Last Update: 02.12.2019

Investors Guide Berlin Reinickendorf 2019

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. You should have Berlin's northwest on your screen!

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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
3,250 EUR/m²
+7.60 %
Median Asking rent
9.85 EUR/m²
+1.50 %

New buildings

Median Asking price
5,010 EUR/m²
+16.70 %
Median Asking rent
13.75 EUR/m²
+1.20 %

Markets

Reinickendorf-Tegel not only has enormous potential as a forward-looking location, but also offers many facets of urban living in the present. Good residential location classifications are to be found particularly in the district Tegel, Frohnau and Heiligensee. Most of the other areas are medium and simple residential areas, mainly in the southwest and in the Märkisches Viertel. Lübars has a rural character. The Tegel core area is dominated by the typical Berlin block development. The Cité Foch, one of two French Allied settlements, is extended by a new building project with 90 rental apartments and 241 freehold apartments. In the quarters around Eichborndamm, Residenzstraße and Alt-Reinickendorf, many small apartment buildings were built between 1920 and 1965 under the premise of an economical construction method. The White City in the south of the district dates back to the 1920s. Since 2008 it has been a UNESCO World Heritage Site along with 6 other modernist settlements. The large housing estate Märkisches Viertel from 1974 developed into an independent district with around 17,000 apartments, approx. 39,000 inhabitants, 12 schools and a shopping centre. It will remain in public hands. At the place where today's airplanes land closer than anywhere else in Berlin and thunder over the heads of the residents, a new residential quarter with around 5,000 apartments for around 10,000 people and the associated facilities will be built following the discontinuation of operations at TXL Airport. Up to a further 4,000 apartments are planned in the neighbouring districts of Cité Pasteur and TXL North.

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)

Property prices 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. 3,250 EUR/m². The price correction in the 12-month period was 7.60 %. Considering the size of the district, the housing offer with 1,370 is not very large. From new housing projects 340 objects were offered. Here the average list price is currently 5,010 EUR/m², which corresponds to a price correction by 16.70 % at an average list price of approx. 4,300 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)
Today 3,250 EUR/m² - 5,010 EUR/m² -
1 Year 3,020 EUR/m² 7.60 % 4,300 EUR/m² 16.70 %
3 Years 2,130 EUR/m² 52.40 % 4,090 EUR/m² 22.60 %
5 Years 1,700 EUR/m² 90.70 % 3,410 EUR/m² 46.80 %
10 Years 1,160 EUR/m² 181.00 % 2,430 EUR/m² 106.70 %

Snapshot

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.

Price segments

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.

Property prices Reinickendorf-Tegel annual cycle

The chart below shows the development of property prices in Reinickendorf-Tegel on a monthly basis.

Family houses

With 780 (family) house offers over the past 12 months, this segment in Reinickendorf is almost as large as the apartment market. The current average offer price ranges with 4,480 EUR/m² clearly above the apartment prices. The price development corresponds to about 11.00 % in the 12 month period. Newly built houses are offered on average at nearly 4,600 EUR/m² and vary according individual quarters. More expensive sites are Borsigwalde, Frohnau and Hermsdorf with up to 0 EUR/m². In Tegel, Waidmannslust, Lübars and Konradshöhe the offer prices are in the range between 3,860 EUR/m² and 4,400 EUR/m².

Rent prices Reinickendorf-Tegel

Despite a balanced supply/demand ratio, the price development over the past 12 months has been around 1.50 %. With an offer of about 3,760 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 letting. For existing flats the average new rents are currently about 9.85 EUR/m². New apartments are currently offered on average for about 13.75 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)
Today 9.85 EUR/m² - 13.75 EUR/m² -
1 Year 9.70 EUR/m² 1.50 % 13.60 EUR/m² 1.20 %
3 Years 8.45 EUR/m² 16.20 % 10.55 EUR/m² 30.60 %
5 Years 7.05 EUR/m² 39.20 % 9.55 EUR/m² 43.80 %

Snapshot

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.

Rent segments

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.

Rent prices Reinickendorf-Tegel annual cycle

The chart below shows the development of rent prices in Reinickendorf-Tegel on a monthly basis.

Apartment buildings

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. 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. According to IVD Immobilienpreisservice, the price corridor of notarised purchase prices in 2018 ranges between 1,500 and 2,600 EUR/m² in medium to good locations.

Construction era Simple to medium locations Medium to good locations
1900 - 1949 1,300 - 1,900 EUR/m² 1,500 - 2,400 EUR/m²
1950 - 1978 1,200 - 1,700 EUR/m² 1.300 - 2,000 EUR/m²
1979 - 2000 1,400 - 1,800 EUR/m² 1,400 - 2,200 EUR/m²
since 2001 1,600 - 2,200 EUR/m² 1,600 - 2,600 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

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.

General background

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 upcoming closure of Tegel Airport and the founding of TXL Urban Republic will massively enhance Reinickendorf-Tegel together with Spandau and the peripheral areas of Wedding. Most of the 300,000 people affected by aircraft noise in Berlin live in this district. The baseline for buy-and-hold strategies is excellent.

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

Trend

In Reinickendorf, time is up for Tegel Airport. This is good, because it creates space for new opportunities, impulses and an enormous improvement in the quality of living for around 300,000 people. The Urban Tech Republic, the Siemens Campus, thousands of new apartments in the probably loudest square in Berlin today, the Kurt-Schumacher-Platz, and finally the centrifugal forces of projects in neighboring Spandau (Gartenfelder Insel) and Wedding. Each example is a statement for Reinickendorf-Tegel. The commercial and industrial locations in Berlin are limited and development potentials are concentrated in about 10 hubs, the so-called future locations of the capital. Reinickendorf-Tegel owns some of the land that Berlin needs for its future. In many quarters, e.g. around the Schäfersee, the breakup can already be felt. So it is no coincidence that the first environmental protection area issued in Reinickendorf is located in the current flight path east of the airport. Due to its heterogeneity, the property market in Reinickendorf also does not open up at first glance; apartments, family houses, larger housing estates and smaller apartment buildings. If you want to invest here, you need some insight. If you have it, you can count on good to excellent performance with moderate entry prices.

This report was last updated on 02.12.2019 .

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.