraße, Letteplatz and Hausotterplatz, demand is largely met by supply. Over all locations the average offer prices in the existing stock are currently at approx. 4,280 EUR/m². The price correction in the 12-month period was 9.10 %. Considering the size of the district, the housing offer with 1,250 is not very large. From new housing projects 290 objects were offered. Here the average list price is currently 7,490 EUR/m², which corresponds to a price correction by 3.10 % at an average list price of approx. 7,270 EUR/m² 12 months ago.
Price index Reinickendorf
|Period||Existing buildings Median Offer price||Index (base 10 years = 100)||New buildings Median Offer price||Index (base 10 years = 100)|
|Current quarter||4,280 EUR/m²||-||7,490 EUR/m²||-|
|1 Year||3,920 EUR/m²||9.10 %||7,270 EUR/m²||3.10 %|
|3 Years||3,300 EUR/m²||29.60 %||4,910 EUR/m²||52.40 %|
|5 Years||2,590 EUR/m²||65.00 %||4,200 EUR/m²||78.20 %|
|10 Years||1,480 EUR/m²||189.40 %||3,030 EUR/m²||146.90 %|
Bird's eye view: Property Prices in Berlin Reinickendorf
Supply situation of the property market in Reinickendorf over the past 12 months. The colors mark the year of construction classes, the size of the bubbles the quantity of offers, the location in the coordinate system price radius (square meters) and apartment sizes.
Development of property price segments in Berlin Reinickendorf-Tegel
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 across all apartment types and price segments for existing apartments.
With 800 (family) house offers over the past 12 months, this segment in Reinickendorf not a small segment. The current average offer price ranges with 5,890 EUR/m² clearly above the apartment prices. The price development corresponds to about 14.50 % in the 12 month period. Newly built houses are offered on average at nearly 5,870 EUR/m² and vary according to individual quarters. More expensive sites are Borsigwalde, Frohnau and Hermsdorf with up to 6,580 EUR/m². In Tegel, Waidmannslust, Lübars and Konradshöhe the offer prices are in the range between 6,620 EUR/m² and 7,240 EUR/m².
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Rental market in Berlin Reinickendorf-Tegel
Despite a balanced supply/demand ratio, the price development over the past 12 months has been around -0.30 %. With an offer of about 2,030 in the past 12 months, the rental market has been somewhat smaller than in other districts compared to the size of the district. One reason is the big communal housing stock which is usually not published on portals for new lettings. For existing flats the average new rents are currently about 10.00 EUR/m². New apartments are currently offered on average for about 17.20 EUR/m², with a stable 12-month trend.
Rent index Reinickendorf
|Period||Existing buildings Median Offer price||Index (base 10 years = 100)||New buildings Median Offer price||Index (base 10 years = 100)|
|Current quarter||10.00 EUR/m²||-||17.20 EUR/m²||-|
|1 Year||10.05 EUR/m²||-0.30 %||18.25 EUR/m²||-5.70 %|
|3 Years||9.70 EUR/m²||3.30 %||14.95 EUR/m²||15.20 %|
|5 Years||8.85 EUR/m²||12.80 %||10.95 EUR/m²||57.10 %|
Bird's eye view: Asking rents in Berlin Reinickendorf
The Bubble Chart shows the supply situation over the past 12 months on the property market in Reinickendorf. The colors mark the year of construction classes, the size of the bubbles the quantity of offers, the location in the grid price radius (square meters) and apartment sizes.
Development of rental price segments in Berlin Reinickendorf
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 Reinickendorf-Tegel
The market for apartment buildings in Reinickendorf is a little smaller than in other districts. Only about one third of the residential buildings has more than 3 apartments. About 10.200 from a total of 35.800 buildings. Block buildings and apartment buildings from the turn of the century are mainly located in Tegel and the central Reinickendorf. Smaller apartment buildings and town villas can be found in all of Reinickendorf's quarters. These are particularly suitable for smaller portfolios, usually with good building quality and good initial rents. The positive trend has consolidated in the last three years and is stable in 2022.
