Last Update: 02.12.2019

Investors Guide Berlin Tempelhof 2019

Tempelhof holds a dormant treasure. Thousands and thousands of apartments could be built on the former airfield if it were not for the 2014 referendum. As long as there is nothing new here, Tempelhof can rely on its strengths: Close to the city centre, one of Europe's largest inner-city sports and recreation areas on the doorstep, good schools, quick access to the city centre and the surrounding area. No wonder Tempelhof is becoming more and more popular.

Berlin-Tempelhof

The sleeping giant

Can there be an almost empty building with around 200,000 square metres of rentable space, 8,000 rooms and an incredible amount of open space? Yes. One of the largest buildings in the world, the former THF Airport, is located, as the name already says, in Tempelhof and it is waiting for a meaningful use. It is hard to imagine that the district that houses this treasure will not take off at some point. The development of the airport building does not have to be seen in the context of the development of the airfield. Both in the building and on the open space there is space for at least two city quarters. However, the redevelopment of the old airport would cost an estimated half a billion euros. In the meantime, Tempelhof must play out other advantages. Sympathetic terraced houses 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 apartments in the southern and urban districts likewise attracts families. Even in appealing and central locations, the price trend remained unexcited for years. Anyone who owns a property, e.g. in a familiar "aviation district" (Fliegerviertel), will seldom sell it. Here generation change usually takes place within families. The area around the Südkreuz long-distance railway station is experiencing an upswing. The well-kept residential complexes from the time between the wars are regarded as an insider tip for affordable and central living.

Existing buildings

Median Asking price
3,470 EUR/m²
+8.10 %
Median Asking rent
9.85 EUR/m²
-0.50 %

New buildings

Median Asking price
4,650 EUR/m²
+4.70 %
Median Asking rent
21.30 EUR/m²
+53.30 %

Markets

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.

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)
 

Property prices Tempelhof

Apartment prices in Tempelhof are rising. Across all housing typologies, the average offer price in demand for existing apartments in Tempelhof, Mariendorf, Marienfelde and Lichtenrade is currently around 3,470 EUR/m². The calculation is based on round 900 offers within the last 12 months. The supply price development during this period is approximately 8.10 %. In the 10-year period, the increase in demand prices for existing apartments in Tempelhof is about 207.70 %, from 1,130 EUR/m² in 2009 to 3,470 EUR/m² in the current period. In the new building segment the average list price is 4,640 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)
Today 3,470 EUR/m² - 4,650 EUR/m² -
1 Year 3,210 EUR/m² 8.10 % 4,450 EUR/m² 4.70 %
3 Years 2,500 EUR/m² 38.90 % 3,820 EUR/m² 21.80 %
5 Years 1,680 EUR/m² 107.40 % 3,210 EUR/m² 45.10 %
10 Years 1,130 EUR/m² 207.70 % 2,040 EUR/m² 127.80 %

Snapshot

The Bubble Chart shows the supply situation of the last 12 months for the property market in Tempelhof. The colors indicate the year of construction classes, the size of the bubbles the quantity of offers, the location in the coordinate system the price radius (square meters) and apartment sizes.

Price segments

The shift in the price segments in Tempelhof has accelerated significantly since 2016. For a long time, the lower price segment of 500 - 2,000 EUR/m² prevailed. This segment has disappeared from the market within a few years. Nevertheless, real estate prices in Tempelhof are still good. The price segment of 2,000 - 4,000 EUR/m² prevails. Offers in higher priced areas are not yet gaining acceptance.

Property prices Tempelhof annual cycle

The chart below shows the development of property prices in Tempelhof on a monthly basis.

Family houses

With over 12,000 units, the segment for single and two-family homes in Tempelhof is one of the main markets for this typology in Berlin. All construction year classes are represented. In addition to the settlement construction of the pre-war years with about 6,000 units, there are just as many houses in post-war quarters. The demand for these buildings was for a long time low. A generation change is currently underway and more properties are coming onto the market. The demand for this is particularly high among young families. The mean offer price of 160 houses offered in the 12-month period is 4,310 EUR/m².

