Last Update: 01.12.2022

Berlin Properties Schöneberg 2022

Centrality trumps green. Schöneberg is a very popular district not only because of its pub and cultural scene. The urban, inner-city district offers excellent connections in all directions. Tauentzienstrasse and KaDeWe are the gateway to Kurfürstendamm. Schöneberg is less about recreation and more about lifestyle.

Berlin-Schöneberg

On David Bowie's tracks

Schöneberg has many, very different faces: quiet and lively, alternative and modern, simple and sophisticated. Its inhabitants are as heterogeneous as their neighborhoods. At Winterfeldtplatz, Berliners and tourists meet in traditional and relaxed pubs, bars, restaurants and cafés. Berlin's largest greengrocer's and weekly market takes place here on Wednesdays and Saturdays. The mood is very relaxed. Schöneberg is Berlin's symbol of diversity, tolerance and cosmopolitanism. This was also appreciated by David Bowie, who lived in the Hauptstraße. Kurt Tucholsky, Albert Einstein and Marlene Dietrich also lived in Schöneberg. While Albert Einstein resided in the noble Bavarian quarter, the birthplace of Marlene Dietrich is in Leberstraße in the so-called "Red Island". It got its name from the Leftist orientation of the Berlin working class population.

Existing buildings

Median Asking price
5,970 EUR/m²
+8.10 %
Median Asking rent
16.50 EUR/m²
+17.90 %

New buildings

Median Asking price
10,470 EUR/m²
+11.70 %
Median Asking rent
26.25 EUR/m²
+18.00 %

New, old, post- and prewar mix

Schöneberg, with a population of about 156,000, offers many very different neighbourhoods and locations. The building typology is mixed. The gaps of destroyed buildings in Wilhelminian quarters were filled after the war with very simple apartment blocks. About 1,300 apartment blocks, or 20 per cent of the housing stock, date from the years 1951 to 1970. Despite their mostly poor energy efficiency, the post-war buildings are now a sought-after segment with compact flat sizes. Some of the best-maintained and most attractive Wilhelminian quarters lie in Schöneberg, such as Viktoria-Luise-Platz with its exceptionally beautiful, fashionable old buildings. The residential areas range from predominantly average to good. Housing in Schöneberg is traditionally scarce and the very high demand in Schöneberg is nothing new. Purchase prices and rents in Schöneberg's central neighbourhoods were already high in the 1980s. Around 66 per cent of households are single-person households. With the large and very modern Südkreuz station, the district has just added a new neighbourhood on the "Schöneberger Linse" 

New construction Schöneberg

Schöneberg is an area district that stretches from Großer Tiergarten south to the border of Steglitz. Among the major construction projects are unquestionably those in the Schöneberger Linse. The former wasteland opposite the ultra-modern Südkreuz train station became one of the most important urban development projects in Berlin in record time. Previously, the area had been home to mostly warehouses and heterogeneous commerce. The conversion to an urban quarter with the development of Tempelhofer Weg into a green and pedestrian-friendly city street should quickly help the new super quarter to establish its own, life-friendly identity. The edges of the Schöneberger Linse have a metropolitan feel, while towards the interior the impression of a loosened-up classic block development is intended. On 22 hectare the construction cranes have been working since 2018; in the end there will be approximately 1,900 apartments on this site. Currently, the median list price for residential construction projects is 9,980 euros/m². 

South of Sachsendamm and the autobahn, GSG Berlin is currently planning a high-rise by the Kleihues architectural firm. The project, which has not yet been decided, would have an estimated gross floor area of around 80,000m². Another residential and office complex in Schöneberg is K72, in the very central location of Kurfürstenstrasse. With a 17-story office complex flanked by residential development, the project is scheduled for completion by 2025.

In addition to urban neighborhood projects, Schöneberg has a number of highly attractive residential projects in central downtown locations. The renowned developer Diamona & Harnisch is building condominiums of well-known exclusive quality in Gleditsch-/Pallasstraße. In a total of 7 building sections, around 219 apartments are being developed with 8 commercial units opening up the street area.

63 apartments have already been completed in Rubensstrasse. And for customers with less space requirements, 47 apartments will be available for purchase in Rembrandtstrasse in the Studio Living project by the end of 2023.

Property prices in Berlin Schöneberg

Currently the offer prices for condominiums in Schöneberg are about 5,970 EUR/m². This corresponds to a price development of 8.10 % compared to the previous year. In the 10-year period the increase in prices for existing apartments in Schöneberg is about 158.60 %. New apartments are offered in the price corridor around 10,470 EUR/m².