The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Reinickendorf 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 Lage|
|1900 - 1949||1.800 - 2.700 EUR/m²||2.100 - 3.300 EUR/m²|
|1950 - 1978||1.700 - 2.500 EUR/m²||1.900 - 2.800 EUR/m²|
|1979 - 2000||1.900 - 2.600 EUR/m²||2.000 - 3.100 EUR/m²|
|ab 2001 (ohne Erstbezug)||2.100 - 3.100 EUR/m²||2.200 - 3.800 EUR/m²|
Trend in Reinickendorf Tegel
The traditional and popular airport Tegel, TXL, has closed. Even though many Berliners and guests of the capital miss it, the shutdown creates space for new opportunities, momentum and for an enormous improvement in the quality of living for about 300,000 people. The Urban Tech Republic, the Siemens Campus, thousands of new flats on what was probably Berlin's noisiest square, Kurt-Schumacher-Platz, and finally the centrifugal forces of projects in neighbouring Spandau (Gartenfelder Insel) and Wedding.
Each example is a statement for Reinickendorf. Commercial and industrial sites in Berlin are limited and development potential is concentrated in about 10 hubs, the so-called future places of the capital. Reinickendorf owns some of these sites, which Berlin needs for its future. In many neighbourhoods, including for example around the Schäfersee, the awakening can already be felt. So it is no coincidence that the first milieu protection area enacted in Reinickendorf is located in the former flight path east of the old airport. The property market in Reinickendorf is also not immediately obvious due to its heterogeneity; flats, family houses, larger estates and smaller apartment buildings. Anyone who wants to invest here needs a little insight. Those who have it can count on good to excellent value development at moderate entry prices.
Building activity in Reinickendorf-Tegel
Reinickendorf-Tegel is in the northwest of Berlin and comprises a housing stock of 132.000 units. A total of 30 statistical planning rooms LOR (Lebensweltlich orientierte Räume) are located in the fifth largest district in terms of size. With an average apartment size of 77.3 m², Reinickendorf-Tegel ranks second behind the leader Steglitz-Zehlendorf (85.3 m²). It is therefore hardly surprising that Reinickendorf-Tegel is at the top with a statistical household size of 1.90 persons. Due to the small difference to the calculated household size (2.01 persons per household), the housing market in Reinickendorf is rather calm.
After a low in 2017, construction activity in Reinickendorf-Tegel increased again. When and in which quarters (LOR) construction completions were reported, can be seen from the map. (Source: Amt für Statistik Berlin-Brandenburg)
In Reinickendorf there is currently one milieu protection area in force.
|Milieu protection area||In force since||Area in ha||Extended||Last update|
Milieu protection map Reinickendorf-Tegel
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.
In most neighborhoods in Reinickendorf, the housing cost ratio is in a low range of about 23 % of household income. In the districts of Frohnau, Hermsdorf and Heiligensee in particular, the average economic household power is well over 4,000 EUR and thus similarly high as in the classic villa districts in the south of Berlin. With around 22,700 family houses, this market segment is large and accounts for two thirds of the housing market. The construction activity of apartments in the district has been steadily increasing since 2013, with 607 completed apartments in 2017 and a demand surplus of 7,200 households. In the north of Berlin there are already about 9,000 companies, including Borsig, Motorola, Oracle and Otis. There are 50 companies operating in the Phönix Start-up Centre only. A transformation from a classic industrial location to a high-tech location takes place without losing the traditional "old economy" and manufacturing companies from the steel processing and mechanical engineering sectors. The shut-down of Tegel Airport and the founding of TXL Urban Republic are massively pushing Reinickendorf-Tegel together with Spandau and the peripheral areas of Wedding. Most of the 300,000 people formerly affected by aircraft noise in Berlin live in this district. The baseline for buy-and-hold strategies is excellent.
Population by nationality
In five years the population in Reinickendorf has grown by more than 25,500 people, about half of them coming from Berlin.
- All migrations
District Market Reports
This report was last updated on 26.09.2022 .
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.
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.
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.