Rent prices Tempelhof

About 2,470 rental apartments (existing apartments) were offered on the market in the last 12-months. Currently the average offered rent is about 9.85 EUR/m². This corresponds to a price development of approx. -0.50 % 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)
Today 9.85 EUR/m² - 21.30 EUR/m² -
1 Year 9.90 EUR/m² -0.50 % 13.90 EUR/m² 53.30 %
3 Years 8.65 EUR/m² 13.80 % 9.70 EUR/m² 120.30 %
5 Years 7.55 EUR/m² 30.70 % 7.00 EUR/m² 205.30 %

Snapshot

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. The new contract offer rents in Tempelhof mainly refer to the year of construction from 1950 - 1978. Old buildings are less strongly represented. There are currently only a few new construction projects.

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

Rent prices Tempelhof annual cycle

The chart below shows the development of rent prices in Tempelhof on a monthly basis.

Apartment buildings

The market for apartment buildings in Tempelhof has grown since 2016. The price increase in the period of 5 years was 89.00 %. In the 10-year period owners can look back on a square meter price increase of about 174.00 %. This is less than in neighbouring trend districts, but must be measured by very low entry prices. 10 years ago tenement houses in Tempelhof were offered on average at a price per square meter of 980 EUR/m². The number of properties put to market is declining. The average offer price over 12 months is about 2,720 EUR/m². The introduction of the Tempelhof milieu protection area, which came into force in April 2018, is showing a price dampening effect. However we can achieve excellent results for your apartment building in Tempelhof.

The price index published by the IVD (Immobilieverband Deutschlan) takes into account the different year of construction classes that are characteristic for Tempelhof. 

Construction era Simple to medium locations Medium to good locations
1900 - 1949 1,550 - 2,050 EUR/m² 2,000 - 3,150 EUR/m²
1950 - 1978 1,350 - 1,850 EUR/m² 1,750 - 2,550 EUR/m²
1979 - 2000 1,450 - 1,950 EUR/m² 1,850 - 2,750 EUR/m²
since 2001 1,650 - 2,250 EUR/m² 2,350 - 3,500 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

Milieu protection

The district of Tempelhof has introduced in 2018 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.

General background

Tempelhof was merged with Schöneberg as part of the 2001 district reform, together with the districts of Mariendorf, Marienfelde and Lichtenrade. The mayor's office is provided by the SPD (social democrats), the construction and housing department is managed by the green party. Structurally Tempelhof is very heterogeneous and has settlement buildings of all decades, old building quarters and single-family house colonies. With 52% single-person households, the figure is slightly below the Berlin average. The official household size of 1.8 persons per household is due more to the building structure than to a scarce market: the average apartment size is 75m² and ranges in the upper Berlin average. Between 2014 and 2016, approx. 590 apartments were built, with an increase in population of approx. 7,500 over the same period.

Migration

The strong growth of recent years did not continue in 2017. The district loses to other quarters and receives the biggest increase from international arrivals. Suburban gives away Tempelhof population. In the national migration context, the balance is almost balanced. The attractive rent level in Tempelhof leads to strong demand pressure from Eastern European countries.

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

Trend

Tempelhof is designed for the long term and offers good premises for solid investment planning: Easily accessible locations close to the city centre, employers and jobs, and in many quarters a family-friendly environment. In addition, there is the high potential of the former Tempelhof Airport, even though there is no concept for its subsequent use today. Two-thirds of the Tempelhof property portfolio is privately owned (private companies and individuals) and the wide range of apartments opens up interesting investment opportunities for all lot sizes. The rents in Tempelhof are comparatively low. Tempelhof is an ideal residential location for employees of local medium-sized companies. At the same time, there are slight tendencies towards inner-city migration and population growth has lost momentum in 2017, which does not have to be bad. Tempelhof has not yet been able to catch up with the new building prices. In addition to regulatory aspects, the limited purchasing power of the tenant market must also be taken into account in the development of rents at this stage. The combination of moderate population growth and simultaneous market regulation in particularly attractive locations brings long-term investment strategies to the fore. The comparatively low purchase prices leave much scope for performance.

This report was last updated on 02.12.2019 .

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.