Last Update: 25.11.2022

Berlin Properties Tiergarten 2022

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 been lucky in its misfortune. Although large areas of the district, which is now part of the administrative district of Mitte, were destroyed in the Second World 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 Wall, wasteland was reactivated and large-scale new buildings were constructed for the federal government's institutions. Many post-war buildings have been revitalised several times or are being replaced by new buildings. In addition to the government district, Tiergarten is also home to Potsdamer Platz, the Zoological Garden, Zoo Station, the Technical University and, of course, the Great Tiergarten, one of Berlin's most beautiful and largest parks.

Existing buildings

Median Asking price
7,640 EUR/m²
+9.50 %
Median Asking rent
28.55 EUR/m²
+43.20 %

New buildings

Median Asking price
11,740 EUR/m²
+10.60 %
Median Asking rent
30.90 EUR/m²
+40.10 %

Neighbourhoods in Berlin Tiergarten

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.

New construction in Tiergarten

Victory Column, Zoological Garden, Café am Neuen See, TU and UdK and of course the great Tiergarten itself. The district Tiergarten is emblematic for Berlin. In the 50s of the last century began the reconstruction of the district, which had been devastated by bombardments. In a second wave, which persists to this day, many functional post-war buildings have been and are being replaced by high-end architecture and features. No wonder then that the green, central and highly desirable Tiergarten is becoming one of the most valuable future locations in a non-technical sense. For Berlin, Tiergarten is what other major metropolitan cities such as Paris, Madrid, London or Barcelona tend to compete with. An undisputed statement.   

Over the past two years, new construction projects with a volume of more than 1,500 units including projects with an estimated investment of 140 million euros have been discussed, planned or built in Tiergarten. 

The leading project is the one in Lützowstrasse, which is entering its final phase. A vast amount of money is being invested in the construction of an eight-story residential quarter with more than 200 apartments and 18,000 m² of office space. 

Barely two kilometers away, another volume project is being developed. With an estimated construction cost of around 100 million, HTP HAMBURG is building a residential and office complex with underground parking. Around 16,900 m² of office space and 800 m² of commercial and retail space will be created. With 17 floors, the property will belong to the Berlin high-rise class. 

Although Tiergarten is a small district, the space available for new construction is nevertheless considerable, although new construction sites tend to emerge from demolition.  Aged post-war buildings must stand aside to make way for something new. Where large areas are available, the state also shows great interest. Currently under discussion is the construction of an urban quarter with a capacity of up to 999 residential units in Lützowstrasse, an inner-city dream location for tenants. No date has yet been set for the start of construction. 

The historic and modern district, which is also the political nucleus of Germany, will continue to outgrow itself. Stay up to date with our market-reports.

Property prices Tiergarten

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 constructions each account for about one third of the supply market. With 290 apartments offered in 12 months, Tiergarten still belongs to the smaller submarkets in Berlin. On average existing flats are currently offered with 9,060 EUR/m². Thus the prices have developed around 9.50 % compared to the same period last year. In the new construction segment 80 objects were brought to market in the 12-month period. The average listed price is 11,740 EUR/m², which corresponds to a price development of 10.60 % in 12 months. 

Price index Tiergarten

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 7,640 EUR/m² - 11,740 EUR/m² -
1 Year 6,980 EUR/m² 9.50 % 10,620 EUR/m² 10.60 %
3 Years 4,890 EUR/m² 56.40 % 7,780 EUR/m² 50.90 %
5 Years 4,350 EUR/m² 75.80 % 6,610 EUR/m² 77.60 %
10 Years 2,090 EUR/m² 264.80 % 5,240 EUR/m² 124.10 %

Bird's eye view: Property Prices in Berlin Tiergarten

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.

Development of property price segments in Berlin Tiergarten

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

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Rental market in Berlin Tiergarten

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 430 offers of the last 12 months we have calculated an average offer rent of 28.80 EUR/m². This corresponds to a development of 43.20 %. New apartments are currently offered at approx. 30.90 EUR/m². New construction activity in the 12-month period was high: About 160 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)
Current quarter 28.55 EUR/m² - 30.90 EUR/m² -
1 Year 19.95 EUR/m² 43.20 % 22.05 EUR/m² 40.10 %
3 Years 16.25 EUR/m² 76.00 % 18.50 EUR/m² 66.90 %
5 Years 12.95 EUR/m² 120.40 % 16.10 EUR/m² 91.60 %

Bird's eye view: Asking rents in Berlin Tiergarten

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.

Development of rental price segments in Berlin Tiergarten

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 Berlin Tirgarten

Building owners in Tiergarten can participate in the dynamics of the real estate market either through flat sales after conversions or through global sales to buyers with long-term planning horizons. New conversions are prevented by the application of the conversion ordinance in milieu protection areas and until 2025 by § 250 BauGB for owners. The focus for sales of apartment buildings in Tiergarten must therefore be on investors with a long-term development investment strategy. Properties with residential and commercial use are particularly interesting in this context.

The building stock in Tiergarten is just under 530 buildings. Three- and four-room flats dominate the housing stock, which comprises about 8,200 units. The Tiergarten-Süd neighbourhood, which runs between the Landwehr Canal and Kurfürstenstraße, was placed under a preservation statute (milieu protection) in December 2018.

Price range from 1,319 to 3,702 EUR/m²

The wide price range for apartment blocks in the district of Berlin-Tiergarten, which administratively belongs to Berlin-Mitte, can be explained with the divergent building year categories. During WWII, large parts of the district were damaged, but even before that, the Nazi regime had cut corridors through the district to make room for axes and buildings for the megalomaniac Germania project. Post-war buildings were mostly constructed in a very simple way and today have to be energetically upgraded, which affects the market value. Classical Wilhelminian style buildings are traded at the upper end of the price corridor. In 2022, the number of transactions was low, with 13 apartment blocks with and without a commercial component ( reference date 31.10.2022).

Apartment blocks Mitte: Values and development

Jahr   Tiergarten Gesamt Berlin
2018 Anzahl 25 687
  Preisspanne EUR/m² 1.255 bis 4.447 301 bis 11.919
  Mittelwert EUR/m² 2.019 2.115
2019 Anzahl 20 571
  Preisspanne EUR/m² 1.425 bis 3.647 396 bis 11.340
  Mittelwert EUR/m² 2.045 2.294
2020 Anzahl 30 627
  Preisspanne EUR/m² 1.454 bis 2.811 431 bis 10.526
  Mittelwert EUR/m² 1.995 2.183
2021 Anzahl 29 660
  Preisspanne EUR/m² 1.106 bis 3.422 601 bis 16.262
  Mittelwert EUR/m² 2.023 2.522
2022 Anzahl 13 348
  Preisspanne EUR/m² 1.319 bis 3.702 824 bis 16.844
  Mittelwert EUR/m² 2.311 2.651
  Bereinigt um Spitzenwerte (2022) EUR/m² 2.275 2.327

Trend in Berlin Tiergarten

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 several embassies, the Bellevue Palace, the Reichstag building, "half" Potsdamer Platz, the Philharmonie and the 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. 

Building activity in Tiergarten

Over one third of the Tiergarten district consists of spacious park areas and is divided into 5 statistical planning areas LOR (Lebensweltlich orientierte Räume). With around 8.500 residential units, Tiergarten has the lowest housing stock in Berlin. The average apartment size of 67.4 m² indicates a high proportion of small apartments. According to statistics, the household size is 1.72 persons while the calculated household size is 1.84 persons per household.

Construction activity in Tiergarten is high in relation to the housing stock. 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 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. 

Population by nationality

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

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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