Last Update: 19.05.2024

Berlin Properties Tempelhof 2024

The space available at the former Tempelhof Airport also harbours great potential for conflict. But even without a development that would take at least a decade, Tempelhof is becoming increasingly important. Close to the city centre, one of the largest inner-city sports and recreation areas in Europe on the doorstep, good schools, quick routes to the city and the surrounding area. Existing flats in Tempelhof currently cost 4,430 EUR/m² and are favourable in a Berlin comparison. 

Berlin-Tempelhof

Powered by the most data-driven real estate agent in Berlin: Here is your comprehensive report on the Tempelhof real estate market, as of 19.05.2024 .

Tempelhof: Ready for Boarding

Until any development takes place on the old airport, Tempelhof plays off other advantages with ease. Pleasant townhouses from the 1920s and 30s and green, quiet streets characterise the middle-class locations west of Tempelhofer Damm. The large housing stock with many 3- and 4-room flats in the more southern and urban neighbourhoods also attracts families. The price trend has remained unexcited for years, even in attractive and central locations. Those who own a property, e.g. in the family-oriented Fliegerviertel, rarely part with it. Here, the change of generations and ownership often takes place within families. The area around the Südkreuz long-distance railway station is experiencing an upswing. The well-kept housing estates from the interwar period are considered an insider tip for affordable and central living.

Existing buildings

Median Asking price
4,430 EUR/m²
+2.00 %
Median Asking rent
11.10 EUR/m²
+3.20 %

New buildings

Median Asking price
6,500 EUR/m²
-0.80 %
Median Asking rent
19.45 EUR/m²
+3.40 %

Property prices Tempelhof

Across all housing typologies, the average offer price in demand for existing apartments in Tempelhof, Mariendorf, Marienfelde and Lichtenrade is currently around 4,430 EUR/m². The calculation is based on round 1,300 offers within the last 12 months. The supply price development during this period is approximately 2.00 %. In the 10-year period, the increase in demand prices for existing apartments in Tempelhof is about 161.60 %, from 1,690 EUR/m² in 2009 to 4,430 EUR/m² in the current period. In the new building segment the average list price is 6,500 EUR/m²

Price index Tempelhof

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 4,430 EUR/m² - 6,500 EUR/m² -
1 Year 4,340 EUR/m² 2.00 % 6,550 EUR/m² -0.80 %
3 Years 3,970 EUR/m² 11.50 % 5,620 EUR/m² 15.70 %
5 Years 3,540 EUR/m² 25.00 % 4,460 EUR/m² 45.70 %
10 Years 1,690 EUR/m² 161.60 % 2,510 EUR/m² 158.70 %

Development of property prices in Berlin Tempelhof

In Tempelhof, property prices are still relatively low in comparison to the rest of the city. The price segment of 2,500 to 5,000 euros per square metre of living space prevails and listings above 7,500 euros/m² are very rare. At the same time, flats up to 2,500 euros/m², which dominated the market for a long time, have also practically disappeared in Tempelhof. Large housing stocks were destroyed during the war. Accordingly, the post-war stock is very large today, which also explains the very interesting price level for buyers across the entire district. 

Property offers in Tempelhof by prices and size

Listings of the past 12 months on the real estate market in Tempelhof. The colours mark the construction year classes, the size of the bubbles the quantity of offers, the position in the coordinate system price radius (square metres) and sizes of units.

Family houses

Tempelhof is one of the most important markets for this type of building in Berlin, with around 12,000 detached and semi-detached houses. In addition to pre-war housing developments with around 6,000 units, there are just as many houses in post-war neighbourhoods. Demand for this class of building and year of construction was weak for a long time. For some years now, a generational change has been underway and more properties are coming onto the market. This generational change is important for the technically and energetically outdated stock. Demand is particularly high among young families. The family character of the estates, lots of greenery and good schools are causing the value to rise slowly but surely despite the age. On average, a family house in Tempelhof currently costs 4,890 EUR/m² more than flats in Tempelhof. In 12 months, 340 Houses offered. In 2023, sellers must prepare for a price dip in view of the high interest rates and costs for refurbishments. 

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Trend

Tempelhof is designed for the long term and offers good conditions for solid investment planning at attractive entry prices.  Easily accessible locations close to the city centre, employers and jobs, and in many neighbourhoods a family-friendly environment. In addition, there is the potential of the former Tempelhof airport, even if there is still no concept for its subsequent use. Two-thirds of the large real estate stock in Tempelhof is privately owned (private companies and individuals) and the wide range of housing on offer opens up interesting investment opportunities for all lot sizes. Rents in Tempelhof are comparatively low. For employees of the resident medium-sized companies, Tempelhof is an ideal residential location. In terms of new construction prices, Tempelhof has been able to catch up For the time being, the development of rents must take into account not only regulatory aspects but also the purchasing power of the local tenant market.

Nevertheless, an absolute tip, as the comparatively low purchase prices in combination with nice locations leave plenty of scope for value development.

Apartment buildings in Tempelhof

While in other districts the number of sales of blocks of apartments in 2023 has fallen sharply, sales in Tempelhof are picking up, although at prices noticeably lower than in the previous year. The range is from EUR 1,515 to EUR 2,570 per square metre of value-relevant space. This corresponds roughly to 1.3 times the living space. The interest rate situation, but also the very heterogeneous construction substance and building year classes in Tempelhof, make buyers carefully assess properties for GEG aspects and capex, despite the rental potential (see below). As the graph below shows, the asking prices of properties listed openly on the market differ by up to 35 per cent from the actual value achieved.