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 5,970 EUR/m² - 10,470 EUR/m² -
1 Year 5,530 EUR/m² 8.10 % 9,370 EUR/m² 11.70 %
3 Years 4,780 EUR/m² 24.90 % 7,520 EUR/m² 39.30 %
5 Years 3,870 EUR/m² 54.40 % 6,900 EUR/m² 51.80 %
10 Years 2,310 EUR/m² 158.60 % 3,860 EUR/m² 171.10 %

Bird's eye view: Property Prices in Berlin Schöneberg

Supply situation of the property market in Schöneberg over the previous 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 Schoeneberg

In the last 12 months 1,520 flats (existing stock) and 130 apartments from new building projects were offered on the Berlin real estate market.

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Rental market in Berlin Schöneberg

At present the average offer rent in Schöneberg is about 16.50 EUR/m². This corresponds to a rent development of approx. 17.90 % compared with the same period of the previous year. 1,050 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 16.50 EUR/m² - 26.25 EUR/m² -
1 Year 14.00 EUR/m² 17.90 % 22.25 EUR/m² 18.00 %
3 Years 13.00 EUR/m² 27.00 % 18.40 EUR/m² 42.80 %
5 Years 11.55 EUR/m² 42.70 % 14.20 EUR/m² 85.10 %

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. 

Apartment buildings in Berlin Schoeneberg

Of the total number of buildings in Schöneberg, almost 2,000 are owned by WEGs (Gemeinschaft von Wohnungseigentümern/-innen), another 2,200 are owned undivided by private individuals and around 520 apartment buildings belong to the district, municipal housing companies, the federal government or the state of Berlin.
The prices are differentiating less than before across year of construction classes, but increasingly across the location within or outside the milieu protection. The number of apartment buildings on offer is declining. Price pressure continues to increase due to the introduction of new milieu protection areas and the application of the Conversion Ordinance (Umwandlungsungsverordnung). While the conversions are declining in the social milieu protection areas, the numbers are rising in the neighbouring quarters. 

Many buyers of apartment buildings are shifting their investment strategies from buy-and-sell to buy-and-hold. The price-dampening effect of milieu protection areas on the housing market is being counterbalanced by the tightening supply situation. In addition, the dense architecture in Schöneberg leaves little room for new building projects. The arithmetical housing deficit is between 15 and 20 percent of the housing stock in almost all of Schöneberg's neighbourhoods. At Bayerischer Platz and Wittenbergplatz/Viktoria-Luise-Platz the housing pressure is lowest. At the same time, rents are highest there. 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   Schöneberg Gesamt Berlin
2018 Anzahl 39 687
  Preisspanne EUR/m² 1.068 bis 3.089 301 bis 11.919
  Mittelwert EUR/m² 2.017 2.115
2019 Anzahl 35 571
  Preisspanne EUR/m² 1.314 bis 3.917 396 bis 11.340
  Mittelwert EUR/m² 2.214 2.294
2020 Anzahl 28 627
  Preisspanne EUR/m² 1.363 bis 4.841 431 bis 10.526
  Mittelwert EUR/m² 2.285 2.183
2021 Anzahl 45 660
  Preisspanne EUR/m² 1.625 bis 7.047 601 bis 16.262
  Mittelwert EUR/m² 2.783 2.522
2022 Anzahl 9 348
  Preisspanne EUR/m² 1.965 bis 4.707 824 bis 16.844
  Mittelwert EUR/m² 2.611 2.651
  Bereinigt um Spitzenwerte (2022) EUR/m² 2.611 2.327

Trend

Schöneberg forms the inner-city area of the Tempelhof-Schöneberg district, but the two districts do not have much in common. The price structure in Schöneberg begins roughly where the rents and purchase prices in Tempelhof end. The closer to the city, the higher the prices. A relevant factor is the high proportion of international Berliners and of single households with high incomes and home ownership. The introduction of milieu protection areas and the Building Land Mobilisation Act have stopped conversions to condominiums for the time being until 2025, which in turn upgrades the stock. Despite the current interest rate turbulence, residential property in Schöneberg remains an investment with excellent prospects in the long term, given the high demand. Depending on the year of construction, however, prices can be expected to vary more widely. In other words, the large post-war stock and Wilhelminian-style buildings are competing with modern and energy-efficient new buildings. In view of high energy costs, location factors will also be reassessed, i.e. it will be asked whether preference is given to a modern but slightly decentralised or an older but central building. Especially since in Schöneberg the distances from spot to spot are not particularly big. 

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 01.12.2022 .

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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