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.
Neighbourhoods in Berlin Schoeneberg
With approx. 156,000 inhabitants, Schöneberg has many, very different quarters and locations. The building typology is mixed. The reconstruction programme closed war gaps in Wilhelminian quarters with some very simple apartment buildings. Around 1,300 apartment buildings, or 20 percent of the housing stock, date from the years 1951 to 1970. Today, post-war buildings are a sought-after segment with compact apartment sizes. At the same time, Schöneberg has some of the most well-kept and beautiful Wilhelminian style quarters, such as the Viktoria-Luise-Platz with its exceptionally beautiful, chic old buildings. The residential areas range from predominantly medium to good. Living space in Schöneberg is traditionally scarce. Further densification is only possible in a very limited and decentralized way. The high demand in Schöneberg is not a new development. In the 1980s, purchase prices and rents were already high in the central districts of Schöneberg. Around 66 percent of households are single-person households.
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 5,910 EUR/m². This corresponds to a price development of 7.40 % compared to the previous year. In the 10-year period the increase in prices for existing apartments in Schöneberg is about 166.70 %. New apartments are offered in the price corridor around 10,310 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||5,910 EUR/m²||-||10,310 EUR/m²||-|
|1 Year||5,500 EUR/m²||7.40 %||9,020 EUR/m²||14.20 %|
|3 Years||4,720 EUR/m²||25.20 %||6,420 EUR/m²||60.50 %|
|5 Years||3,840 EUR/m²||53.80 %||6,900 EUR/m²||49.40 %|
|10 Years||2,220 EUR/m²||166.70 %||3,760 EUR/m²||174.00 %|
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 1,450 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 15.00 EUR/m². This corresponds to a rent development of approx. -0.50 % compared with the same period of the previous year. 1,170 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||15.00 EUR/m²||-||24.90 EUR/m²||-|
|1 Year||15.10 EUR/m²||-0.50 %||22.00 EUR/m²||13.20 %|
|3 Years||13.40 EUR/m²||11.90 %||17.90 EUR/m²||39.40 %|
|5 Years||11.90 EUR/m²||26.00 %||10.60 EUR/m²||135.50 %|
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.
The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Tempelhof-Schöneberg 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||Mittlere bis gute Lage|
|1900 - 1949||1.700 - 2.400 EUR/m²||2.200 - 3.500 EUR/m²|
|1950 - 1978||1.500 - 2.200 EUR/m²||2.000 - 2.800 EUR/m²|
|1979 - 2000||1.700 - 2.300 EUR/m²||2.100 - 3.100 EUR/m²|
|ab 2001 (ohne Erstbezug)||1.700 - 2.700 EUR/m²||2.600 - 3.800 EUR/m²|
Schöneberg forms the city centre area of the Tempelhof-Schöneberg district. Both areas have little in common. The price structure in Schöneberg begins more or less where rents and purchase prices stop in Tempelhof. The closer to the city, the higher the prices. There seems to be no connection between purchasing power and rent, because the average purchasing power in Tempelhof is higher than in Schöneberg. A decisive factor is the high proportion of international and young people who are willing and able to afford an apartment in Schöneberg. The district is also characterised by the very high proportion of condominiums for Berlin. In the annual report on the transformation ordinance of the Senate for Urban Development, Tempelhof-Schöneberg is in second place for the number of transformations since 1950. The introduction of milieu protection areas and the application of the conversion ordinance (Umwandlungsverordnung) have a dampening effect on the number of transformations, but not on purchase prices and rents.
Building and conversion in Schöneberg
Schöneberg is popular because of its inner-city location. At present the housing stock amounts to about 80.000 units 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 is comparatively small at 1.68 persons per household. In terms of figures, the household size is 1.94 persons.
After a quiet year in 2017, the construction activity in Schöneberg increased significantly again. When and in which quarters (LOR) construction completions were reported, can be seen from the map. (Source: Amt für Statistik Berlin-Brandenburg)
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|
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.
Even though at first glance Schöneberg seems to be a largely regulated district, the general conditions for ownership are good. Schöneberg is structurally heterogeneous. The residential areas are medium to good. Continuous population growth, a high international share of the population, interesting neighbourhoods, sought-after and expensive inner city locations and, last but not least, a very high density characterise the district. The population is approx. 156,000 persons (2017). With an average household size of 1.68 persons, approx. 92,900 apartments would be necessary to cover the current demand. However, the housing stock amounts to only 80,900 units. In arithmetic terms, the deficit is therefore around 12,000 apartments. In this context, the district's greatest challenge is its low land resource for further densification. At present, only one project at Schöneberger Linse with approx. 1,000 apartments is planned for Schöneberg.
Population by nationality
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
District Market Reports
This report was last updated on 01.10.2022 .
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.