Last Update: 23.01.2023

Berlin Properties Reinickendorf 2023

Master Plan Northwest: 12 billion euros for research, production and housing in Reinickendorf-Tegel and Spandau. TXL turns into "Urban Tech Republic", the Kurt-Schumacher quarter and the "Gartenfeld Island" are built on with around 8,700 apartments. Siemens makes a clear location decision with its high-tech campus. At least 20,000 jobs will be created. Berlin's northwest must remain on the radar despite the airport TXL closure.

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.

Existing buildings

Median Asking price
4,330 EUR/m²
+8.30 %
Median Asking rent
10.85 EUR/m²
+8.50 %

New buildings

Median Asking price
7,220 EUR/m²
+10.60 %
Median Asking rent
20.00 EUR/m²
+6.70 %

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. 4,330 EUR/m². The price correction in the 12-month period was 8.30 %. Considering the size of the district, the housing offer with 1,300 is not very large. From new housing projects 220 objects were offered. Here the average list price is currently 7,220 EUR/m², which corresponds to a price correction by 10.60 % at an average list price of approx. 6,530 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 4,330 EUR/m² - 7,220 EUR/m² -
1 Year 4,000 EUR/m² 8.30 % 6,530 EUR/m² 10.60 %
3 Years 3,320 EUR/m² 30.40 % 5,030 EUR/m² 43.60 %
5 Years 2,810 EUR/m² 53.90 % 4,270 EUR/m² 69.10 %
10 Years 1,450 EUR/m² 198.30 % 3,200 EUR/m² 125.60 %

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.

Family houses

With 910 (family) house offers over the past 12 months, this segment in Reinickendorf not a small segment. The current average offer price ranges with 5,530 EUR/m² clearly above the apartment prices. The price development corresponds to about 13.80 % in the 12 month period. Newly built houses are offered on average at nearly 5,640 EUR/m² and vary according to individual quarters. More expensive sites are Borsigwalde, Frohnau and Hermsdorf with up to 5,900 EUR/m². In Tegel, Waidmannslust, Lübars and Konradshöhe the offer prices are in the range between 6,630 EUR/m² and 6,320 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 8.50 %. With an offer of about 1,810 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 10.85 EUR/m². New apartments are currently offered on average for about 20.00 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 10.85 EUR/m² - 20.00 EUR/m² -
1 Year 10.00 EUR/m² 8.50 % 18.75 EUR/m² 6.70 %
3 Years 9.65 EUR/m² 12.70 % 13.95 EUR/m² 43.60 %
5 Years 9.00 EUR/m² 20.80 % 11.95 EUR/m² 67.40 %

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 2023.

Jahr   Reinickendorf Gesamt Berlin
2018 Anzahl 80 687
  Preisspanne EUR/m² 570 bis 5.695 301 bis 11.919
  Mittelwert EUR/m² 1.780 2.115
2019 Anzahl 55 571
  Preisspanne EUR/m² 396 bis 4.839 396 bis 11.340
  Mittelwert EUR/m² 1.955 2.294
2020 Anzahl 44 627
  Preisspanne EUR/m² 654 bis 5.248 431 bis 10.526
  Mittelwert EUR/m² 2.023 2.183
2021 Anzahl 51 660
  Preisspanne EUR/m² 601 bis 3.873 601 bis 16.262
  Mittelwert EUR/m² 2.199 2.522
2022 Anzahl 39 348
  Preisspanne EUR/m² 954 bis 5.094 824 bis 16.844
  Mittelwert EUR/m² 2.268 2.651
  Bereinigt um Spitzenwerte (2022) EUR/m² 2.086 2.327

Trend

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)

Milieu protection

In Reinickendorf there is currently one milieu protection area in force.

Milieu protection area In force since Area in ha Extended Last update
Letteplatz 2018 89.9 - -

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.

Population by nationality

Migration

In five years the population in Reinickendorf has grown by more than 25,500 people, about half of them coming from Berlin. 

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

This report was last updated on 23.01.2023 .

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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