Last Update: 22.07.2019

Investors Guide Berlin Tiergarten 2019

In Tiergarten there are more animals in the zoo than inhabitants in the district. The Tiergarten district includes the government district, Potsdamer Platz, part of City-West and of course the "Große Tiergarten" as a public park. The real estate market is small, high-quality and dense.

Berlin-Tiergarten

Phoenix from the ashes

Tiergarten has had luck in the misfortune. Although large areas of the city district were destroyed in the war or fell victim to the megalomaniac Germania visions of the Nazis, Tiergarten is today one of the greenest, most versatile and most valued districts of Berlin. With the fall of the Berlin Wall, abandoned areas were reactivated and large-scale new buildings were built for the institutions of the federal government. Many post-war buildings have already been revitalised several times or are currently being replaced by new ones. Tiergarten is home to the government quarter, Potsdamer Platz, the Zoologische Garten, the Bahnhof Zoo, the Tecnical Universität and of course one of Berlin's largest and most beautiful parks, the "Große Tiergarten" itself.

Existing buildings

Median Asking price
5,210 EUR/m²
+19.30 %
Median Asking rent
15.10 EUR/m²
+14.40 %

New buildings

Median Asking price
7,650 EUR/m²
+9.20 %
Median Asking rent
17.75 EUR/m²
-6.20 %

Markets

The district Tiergarten belongs administratively to Berlin-Mitte. In the 50s of the last century the reconstruction of the district, which had been badly damaged by bombardment, began. With the Congress Hall on the Spree shore, the Philharmonic Hall, the State Library and the New National Gallery, Tiergarten is home to some of Berlin's most important cultural institutions. From 1997 the new German government quarter was built on the wasteland of the "Spreebogen". This was accompanied by the remodeling of the Reichstag building and the construction of Berlin's new main railway station. With about 15,000 inhabitants, Tiergarten is a small district. Most residents live in the Lützowstrasse quarter, including about 17.5 percent in owner-occupied residential properties. Of the total rental housing stock in the neighbourhood, around 13 percent is owned by municipal housing associations or cooperatives. The resulting high proportion of private landlords has motivated the Mitte district to submit the neighbourhoods in the southern Tiergarten to milieu protection in order to prevent the conversion of rented properties into condominiums. Many embassies, the Philharmonic Hall and the State Library are located in the areas north of the Landwehrkanal. To the west of the Lützowplatz the location qualities and thus the prices and rents are rising strongly. This area extends up to the green border of the "Tiergarten" park.

Buy

Property prices in Tiergarten are increasing, especially in two quarters: The closer the residential areas move to the park in a westward direction and in the area of the newly developed quarter at the Gleisdreieck. Almost all quarters in Tiergarten have benefited from the developments of recent years; the shabby image of the streets south of the Landwehr Canal is a thing of the past. Despite the small size of the property market, the dynamics are high. The local housing market is very attractive for property and rent. With the completion of the new quarter on Flottwellstraße, high-income households were added to the quarter, benefiting the performance of neighbouring locations, which are catching up in price. Overall, post-war housing typologies and new construction each account for about one third of the supply market. With 1,190 apartments offered in 12 months Tiergarten still belongs to the smaller submarkets in Berlin. On average existing flats are currently offered with 5,340 EUR/m². Thus the prices have developed around 19.30 % compared to the same period last year. In the new construction segment 460 objects were brought to market in the 12-month period. The average list price is 7,650 EUR/m², which corresponds to a price development in 12 months of 9.20 %

Price index Tiergarten

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 5,210 EUR/m² - 7,650 EUR/m² -
1 Year 4,370 EUR/m² 19.30 % 7,000 EUR/m² 9.20 %
3 Years 3,510 EUR/m² 48.70 % 6,890 EUR/m² 11.00 %
5 Years 3,230 EUR/m² 61.30 % 4,860 EUR/m² 57.60 %
10 Years 1,420 EUR/m² 267.80 % 3,820 EUR/m² 100.30 %

Snapshot

The Bubble Chart shows the supply situation of the last 12 months for the property market in Tiergarten. 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

Development of the housing offer (existing apartments) in Tiergarten. The chart shows price increases and price segment shifts over the 10-year period.

