Last Update: 13.08.2022

Berlin Properties Steglitz 2022

Solid, cosy and quiet? That was once, maybe. Many Steglitzer are surprised, how fast one gets away from a sleepy front garden image. Steglitz seems to have mastered the tension between exposed inner city locations, its function as an important retail spot and the idyllic flair of its lovely quarters. It has become a modern capital district whose quality is second to none.

Berlin-Steglitz

Everything on the doorstep

Steglitz is located in the southwest of Berlin between the densely populated inner city districts of Wilmersdorf and Schöneberg and the villa and single-family house quarters of the Lichterfelde and Dahlem areas. Until not long ago, the image of the district was bourgeois, cosy and very quiet. Those aren't bad qualities at all. All the better that Steglitz preserves his DNA despite a recently almost breathtaking dynamic. Somehow Steglitz is close to everything. Along the castle street, very nice, small and quiet streets are lined up like a string of pearls. The shopping street is the economic centre, crossed by the subway line 9. The average net household income in many quarters is high in comparison to other districts in Berlin. In addition to many small and medium-sized parks and green areas, Steglitz also enjoys an excellent reputation for good schools.

Existing buildings

Median Asking price
4,970 EUR/m²
+7.30 %
Median Asking rent
13.45 EUR/m²
+5.30 %

New buildings

Median Asking price
8,330 EUR/m²
+14.80 %
Median Asking rent
18.50 EUR/m²
-5.20 %

Neighbourhoods in Berlin Steglitz

Medium to good residential areas prevail in Steglitz. Due to the mixed structure of buildings and neighbourhoods in the district, property prices are widely spread. Large flats in the neighbourhoods east and west of Schloßstraße achieve top prices. Flats from post-war housing are also usually very strong in value due to the quality of their location. 1930s flats and the neighbourhoods south of Steglitzer Damm and Albrechtstrasse are catching up in terms of price in 2021, although turnover of space is low here.

In Paulsenstrasse, families in townhouses or detached houses appreciate the traffic-calmed environment. The residential quarter in the east of Steglitz's city centre was developed at the end of the 19th century as a distinguished colony of villas and country houses. The structures of the present bear witness to the old grandeur and at the same time to the destruction of the Second World War. More than 80 percent of the houses in Südende fell victim to the bombs; the priorities in the reconstruction and redevelopment of the neighbourhoods were the rapid creation of living space and mostly not aesthetic considerations. Nevertheless, there are many well-preserved and elaborately renovated buildings in very beautiful locations. The quarters along Grunewaldstraße, Holsteinische Straße and Hubertusstraße are home to showcase buildings from the early Gründerzeit.

Property prices in Berlin Steglitz

In Steglitz, the property market is segmented according to local submarkets. In the core area of Steglitz the average prices per square metre are currently 4,970 EUR/m². The price correction to the prior-year period amounts to 7.30 %. In the 12-month period we have registered 1,080 offers in inventory.

In the new building segment an average list price of 9,370 EUR/m² is currently asked for. Viewed over the neighbourhoods the offer prices for existing flats are around 4,200 EUR/m² in Lankwitz and around 5,180 EUR/m² in Lichterfelde. 

Price index Steglitz

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 4,970 EUR/m² - 8,330 EUR/m² -
1 Year 4,630 EUR/m² 7.30 % 7,260 EUR/m² 14.80 %
3 Years 4,300 EUR/m² 15.60 % 6,050 EUR/m² 37.80 %
5 Years 3,380 EUR/m² 47.00 % 4,740 EUR/m² 75.80 %
10 Years 1,890 EUR/m² 162.20 % 3,140 EUR/m² 165.30 %

Bird's eye view: Property Prices in Berlin Steglitz

The Bubble Chart shows the supply situation over the past 12 months on the property market in Steglitz. The colors mark the year of construction classes, the size of the bubbles the quantity of offers, the location in the grid price radius (square meters) and apartment sizes.

Development of property price segments in Berlin Steglitz

In Steglitz, very strong mid-range price segments predominate in the existing stock segment. As in all central inner city districts, the lower price segment has virtually disappeared. In the segment above 6,000 EUR/m² the supply is not very pronounced.

Family houses

Steglitz offers a wide range of family house typologies in the suburbs of Lankwitz and Lichterfelde. These include detached single-family houses, terraced houses, semi-detached houses and some town villas. The offer is traditionally largest in Lichterfelde. In the 12-month period approx. 160 houses were offered, at an average price of approx. 7,130 EUR/m². In Lankwitz the average offer price is about 5,370 EUR/m². Higher prices are achieved for city villas. 

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Rental market in Berlin Steglitz

In all districts of Steglitz together, in the past 12 months about 1,560 were offered for new letting. Currently there is a demand for 13.45 EUR/m². In the new building the offered rents are at approx. 18.50 EUR/m². This corresponds to a price development of -5.20 % compared to the previous year.

