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.
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 4,660 EUR/m². The calculation is based on round 1,090 offers within the last 12 months. The supply price development during this period is approximately 16.50 %. In the 10-year period, the increase in demand prices for existing apartments in Tempelhof is about 206.90 %, from 1,520 EUR/m² in 2009 to 4,660 EUR/m² in the current period. In the new building segment the average list price is 6,640 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)|
|Current quarter||4,660 EUR/m²||-||6,640 EUR/m²||-|
|1 Year||4,000 EUR/m²||16.50 %||6,070 EUR/m²||9.30 %|
|3 Years||3,540 EUR/m²||31.40 %||4,560 EUR/m²||45.50 %|
|5 Years||2,540 EUR/m²||83.40 %||4,220 EUR/m²||57.40 %|
|10 Years||1,520 EUR/m²||206.90 %||3,100 EUR/m²||113.90 %|
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.
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 110 houses offered in the 12-month period is 5,530 EUR/m².
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Rental Market in Berlin Tempelhof
About 1,370 rental apartments (existing apartments) were offered on the market in the last 12-months. Currently the average offered rent is about 9.95 EUR/m². This corresponds to a price development of approx. -16.00 % 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||9.95 EUR/m²||-||18.40 EUR/m²||-|
|1 Year||11.85 EUR/m²||-16.00 %||26.80 EUR/m²||-31.30 %|
|3 Years||10.00 EUR/m²||-0.30 %||14.95 EUR/m²||23.20 %|
|5 Years||8.90 EUR/m²||11.80 %||9.65 EUR/m²||90.60 %|
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
The market for apartment buildings in Tempelhof has grown since 2016. The price increase in the period of 5 years was 62.30 %. In the 10-year period owners can look back on a square meter price increase of about 224.80 %. This is less than in neighboring trend districts, but must be measured by very low entry prices. The number of properties put to market was declining over the last 10 years with steadily increasing prices. The introduction of the Tempelhof milieu protection area, which came into force in April 2018, is showing a price dampening effect. By the end of 2019, this effect could be made up again. However we can achieve excellent results for your apartment building in Tempelhof. The first quarter of 2020 starts with a low supply volume and a positive offer price trend.
In the course of the district reform in 2001, Tempelhof became the administrative district of Tempelhof-Schöneberg together with Schöneberg. The districts of Mariendorf, Marienfelde and Lichtenrade belong to the major district. The mayor's office is held by the Social Democratic Party (SPD), the department of building and housing is run by Bündnis 90/Die Grünen. Structurally, Tempelhof is very heterogeneous and has housing estates of all building types, old building quarters and single-family housing estates. 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 tight market. This is also supported by the average flat size of 75 m², which is in the upper range of the Berlin average. Between 2014 and 2016, around 590 flats were added, and the increase in population during the period was around 7,500 people. The minimum need, which results from the difference between official households and the number of flats, is therefore at least 9,700 missing flats. However, most neighbourhoods have a relatively small percentage excess demand compared to other central locations.
The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Tempelhof-Schöneberg 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||Mittlere bis gute Lage|
|1900 - 1949||1.700 - 2.400 EUR/m²||2.200 - 3.500 EUR/m²|
|1950 - 1978||1.500 - 2.200 EUR/m²||2.000 - 2.800 EUR/m²|
|1979 - 2000||1.700 - 2.300 EUR/m²||2.100 - 3.100 EUR/m²|
|ab 2001 (ohne Erstbezug)||1.700 - 2.700 EUR/m²||2.600 - 3.800 EUR/m²|
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)
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|
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.
Population by nationality
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
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.
District Market Reports
This report was last updated on 13.08.2022 .
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.