Last Update: 25.11.2022

Berlin Properties Tempelhof 2022

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 other 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 and residential use is not planned.

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
4,570 EUR/m²
+3.60 %
Median Asking rent
11.50 EUR/m²
+10.90 %

New buildings

Median Asking price
6,650 EUR/m²
+8.10 %
Median Asking rent
16.65 EUR/m²
-17.50 %

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.

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. 

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 4,570 EUR/m². The calculation is based on round 1,250 offers within the last 12 months. The supply price development during this period is approximately 3.60 %. In the 10-year period, the increase in demand prices for existing apartments in Tempelhof is about 192.90 %, from 1,560 EUR/m² in 2009 to 4,570 EUR/m² in the current period. In the new building segment the average list price is 6,650 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 4,570 EUR/m² - 6,650 EUR/m² -
1 Year 4,410 EUR/m² 3.60 % 6,150 EUR/m² 8.10 %
3 Years 3,510 EUR/m² 30.20 % 4,640 EUR/m² 43.30 %
5 Years 2,670 EUR/m² 71.30 % 4,280 EUR/m² 55.30 %
10 Years 1,560 EUR/m² 192.90 % 2,980 EUR/m² 123.00 %

Bird's eye view: Property Prices in Berlin Tempelhof

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.

Development of property price segments in Berlin Tempelhof

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.

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 170 houses offered in the 12-month period is 5,500 EUR/m²

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Rental Market in Berlin Tempelhof

About 1,410 rental apartments (existing apartments) were offered on the market in the last 12-months. Currently the average offered rent is about 11.50 EUR/m². This corresponds to a price development of approx. 10.90 % 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 11.50 EUR/m² - 16.65 EUR/m² -
1 Year 10.35 EUR/m² 10.90 % 20.20 EUR/m² -17.50 %
3 Years 10.05 EUR/m² 14.10 % 20.95 EUR/m² -20.50 %
5 Years 8.95 EUR/m² 28.70 % 9.05 EUR/m² 83.80 %

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.

Apartment buildings in Tempelhof

Apartment buildings in Tempelhof were notarised up to the last quarter of 2022 with prices per square metre of €1,653 to €3,514. The price increase over the 10-year period was 186.00%. This may be less than in neighbouring trend districts, but it shows the stability and potential of the district, which was administratively merged with Schöneberg. In the districts of Mariendorf and Marienfelde, 1990s construction years are traded again and again. Structurally, Tempelhof is heterogeneous and has housing estates from all construction years, old building quarters and large single-family housing estates. 

Jahr   Tempelhof Gesamt Berlin
2018 Anzahl 51 687
  Preisspanne EUR/m² 983 bis 2.817 301 bis 11.919
  Mittelwert EUR/m² 1.870 2.115
2019 Anzahl 39 571
  Preisspanne EUR/m² 862 bis 5.997 396 bis 11.340
  Mittelwert EUR/m² 2.249 2.294
2020 Anzahl 36 627
  Preisspanne EUR/m² 770 bis 4.909 431 bis 10.526
  Mittelwert EUR/m² 1.955 2.183
2021 Anzahl 40 660
  Preisspanne EUR/m² 1.125 bis 4.644 601 bis 16.262
  Mittelwert EUR/m² 2.290 2.522
2022 Anzahl 12 348
  Preisspanne EUR/m² 1.653 bis 3.514 824 bis 16.844
  Mittelwert EUR/m² 2.504 2.651
  Bereinigt um Spitzenwerte (2022) EUR/m² 2.322 2.327

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.

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.

This report was last updated on 25.11.2022 .

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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