Rent index Steglitz

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 13.45 EUR/m² - 18.50 EUR/m² -
1 Year 12.80 EUR/m² 5.30 % 19.50 EUR/m² -5.20 %
3 Years 10.90 EUR/m² 23.30 % 15.05 EUR/m² 22.90 %
5 Years 9.70 EUR/m² 38.90 % 13.05 EUR/m² 41.60 %

Bird's eye view: Asking rents in Berlin Steglitz

The bubble chart shows the supply situation of the past 12 months on the real estate market in Steglitz. 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. In Steglitz we see very much post-war architecture, few old and new buildings.

Development of rental price segments in Berlin Steglitz

Overall, the rental offer in Steglitz can be termed stable. As in the market for condominiums, the medium rental price segments predominate the market.

Apartment buildings in Steglitz

In Steglitz there are currently no milieu protection areas (see below). The expectation of the introduction of preservation statutes is currently leading to tension on the market for apartment buildings in Steglitz. Accordingly the average square meter prices indicated in the real estate price service of the IVD are usually excelled. The offer volume increased slightly in 2019. Please contact us for an individual assessment of the market and environmental situation of your apartment building in Steglitz. 

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 Steglitz-Zehlendorf 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 Gute bis sehr gute Lage
1900 - 1949 1.900 - 2.800 EUR/m² 2.500 - 3.500 EUR/m²
1950 - 1978 1.700 - 2.500 EUR/m² 2.200 - 3.000 EUR/m²
1979 - 2000 1.900 - 2.600 EUR/m² 2.400 - 3.200 EUR/m²
ab 2001 (ohne Erstbezug) 2.200 - 3.200 EUR/m² 2.800 - 4.000 EUR/m²
Quelle: IVD Immobilienpreisservice 2021/2022

Trends inn Steglitz

It is not easy to say why Steglitz was treated so cautiously by investors for a long time, since it was foreseeable that the district would become increasingly important in the inner-city context. The real estate market in Steglitz offers all the prerequisites for excellent, long-term investment strategies. In addition to above-average household net incomes and attractive locations in all parts of the district, Steglitz offers a wide variety of building typologies despite the considerable war damage. Better than in some other inner-city districts, all flat sizes and construction year classes are offered here. Upcoming generational changes could also be taken into account in investment considerations. The good inner- and outer-city connections, the proximity to universities and the Charité Clinic Benjamin-Franklin, as well as the magnetism of one of the largest retail streets in the capital, contribute significantly to development in Steglitz. In terms of population development, the district also has a high proportion of in-migrants from the USA and traditional Western European countries. Internally, the balance of interrelationships with other districts is rather balanced. We consider Steglitz to be an absolute must.

Building activity in Steglitz

Steglitz has 27 statistical planning spaces LOR (Lebensweltlich orientierte Räume) and is divided into the suburbs Lankwitz, Lichterfeld and Steglitz. There are currently 107.000 apartments among the housing stock. With an average apartment size of 85.3 m², Steglitz is the leading district in Berlin. With a statistical household size of 1.77 persons per household, Steglitz is in the upper midfield. Mathematically, 1.94 persons live in one household in Steglitz.

There is comparatively a low construction activity in Steglitz. 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 Steglitz (analogue Zehlendorf) there are currently no milieu preservation areas. Nevertheless, there are efforts on the part of individual residents to designate milieu protection areas. In the BVV (district assembly) of Steglitz, the issue is controversially discussed with regard to cost coverage. The controversial issue is who should bear the costs of the screening, the district or the senate. At the end of 2018, the Senate Department for Urban Development indicated its basic willingness to bear the costs for an overall screening of the district. Currently, it is planned to cover the screening area across all 41 planning areas. The aim of the screening is to identify observation areas for which monitoring is to be commissioned. More detailed investigations are to be assigned for any suspected areas that may have been identified. Even if decisions on the designation of milieu protection areas can only be taken after the final step, owners should consider sharing their properties already now. We will keep you regularly informed about the progress. Ask for our guide on milieu protection. We are happy to advise you.

Milieu protection map Steglitz

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

The investment climate in Steglitz is not only very good with regard to its position as one of the most important consumer destinations in Berlin. With Berlin's growth and the associated housing shortage, distances between Berlin districts are becoming less important. This means that the peripheral locations in Steglitz are also becoming considerably more important. Decentralized housing is no longer seen as a weak point; it is becoming the norm, as it is already in most international metropolises. A good example of the change in perception is the former Steglitzer Kreisel, which will trigger new developments in the surrounding area in the course of the conversion to "ÜBerlin". At the same time, however, it must also be seen that the large number of flats brought onto the market at the same time can also have a dampening effect on the local market. Politically, controversial debates were held in the BVV (District Parliament) regarding the assessment for the introduction of milieu protection areas in Steglitz. The core of the debate was who would have to pay for the costs of the studies and not whether an introduction should take place or not. In most of the Steglitz quarters, currently no high pressure can be measured (see above), which would make the introduction of preservation statutes questionable. Major projects such as "ÜBerlin" will help to reducing the pressure on the housing market.

Population by nationality

Migration

Steglitz has grown. Below we show the top values of the inflows and outflows for Steglitz and for a selected hotspot. For your real estate engagement in Berlin, we are able to map the exact position of migration flows within the framework of our analyses.

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

This report was last updated on 13.08.2022 .

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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