Last Update: 19.08.2019

Investors Guide Berlin Spandau 2019

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. When airport operations in TXL are discontinued, Spandau will be facing major transformations with new, voluminous projects. The infrastructure will develop, people and businesses will come. In this sense Spandau is a future location.

Existing buildings

Median Asking price
3,030 EUR/m²
+16.90 %
Median Asking rent
8.90 EUR/m²
+2.40 %

New buildings

Median Asking price
5,120 EUR/m²
+6.30 %
Median Asking rent
12.60 EUR/m²
+20.10 %

Markets

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.

Buy

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 1,190 objects were offered on the market. With an increase by 16.90 % the average offer price currently moves at about 3,030 EUR/m².

There is movement in the new private construction segment.  100 apartments have been offered in the past 12 months. The average list price is currently about 5,120 EUR/m² and thus 6.30 % higher than in the same period a year ago.

In the districts Haselhorst (3,020 EUR/m²) and Kladow (3,840 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)
Today 3,030 EUR/m² - 5,120 EUR/m² -
1 Year 2,590 EUR/m² 16.90 % 4,810 EUR/m² 6.30 %
3 Years 1,980 EUR/m² 53.30 % 3,670 EUR/m² 39.50 %
5 Years 1,390 EUR/m² 118.90 % 3,250 EUR/m² 57.20 %
10 Years 980 EUR/m² 208.30 % 2,440 EUR/m² 109.40 %

Snapshot

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.

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.

Family houses

The market for family houses in Spandau comes close to the apartment market in terms of supply volume. Altogether we have count 930 offers in in the past 12 months in the house segment. The current average offer price is rounded 4,080 EUR/m². The price correction to the previous year's period is 17.60 %. The price levels of existing and new buildings are gradually converging. New buildings are currently offered at an average price of about 4,120 EUR/m²

Rent

About 5,040 apartments (existing stock) were offered for re-let in the past 12-month period. The average asking rent is currently 8.90 EUR/m². Thus the price correction to the same period one year ago is 2.40 %.

From new building projects about 230 units were offered for an average rent of 12.60 EUR/m². The price correction to the same period last year is 20.10 %.

Rent index Spandau

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 8.90 EUR/m² - 12.60 EUR/m² -
1 Year 8.70 EUR/m² 2.40 % 10.50 EUR/m² 20.10 %
3 Years 7.55 EUR/m² 17.80 % 10.00 EUR/m² 26.30 %
5 Years 6.80 EUR/m² 31.10 % 8.95 EUR/m² 40.60 %

Snapshot

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. 

Rent segments

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

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 neighbourhood structures. In Spandau Zentrum and the surrounding districts, prices in the 1900 - 1949 construction year class are currently above average. In some cases, prices per square metre are set at well over EUR 3,000, but these are currently still not widely accepted by the market. In the building typology of the high-rise buildings, the square metre prices are in the midfield of the construction year classes from 1950 to 1978. 

Construction era Simple to medium locations Medium to good locations
1900 - 1949 1,500 - 2,000 EUR/m² 1,700 - 2,600 EUR/m²
1950 - 1978 1,300 - 1,800 EUR/m² 1,500 - 2,100 EUR/m²
1979 - 2000 1,600 - 2,000 EUR/m² 1.600 - 2,200 EUR/m²
since 2001 n/a 1.900 - 2,700 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

Milieu protection

In Spandau, as of August 2019, there are two areas with resolutions (Aufstellungsbeschluss) on the establishment of milieu protection areas, the screening ("Grobscreening") is in progress. We will inform you here about the progress or changes of status.

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.

General background

For Spandau, the question is not so much whether, but when, the enormous land potential that the district has will be developed. Old brick production and storage buildings, warehouses and industrial sites: Size, typology and location of old industrial plants are predestined for high-quality projects. In Spandau it is becoming apparent that municipal and private housing construction will jointly lead to the establishment of new neighbourhoods. Instead of densification in the inner-city districts, the big curve of urban development is drawn. Building sites within the S-Bahn ring, especially in the popular hotspots, are becoming increasingly scarce and usually allow only small-scale projects. In Spandau there are opportunities, thousands of apartments of all typologies and price categories with space for traditional business as well as for start-ups, artists and the necessary urban structures. The most western district of Berlin will form independent quarters out of its peripheral location. The district will benefit from the gravity of the Urban Tech Republic in the closing-down Tegel Airport and the Siemens Campus. Various projects are in the planning stage, one major project has already been realised by private builders and handed over to local authorities. In Spandau's administration, an investment volume of well over 1 billion euros is expected for major projects up to around 2028.

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

Trend

Several medium-sized employers and large corporations have production facilities in Spandau. Nevertheless, the number of production sites and jobs has declined over the years. After the fall of the Wall, the district waited a long time for the predicted development boom, which started now with the development of large areas, the plans for the subsequent use of TXL and the Siemens campus, and, of course, with the steady growth in Berlin. For a long time, the wastelands created by industrial loss were a serious problem, but today the areas are recognized as urban potential and are being planned under new premises. Old industrial locations in Spandau will be able to exploit their potential for residential use in the future. The opening-up of the Havel riverbanks for large, well-connected residential projects is a start. In the coming years, private and public sponsors will build thousands of apartments in the Spandauer Wasserstadt. 1,024 apartments have already been taken over by a housing company on a turnkey basis in the forward deal. According to the "SIKo" social infrastructure concept, the greatest residential building potential is seen in Hakenfelde, Siemensstadt Wohnungen, Haselhorst and Brunsbütteler Damm.

This report was last updated on 19.08.2019 .

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.