Last Update: 23.02.2024

Berlin Properties Schöneberg 2024

Schöneberg is an ultra-diverse metropolitan hotspot. The central district borders adjacent areas where they are most attractive. Thus, Tauentzien and KaDeWe are part of Schöneberg. The urban core is located in the Nollendorfkiez, with popular quarters, bars, restaurants, and scenes. Existing apartments in Schöneberg cost on average 5,750 EUR/m², new-build apartments about 11,180 EUR/m².

Berlin-Schöneberg

Divers. Modern. Forward-looking.

Schöneberg is characterised by a vibrant mix of tranquillity and street life, tradition and modernity. The residents are as diverse as the district itself. Winterfeldtplatz is a meeting place for locals and tourists alike, who come together in pubs, bars and restaurants. Here, where the squatter scene once flourished, Berlin's largest vegetable and weekly market now takes place. The casual atmosphere has made Schöneberg a symbol of diversity, tolerance and cosmopolitanism.

David Bowie, Tucholsky, Einstein and Marlene Dietrich loved and shaped this part of Berlin. Einstein lived in the Bavarian Quarter, while Dietrich was born in Leberstraße on the "Red Island", a historic working-class district. Schöneberg is constantly evolving, as visible in the ambitious developments at the EUREF campus and the Südkreuz transport hub, and is positioning itself as a district of the future.

Existing buildings

Median Asking price
5,750 EUR/m²
-2.00 %
Median Asking rent
14.00 EUR/m²
+4.10 %

New buildings

Median Asking price
11,180 EUR/m²
+2.90 %
Median Asking rent
27.75 EUR/m²
-2.90 %

Housing market in Schöneberg

The housing market in Schöneberg is divided into many small submarkets, the price structures of which largely depend on the building typology and micro-location. On average, the asking prices for existing apartments are around 5,750 EUR/m², which corresponds to a development of -2.00 % compared to the previous year. Within ten years, the prices for apartments have increased by 139.60 %. New buildings are offered at a median price of 11,180 EUR/m². Given the – for an inner-city district – relatively moderate price level, Schöneberg offers attractive living and investment opportunities.

Price index Schöneberg

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 5,750 EUR/m² - 11,180 EUR/m² -
1 Year 5,870 EUR/m² -2.00 % 10,860 EUR/m² 2.90 %
3 Years 4,980 EUR/m² 15.50 % 8,630 EUR/m² 29.60 %
5 Years 4,200 EUR/m² 36.90 % 6,000 EUR/m² 86.30 %
10 Years 2,400 EUR/m² 139.60 % 4,240 EUR/m² 163.30 %

Development of property price segments in Berlin Schoeneberg

Over the last 12 months, 1,810 flats from the existing stock and 130 units in new building projects were listed.

Cluster: Listings in Berlin Schöneberg

Overview of the offer situation over the past 12 months in the Schöneberg real estate market. The colors indicate the construction year categories, the size of the bubbles represents the quantity of offers, and their position in the coordinate system illustrates the price radius (per square meter) and apartment sizes.

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Trend

Schöneberg is an absolute top recommendation. A significant investment factor are the high internationality, the high density of well-educated academics, the large percentage of single households with high incomes and the interest in home ownership. The introduction of milieu protection areas and the Building Land Mobilisation Act have stopped conversions according to WEG for the time being until 2025, which will push already divided stocks (flats) in the long term. Despite the current interest rate development, residential real estate in Schöneberg remains an investment with excellent prospects in the long term in view of the high demand. However, depending on the year of construction, more differentiated prices can be expected. In other words, the large post-war housing stock and "Gründerzeit" buildings are competing with modern and energy-efficient new buildings. In view of high energy costs, people are questioning whether they want a modern but slightly decentralised building or an older but central one. Particularly since in Schöneberg the distances from spot to spot are not that big. 

Apartment buildings in Berlin Schoeneberg

Of the total stock of buildings in Schöneberg, nearly 2,000 units are WEGs (community of apartment owners), an additional 2,200 are undividedly owned by private individuals, and about 520 rental buildings belong to the district, municipal housing companies, the federal government, or the state. The market prices for rental buildings in Schöneberg are increasingly differentiated less by the year of construction and more by the micro-location. The number of sales has been at a low level for several years. In 2022, the average value of the so-called value-relevant floor area was 2,783 EUR/m². Converted to the living space (*1.3), this is around 3,394 EUR/m². In 2023, the prices for rental buildings are generally below the previous year's values due to the tense interest rate situation. As of the end of July 2023, 12 rental buildings have been sold, although the values are not yet available to us. We would be happy to provide an estimate for your rental building in Schöneberg.. Central, international and highly dense locations in Schöneberg will also experience considerable increases in value in the coming years. 

