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.
Corona: real estate market in Steglitz
The coronavirus is severely shaking up the property market. In our district reports we analyse the short, medium and long-term developments of the local property markets in Berlin for you. As an introduction to the detailed analyses, we visualise here the impact of the corona pandemic and the rent cap on new listings for sale and rental offers in Steglitz, in each case by calendar week. We are at your disposal for an individual evaluation of your property and for advice on the ideal moment to sell your property in Steglitz.
In Steglitz, medium to good residential areas predominate. Due to the heterogeneous building and district structure in the district, property prices vary widely. Large apartments in the districts east and west of Schloßstraße achieve top prices. However, apartments from post-war housing construction are in no way sold off, but are usually very valuable due to their location quality. Also 30-year-old flats and the quarters south of the Steglitzer Damm and the Albrechtstraße catch up in price. In Paulsenstrasse, families in terraced or single-family houses appreciate the traffic-calmed environment. The residential quarter in the east of the Steglitz city centre was built at the end of the 19th century as a noble villa and country house colony. The structures of the present reflect the old grandeur and at the same time the destruction of the Second World War. More than 80 percent of the houses in Südende fell victim to the bombs; the premises for the reconstruction and redevelopment of the neighbourhoods were the rapid creation of living space and mostly not aesthetic aspects. Nevertheless, there are many well preserved and carefully renovated buildings in very pleasant locations. In the quarters along Grunewaldstrasse, Holsteinische Strasse and Hubertusstrasse you will find showpiece houses from the early Wilhelminian (Gründerzeit) period.
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)
Property prices 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 4,730 EUR/m². The price correction to the prior-year period amounts to 11.20 %. In the 12-month period we have registered 1,220 offers in inventory.
In the new building segment an average list price of 6,470 EUR/m² is currently asked for. Viewed over the neighbourhoods the offer prices for existing flats are around 3,680 EUR/m² in Lankwitz and around 4,360 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||4,630 EUR/m²||-||6,650 EUR/m²||-|
|1 Year||4,160 EUR/m²||11.20 %||5,490 EUR/m²||21.10 %|
|3 Years||3,250 EUR/m²||42.30 %||4,520 EUR/m²||47.10 %|
|5 Years||2,560 EUR/m²||80.90 %||4,050 EUR/m²||64.10 %|
|10 Years||1,430 EUR/m²||223.10 %||2,650 EUR/m²||150.70 %|
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.
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.
Property prices Steglitz annual cycle
The chart below shows the development of property prices in Steglitz on a monthly basis.
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. 250 houses were offered, at an average price of approx. 5,670 EUR/m². In Lankwitz the average offer price is about 5,550 EUR/m². Higher prices are achieved for city villas.
Sell apartment Steglitz
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Rent prices Steglitz
In all districts of Steglitz together, in the past 12 months about 2,870 were offered for new letting. Currently there is a demand for 10.75 EUR/m². In the new building the offered rents are at approx. 18.30 EUR/m². This corresponds to a price development of 35.50 % 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||10.75 EUR/m²||-||18.30 EUR/m²||-|
|1 Year||10.50 EUR/m²||2.80 %||13.50 EUR/m²||35.50 %|
|3 Years||9.55 EUR/m²||13.10 %||12.50 EUR/m²||46.60 %|
|5 Years||8.55 EUR/m²||25.70 %||9.00 EUR/m²||103.40 %|
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.
Overall, the rental offer in Steglitz can be termed stable. As in the market for condominiums, the medium rental price segments predominate the market.
Rent prices Steglitz annual cycle
The chart below shows the development of rent prices in Steglitz on a monthly basis.
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.
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.
|Construction era||Simple to medium locations||Good to very good locations|
|1900 - 1949||1.800 - 2.600 EUR/m²||2.500 - 3.500 EUR/m²|
|1950 - 1978||1.700 - 2.400 EUR/m²||2.100 - 2.800 EUR/m²|
|1979 - 2000||1.900 - 2.500 EUR/m²||2.200 - 3.200 EUR/m²|
|since 2001||2.200 - 3.000 EUR/m²||2.700 - 3.800 EUR/m²|
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.
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
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
It is not easy to say why Steglitz was treated with distrust by investors for a long time. One possible explanation could be the high proportion of older residents in many neighbourhoods. Steglitz will become increasingly important in the inner-city context. The district offers all the prerequisites for outstanding, long-term investment strategies. The net household incomes are above average and there are attractive locations in all parts of the district. Despite or because of the significant war damage, there are a variety of properties of very different typologies. Future generational changes could also be included in investment considerations. The good inner- and extra-urban connections, the proximity to universities and the Charité Klinik Benjamin-Franklin as well as the attractiveness of one of the largest shopping streets in the capital contribute significantly to the development in Steglitz. With regard to population development, the district also has a high proportion of immigrants from the USA and classic Western European countries. Internally, the overall balance of interrelations with other districts is fairly balanced. We think Steglitz is an absolute tip.
This report was last updated on 22.05.2020 .
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.