Last Update: 01.02.2023

Berlin Properties Spandau 2023

Spandau is a district with an industrial heritage and huge upside potential. The symbiosis of space reserves in an excellent location, still many jobs and proximity to important future hubs such as the Urban Tech Republic and the Siemens Campus are genuine qualities. Spandau will play an important role in the Berlin-Brandenburg metropolitan region in the northwest, comparable to Köpenick in the northeast of Berlin.

Berlin-Spandau

Masterplan Northwest

Spandau was once one of the most important industrial centres in Berlin. In the past decades, macroeconomic developments have led to job losses and a decline in the number of medium-sized employers and large companies based in the northwest of Berlin. Although Spandau itself has no so-called "future locations", it is at the center of the gravity of the future Urban Tech Republic in Tegel and it hosts the planned Siemens Campus. The future of Spandau is primarily defined by its enormous area potential. Old industrial sites are turned into residential quarters, abandoned plants are transformed into high-tech areas and into new neighborhoods. Currently the development of the Gartenfelder Insel is being payed a lot of attention. With the shutdown of Tegel TXL Spandau has started a phase of big transformations with new, voluminous projects. The infrastructure will develop, people and businesses will follow. In this sense Spandau is a future location.

Existing buildings

Median Asking price
4,060 EUR/m²
+4.40 %
Median Asking rent
9.85 EUR/m²
+19.30 %

New buildings

Median Asking price
6,270 EUR/m²
+8.80 %
Median Asking rent
19.20 EUR/m²
-4.10 %

Neighbourhoods in Berlin Spandau

Almost 210,000 residents, 120,000 apartments, 40 neighborhoods. Spandau is a statement. By the year 2030, a further 11,000 residential units will have been built in various districts of Spandaus. In the StEP Wohnen 2030 (Urban Development Plan), the focus is on the districts of Siemensstadt, Hakenfelde, Haselhorst and Brunsbütteler Damm. Overall, Spandau is expected to see an increase in population in all district regions by about 5.6 percent by 2030. The residential areas in Spandau are contrasting. In the southern districts of Kladow and Gatow, between Havel and Glienicker See, there is a rural atmosphere with the highest income households in Spandau. In the historic town of Spandau, a lively street scene with shops, cafés and restaurants takes place in front of a well-preserved setting of half-timbered architecture. The nearby Spandauer shopping boulevard is one of the largest in Berlin.

Property prices in Berlin Spandau

The housing market in Spandau is relatively small when measured by the size and diversity of the district. According to our analyses, in the 12-month period about 1,230 objects were offered on the market. With an increase by 4.40 % the average offer price currently moves at about 4,060 EUR/m².

There is movement in the new private construction segment.  120 apartments have been offered in the past 12 months. The average list price is currently about 6,270 EUR/m² and thus 8.80 % higher than in the same period a year ago.

In the districts Haselhorst (4,590 EUR/m²) and Kladow (5,650 EUR/m²) higher price segments predominate. 

Price index Spandau

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 4,060 EUR/m² - 6,270 EUR/m² -
1 Year 3,890 EUR/m² 4.40 % 5,760 EUR/m² 8.80 %
3 Years 3,000 EUR/m² 35.30 % 4,990 EUR/m² 25.70 %
5 Years 2,320 EUR/m² 75.00 % 3,980 EUR/m² 57.30 %
10 Years 1,280 EUR/m² 217.90 % 2,250 EUR/m² 178.50 %

Bird's eye view: Property Prices in Berlin Spandau

Supply situation of the past 12 months on the property market in Spandau. 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 Spandau

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

The market for family houses in Spandau comes close to the apartment market in terms of supply volume. Altogether we have count 750 offers in in the past 12 months in the house segment. The current average offer price is rounded 5,360 EUR/m². The price correction to the previous year's period is -0.40 %. The price levels of existing and new buildings are gradually converging. New buildings are currently offered at an average price of about 6,250 EUR/m².  

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Rental market in Berlin

About 2,790 apartments (existing stock) were offered for re-let in the past 12-month period. The average asking rent is currently 9.85 EUR/m². Thus the price correction to the same period one year ago is 19.30 %.