Calculated over a longer period of time, the full potential of value appreciation becomes apparent. In 10 years, prices per square metre for MFH in Tempelhof have increased by 143.80 %. This may be less than in neighbouring trend districts, but it shows the stability and potential of the district that has been administratively merged with Schöneberg. In the districts of Mariendorf and Marienfelde, 1990s years of construction are traded frequently. Structurally, Tempelhof is heterogeneous and has housing estates from all construction years, old building quarters and large single-family home estates. 

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Jahr   wGF* WFL**
2018 Anzahl 51  
  Preisspanne EUR/m² 983 bis 2.817 1.278 bis 3.662
  Mittelwert EUR/m² 1.870 2.431
2019 Anzahl 39  
  Preisspanne EUR/m² 862 bis 5.997 (NB) 1.120 bis 7.796
  Mittelwert EUR/m² 2.249 2.923
2020 Anzahl 36  
  Preisspanne EUR/m² 770 bis 4.909 1.001 bis 6.381
  Mittelwert EUR/m² 1.955 2.541
2021 Anzahl 40  
  Preisspanne EUR/m² 1.125 bis 4.644 1.462 bis 6.037
  Mittelwert EUR/m² 2.290 2.977
2022 Anzahl 12  
  Preisspanne EUR/m² 1.653 bis 3.514 2.148 bis 4.568
  Mittelwert EUR/m² 2.504 3.255
2023 Anzahl 15  
  Preisspanne EUR/m² 1.515 bis 2.570 1.969 bis 3.341
  Mittelwert EUR/m² 2.051 2.666
Quelle: Gutachterausschuss Berlin, eigene Auswertung und Darstellung *wGF = Wertrelevante Geschossfläche **WFL = wGF * 1,3

New construction in Tempelhof

The central Berlin district, which stretches from Kreuzberg in a long straight line to the border of Mariendorf, features all the typologies Berlin has to offer, from romantic and highly desirable single-family homes within the Fliegerviertel to dense post-war development and plenty of commercial and industrial space. At the same time, most Berliners automatically associate the district with Tempelhof Airport, which was shut down in 2008. In a 2014 referendum, Berliners decided not to use the gigantic site of the former central airport for increased density through new construction. Driven by the ongoing housing shortage, this decision is repeatedly called into question. Another option for the future gaining more and more popularity is the use of the former airport buildings for residential purposes. The costs for a residential reuse, are currently beyond Berlin's capabilities. 

Although the airport would probably offer the greatest potential for new construction, numerous other new construction projects have also developed in Tempelhof over the last few years. 

One volume project was developed by Vonovia in Bessemerstrasse. The enormous project, which was completed in March 2020 with a gross floor area of 39,500 m², accommodates more than 430 residential units with a living area of 31,950 m² on six floors plus around 160 parking spaces. 

The front-runner in terms of construction volume, however, is the HUGOS Quarter. A mix of townhouses, condominiums and rental apartments will add around 450 apartments and houses to the typical Tempelhof typology mix. Earliest construction date: 2024 

Around 20 other construction projects have been started or completed in Tempelhof since 2020. You can find an up-to-date overview in our project map and we inform you about current developments in our market reports. 

Neighbourhoods in Berlin Tempelhof

The Tempelhof district, which stretches south from Kreuzberg to the city limits, borders on Schöneberg and Steglitz to the west and Neukölln to the east. Like an Inner City Express, underground line 6 runs through the district from north to south to the underground station Alt-Mariendorf. Tempelhof is one of the workplace engines of the capital. A large number of medium-sized and international employers have branches and headquarters here. With over 202,000 inhabitants (2018) and almost 112,000 households, Tempelhof is Berlin's sixth-largest district.

Rental Market in Berlin Tempelhof

About 1,140 rental apartments (existing apartments) were offered on the market in the last 12-months. Currently the average offered rent is about 11.10 EUR/m². This corresponds to a price development of approx. 3.20 % compared with the same period of the previous year.

Rent index Tempelhof

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 11.10 EUR/m² - 19.45 EUR/m² -
1 Year 10.75 EUR/m² 3.20 % 18.80 EUR/m² 3.40 %
3 Years 9.55 EUR/m² 16.40 % 20.80 EUR/m² -6.50 %
5 Years 9.55 EUR/m² 16.50 % 13.05 EUR/m² 49.00 %

Bird's eye view: Asking rents in Berlin Tempelhof

The Bubble Chart shows the supply situation of the previous 12 months on the property market in Tempelhof. 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 rental price segments in Berlin Tempelhof

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 per square metre across all apartment types and price segments for existing apartments.

Building activity in Tempelhof

Tempelhof is split into the suburbs Tempelhof, Mariendorf, Marienfelde and Lichtenrade. The 23 statistical planning spaces LOR (Lebensweltlich orientierte Räume) extend from the border to Kreuzberg all the way to the south of the city. The housing stock in Tempelhof is about 102.000 units with an average size of 75.0 m². Statistically, the household size is 1.81 persons per household. Based on the calculated household size of 1.99 persons per household, there is a manageable deficit.

The construction activity in Tempelhof has increased in recent years. 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 2018 the district of Tempelhof has introduced one milieu protection area according to §172 Abs. 1 Satz 1 Nr. 2 BauGB (building code).

Milieu protection area In force since Area in ha Extended Last update
Tempelhof 2018 154.6 - -

Milieu protection map Tempelhof

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.

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This report was last updated on 19.05.2024 .

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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