Rent

With the dynamic development of the central residential market in Tiergarten, the rents when re-renting are also rising at an above-average rate. Under 2,010 offers of the last 12 months we have calculated an average offer rent of 15.00 EUR/m². This corresponds to a development of 14.40 %. New apartments are currently offered at approx. 17.75 EUR/m². New construction activity in the 12-month period was high: About 490 apartments came to the market.

Rent index Tiergarten

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 15.10 EUR/m² - 17.75 EUR/m² -
1 Year 13.20 EUR/m² 14.40 % 18.95 EUR/m² -6.20 %
3 Years 10.40 EUR/m² 44.80 % 14.30 EUR/m² 24.40 %
5 Years 9.00 EUR/m² 67.90 % 12.50 EUR/m² 42.30 %

Snapshot

The Bubble Chart shows the supply situation of the last 12 months for the property market in Tiergarten. 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.

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.

Apartment buildings

Owners of apartment buildings in Tiergarten can benefit from the dynamics of the real estate market either by selling apartments after conversions or by selling them globally to buyers with long-term planning horizons. Conversions have been made more difficult by the application of the Conversion Ordinances (Umwandlungsverordnungen) for owners since the sale after division is only possible to the tenants within a period of 7 years. The focus in the sale of apartment buildings must therefore be on investors who, despite the hurdles posed by the requirements of the maintenance statutes in conjunction with averting agreements (Abwendungsvereinbarungen), have long-term development in mind. Objects with residential and commercial use are particularly interesting in this context. The number of buildings in Tiergarten is just under 520. The 8,200-unit housing stock is predominantly comprised of three- and four-room apartments. The Tiergarten-Süd quarter, which runs between the Landwehrkanal and Kurfürstenstraße, was subject to a protection charter (Milieuschutz) in December 2018. Especially in this area, the dilution of the building stock through war and "urban planning" under the Nazis is evident. Overall, there are low numbers of sales cases for the quarters in Tiergarten. The achievable purchase prices for apartment buildings are determined less by the quality of the location than by the appropriate strategy for sale, contract and development.

Construction era Simple to medium locations Medium to good locations
1900 - 1949 2,200 - 3,000 EUR/m² 3,000 - 4,200 EUR/m²
1950 - 1978 1,800 - 2,600 EUR/m² 2,500 - 3,200 EUR/m²
1979 - 2000 2,000 - 2,800 EUR/m² 2,700 - 3,500 EUR/m²
since 2001 2,400 - 3,200 EUR/m² 3,300 - 4,400 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

Milieu protection

In Tiergarten one milieu protection area according to BauGB is currently established.

Milieu protection area In force since Area in ha Extended Last update
Tiergarten-Süd 2018 72.0 - -

Milieu protection map Tiergarten

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

The housing stock in the central Tiergarten district actually amounts to just over 500 buildings. This makes Tiergarten the smallest district in our evaluations. Geographically, Tiergarten is one of the best locations in the City West. However, only four quarters with almost 15,000 inhabitants raise the question in which segment investments are available. As a result of the introduction of the Tiergarten-Süd milieu protection area (see above), we see opportunities almost exclusively in new residential construction or in the transformation of buildings. The existing post-war development enables a revitalisation or substitution of the existing buildings in the long term and within limits. From an investment point of view, properties in Tiergarten are an enrichment for any portfolio. 

Migration

In terms of internal relations, it can be seen that the majority of relocations come from Mitte, Charlottenburg, Schöneberg and Wilmersdorf. The profile of the neighborhoods in the 5-year period is completely different with regard to international migration. A preference by cultural or country-specific communities cannot be made out.

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

Trend

There are only a few locations that deserve the title " exponated " as much as Berlin-Tiergarten. More than 50 percent of the district is covered by parkland, and in addition to the Federal Chancellery, embassies, Bellevue Palace and the Reichstag building, "half" Potsdamer Platz and the Philharmonie and State Library are also located in Tiergarten. It couldn't be more prominent. In fact, the housing market is very clear. For the reasons mentioned above (protection of the environment, small building stock), involvement in Tiergarten is not a day-to-day business. Wherever possible, the quality of the location overrides all other parameters, regardless of the micro-location and usually also the condition of the property. Acquiring a property in Tiergarten is an extremely valuable strategy. 

Real estate newsletter

Receive exclusive real estate offers via our free real estate newsletter before they are published on the known stock exchanges. In addition, we provide quarterly information about the developments on the Berliner Immobilienmatkt. Of course you can unsubscribe from our newsletter at any time.

This report was last updated on 22.07.2019 .

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.