From new building projects about 130 units were offered for an average rent of 19.20 EUR/m². The price correction to the same period last year is -4.10 %.

Rent index Spandau

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 9.85 EUR/m² - 19.20 EUR/m² -
1 Year 8.25 EUR/m² 19.30 % 20.00 EUR/m² -4.10 %
3 Years 8.80 EUR/m² 11.80 % 12.90 EUR/m² 48.60 %
5 Years 8.45 EUR/m² 16.50 % 11.50 EUR/m² 66.90 %

Development of rental price segments in Berlin Spandau

The Bubble Chart shows the supply situation of the past 12 months on the rental market in Spandau. 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 rental market in Spandau is dominated by the 1950-1978 construction class. 

Development of rental price segments in Berlin Spandau

The chart shows the changes in the rent structure of the district. 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 Berlin Spandau

Spandau is about to lose its image as a bargain district for apartment buildings. The district is undergoing a steady rental development in line with local population and neighborhood structures. In Spandau Zentrum and the surrounding districts, prices in the 1900 - 1949 construction year class are currently above average. In the old building segment, owners were able to benefit from an average price increase of around 30% from 2018 to 2019, which is reflected not only in the offer prices but also in the notarized prices. The prices per square metre in the construction year classes 1950 - 1978 increased above the mark of EUR 2,000 / square metre in 2019.

Related topics: Milieu protection  Rent cap  Residential building report

The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Spandau 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 1.600 - 2.200 EUR/m² 1.800 - 2.700 EUR/m²
1950 - 1978 1.400 - 1.900 EUR/m² 1.600 - 2.200 EUR/m²
1979 - 2000 1.700 - 2.200 EUR/m² 1.700 - 2.400 EUR/m²
ab 2001 (ohne Erstbezug) k.A. k.A.
Quelle: IVD Immobilienpreisservice 2021/2022

Trend

Various medium-sized employers and large corporations have production sites in Spandau. Nevertheless, the number of jobs has declined over the years. For a long time after reunification, the district waited for the predicted boom that is now beginning with the development of large areas, the emerging re-use of TXL, the Siemens campus, and the stabilised growth in Berlin. While the wastelands created by the loss of industry were a problem for a long time, the areas are now being recognised as urban potential and planned under new premises. In the future, old industrial sites in Spandau will exploit their potential for residential use. Opening up the banks of the Havel for large, well-connected residential projects is a start.

Spandau can also set a counterpoint as a nature-oriented district in an increasingly congested Spandau. Lots of green, lots of water and a very high local recreational value. It is already apparent that many people will redefine their values in the future. The decentralisation of work plays an important role in this. Spandau is on its way to regaining its pre-war role as Berlin's local recreation destination.   

Those who invest in Spandau now at highly interesting entry prices may still be among the pioneers in 2022 and 2023, but will be rewarded in the future. 

Building activity in Spandau

Currently, the housing stock in Spandau amounts to around 120.000 units across 39 statistical planning areas LOR (Lebensweltlich orientierte Räume). The average apartment size is 74.2 m² living space per apartment and is therefore slightly higher than the Berlin average. With a statistical household size of 1.89 persons per household, Spandau is among the districts with the largest households. Mathematically, the household size amounts to 2.04 persons per household.

In Spandau, around 200 - 400 apartments were built annually in the past years, in 2018 the construction activity increased significantly to around 1,150 completions. 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 Spandau there are currently two conservation areas (milieu protection areas) in accordance with §172 BauGB with a total area of about 214 ha. 

Milieu protection area In force since Area in ha Extended Last update
Spandauer Neustadt 2020 91,1 - -
Wilhelmstadt 2020 123 - -

Milieu protection map Spandau

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

There are still no signs of the large projects in Spandau and Reinickendorf-Tegel being measurable in the migration flows. The growth of the district, however, is already being driven more by domestic inflows than by external movements. The large projects at Kurt-Schumacher-Damm (Reinickendorf) and on Gartenfelder Insel will be communal. Suburban Spandau is recording losses into its suburban area. Most of the departures occurred in 2017 to the Havelland district. 

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

This report was last updated on 01.02.2023 .

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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