Related topics: Milieu protection  Rent cap  Residential building report

Jahr   SQM wGF SQM Living Area
2018 Anzahl 39  
  Preisspanne EUR/m² 1.068 bis 3.089  
  Mittelwert EUR/m² 2.017 2.622
2019 Anzahl 35  
  Preisspanne EUR/m² 1.314 bis 3.917  
  Mittelwert EUR/m² 2.214 2.878
2020 Anzahl 28  
  Preisspanne EUR/m² 1.363 bis 4.841  
  Mittelwert EUR/m² 2.285 2.970
2021 Anzahl 45  
  Preisspanne EUR/m² 1.625 bis 7.047  
  Mittelwert EUR/m² 2.783 3.619
2022 Anzahl 9  
  Preisspanne EUR/m² 1.965 bis 4.707  
  Mittelwert EUR/m² 2.611 3.394
2023 Anzahl 12  
  Preisspanne EUR/m² unknown unknown
  Mittelwert EUR/m² unknown unknown
Source: Berlin Expert Committee, own evaluation and presentation *wGF = value-relevant floor area **WFL = wGF * 1.3

New construction Schöneberg

Schöneberg, extending from the Großer Tiergarten to the Steglitz border, is undergoing massive development. The centerpiece is the Schöneberger Linse area, transformed from a former wasteland to a key urban project housing 1,900 apartments in a pedestrian-friendly environment with a mix of metropolitan and classic block feels. Current median list price stands at 9,980 euros/m².

Additional noteworthy projects include a potential high-rise with an 80,000m² floor area by GSG Berlin south of Sachsendamm, and the centrally located K72 project featuring a 17-story office complex alongside residences, targeting a 2025 completion. 

Moreover, a prime developer is crafting exclusive condos in Gleditsch-/Pallasstraße, adding around 219 apartments and 8 commercial spaces. Smaller projects in Rubensstrasse and Rembrandtstrasse are also enhancing the residential offerings in the district, catering to various space needs and set to introduce new units by the end of 2023.

Schöneberg's Eclectic Housing Landscape

Home to about 156,000 people, Schöneberg boasts a diverse range of neighborhoods and architectural styles, with 20% of its housing dating back to the 1951-1970 period. Despite energy inefficiency, these post-war blocks featuring compact apartments are highly sought after. The district also harbors beautiful Wilhelminian quarters like the picturesque Viktoria-Luise-Platz. Housing has historically been in high demand, a trend persisting since the 1980s, partly due to 66% of households being single-person. The recent development in the "Schöneberger Linse" near the modern Südkreuz station adds a fresh facet to Schöneberg's vibrant residential scene.

Rental market in Berlin Schöneberg

At present the average offer rent in Schöneberg is about 14.00 EUR/m². This corresponds to a rent development of approx. 4.10 % compared with the same period of the previous year. 670 apartments were offered for rent in Schöneberg in the last 12 months.

Rent index Schöneberg

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 14.00 EUR/m² - 27.75 EUR/m² -
1 Year 13.45 EUR/m² 4.10 % 28.55 EUR/m² -2.90 %
3 Years 12.40 EUR/m² 12.60 % 20.65 EUR/m² 34.40 %
5 Years 12.55 EUR/m² 11.50 % 15.95 EUR/m² 73.60 %

Bird's eye view: Asking rents in Berlin Schoeneberg

The Bubble Chart shows the supply situation of the past 12 months on the rental market in Schöneberg. 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. The market for rental apartments covers all sizes, year of construction classes and price segments. Apartments in old buildings and properties built between 1950 and 1978 dominate the market. 

Development of rental price segments in Berlin Schoeneberg

Development of the housing supply (existing apartments, rent) in Schöneberg. The chart shows price increases and price segment shifts over the 10-year period. 

Building and conversion in Schöneberg

Schöneberg is popular because of its inner-city position. Currently, the housing stock amounts to about 83,000 units distributed across 11 statistical planning areas LOR (Lebensweltlich orientierte Räume). Despite an above-average apartment size of 75.0 m² living space per apartment, the statistical household size of 1.68 persons per household is comparatively low. In mathematical terms, the household size is 1.94 persons.

Construction activity in Schöneberg is in full swing, not least as a result of the large-scale projects at Südkreuz. The map shows in which neighbourhoods (LOR) building completions were reported, when and how many.

Milieu protection

Since 2014 there have been seven milieu protection areas in the Schöneberg district in accordance with §172 Paragraph 1 Sentence 1 No. 2 BauGB. The milieu protection areas cover about 414.8 ha, which corresponds to about 39.1% of the entire Schöneberg district.

Milieu protection area In force since Area in ha Extended Last update
Barbarossaplatz/Bayrischer Platz 2014 72.3 - -
Kaiser-Wilhelm-Platz 2014 19.8 2016 -
Bautzener Strasse 2014 18.5 - -
Schöneberger Insel 2015 36.9 2021 -
Schöneberger Süden 2018 106.4 - -
Schöneberger Norden 2018 112.8 2018 -
Grazer Platz 2018 48.1 - -

Milieu protection map Schöneberg

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

The population in Berlin-Schöneberg is growing mainly from international influx. The ranking of states is currently led by immigrants from the USA. In comparison with the other Berlin districts, the population in Schöneberg is making evasive movements. Migration movements in the time series from 2013 to 2017 show a negative balance. Most of the migrations took place to Steglitz, Wilmersdorf and Tempelhof, followed by Neukölln and Charlottenburg.

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

This report was last updated on 23.02.2024 .

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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