Last Update: 12.06.2024

Berlin Properties Tiergarten 2024

The real estate market in Tiergarten is performing well with high value increases, despite the currently challenging market environment. The housing supply in Tiergarten is small, high-quality, and focused. A larger number of conversions could hit the market from 2024 onwards, loosening up the tight supply that has been in decline since 2021. Due to the shortage of available housing, even energy-inefficient apartments from the post-war period are highly sought after. Apartments in Tiergarten currently cost an average of around 8,100 EUR/m². Rents are among the highest in Berlin. New construction is under pressure.

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
8,100 EUR/m²
-5.00 %
Median Asking rent
20.95 EUR/m²
+10.60 %

New buildings

Median Asking price
9,630 EUR/m²
-14.60 %
Median Asking rent
30.85 EUR/m²
-1.70 %

Tiergarten: Outperforming Prices Defy Market Trends

The housing market in Berlin-Tiergarten is small, but the price dynamics are high. The local housing market is very interesting for owner-occupied property as well as rental investments. With the completion of the Flottwellstraße and Gleisdreieckpark (Schöneberg) residential projects, the average household income has increased. As of 2023, there is a "Tiergarten-Süd" social environment protection area. In areas north of the Reichpietschufer, new constructions and top-of-the-line renovations predominate. In the southern area covered by the conservation statute, approximately 1,458 apartments have been converted since 2012. A larger number of conversions could enter the market from 2024, potentially easing the tight supply that has dramatically plummeted since the end of 2020. Despite concerns about energy efficiency, post-war apartments are also in demand due to the scarcity.

With 390 existing objects offered in the last 12 months, Tiergarten is one of the smaller sub-markets in Berlin. On average, existing apartments are currently offered at a price of 8,100 EUR/m². Prices have thus developed by -5.00 % compared to the same period last year, making the district behave counter-cyclically.

In the new construction segment, only 50 objects were introduced to the market in the last 12-month period. Here, the interest rate situation is significant. Most projects were unable to maintain the price level of the previous year. The median list price is 9,630 EUR/m², corresponding to a correction of -14.60 % compared to the same period last year.

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 8,100 EUR/m² - 9,630 EUR/m² -
1 Year 8,520 EUR/m² -5.00 % 11,270 EUR/m² -14.60 %
3 Years 7,080 EUR/m² 14.30 % 9,230 EUR/m² 4.30 %
5 Years 5,220 EUR/m² 55.10 % 7,430 EUR/m² 29.60 %
10 Years 3,150 EUR/m² 157.40 % 4,940 EUR/m² 94.70 %

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.

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.

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Trend

There are few locations that deserve the title " high-profile" as much as Berlin-Tiergarten. More than 50 per cent of the district is made up of green spaces, and in addition to the Federal Chancellery, embassies, Bellevue Palace and the Reichstag building, Tiergarten is also home to Potsdamer Platz and the Philharmonic Hall, as well as the State Library. It couldn't be more prominent. In fact, however, the housing market is very overseeable. For the reasons mentioned above (milieu protection, small building stock), commitments in Tiergarten are not a daily business. Where they are 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 a strategy that holds its value.

At present, there is no indication that the property market here is cooling down. The interest rate situation does not change this. Property prices are rising in two neighbourhoods in particular: The closer the residential areas get to the Großer Tiergarten (park) and in the area of the newly developed quarter at Gleisdreieck. Almost all neighbourhoods in Tiergarten have benefited from the developments of recent years; the dingy image of the streets south of the Landwehr Canal is a thing of the past.If you have the opportunity to buy a property in Tiergarten: Don't hesitate!

Apartment buildings in Berlin Tiergarten

Certainly, here's a translation without Bloomberg jargon:

The number of sales of multi-family and commercial buildings in Tiergarten has significantly decreased from 2022 to 2023. For property owners in Tiergarten, this is not necessarily bad news in the current challenging environment, as the low volume of transactions increases the chances of getting a better price when selling due to reduced competition. Generally, owners benefit from the small size of the local real estate market. As of 2023, there is a larger social environment protection area in Tiergarten, named "Tiergarten-Süd." Areas north of Reichpietschufer have a low residential density, and where there is residential construction, it is primarily new. In the southern area covered by the conservation statute, around 1,458 apartments have been converted since 2012. New conversions are being prevented for owners by the application of conversion regulations in social protection zones and until 2025 by Section 250 of the German Building Code (BauGB). This tightens the supply of apartments and promotes the rental market, which is evidenced by high rents.

Therefore, the circle of buyers for rental buildings in Tiergarten operates within long-term planning horizons and focuses on location and rental potential. Properties with both residential and commercial use are rare but particularly interesting. They also achieve top factors in the current market environment.

As of July 2023, only three multi-family and commercial buildings have been sold in Tiergarten. The median value issued by the Expert Committee is not very meaningful in this case. We see the range in the area of 1,700 to 5,500 EUR per square meter. For more information, please consult our office.

Apartment blocks Mitte: Values and development

Jahr   Tiergarten
2018 Anzahl 25
  Preisspanne EUR/m² 1.255 bis 4.447
  Mittelwert EUR/m² 2.019
2019 Anzahl 20
  Preisspanne EUR/m² 1.425 bis 3.647
  Mittelwert EUR/m² 2.045
2020 Anzahl 30
  Preisspanne EUR/m² 1.454 bis 2.811
  Mittelwert EUR/m² 1.995
2021 Anzahl 29
  Preisspanne EUR/m² 1.106 bis 3.422
  Mittelwert EUR/m² 2.023
2022 Anzahl 13
  Preisspanne EUR/m² 1.319 bis 3.702
  Mittelwert EUR/m² 2.311
2023 Anzahl 3
  Preisspanne EUR/m² 1.475 bis 1.750
1.750 bis 5.500 (estimated)
  Mittelwert EUR/m² 1.568
2.500 (estimated)

New construction in Tiergarten

Projects are in their final phases on Lützowstraße, with a massive construction budget, where an eight-story residential complex with over 200 apartments and 18,000 square meters of office space has displaced the old red-light district. Approximately two kilometers further, another large-scale project by HTP is being developed. With 17 floors, the building will belong to Berlin's class of high-rises.

Despite Tiergarten being a small district, there are still reserves of land available for new construction. Increasing numbers of aging post-war buildings are being replaced with new structures. Where large plots are available, the state is also interested in municipal housing construction. Currently, discussions are underway about constructing a city quarter with up to 999 residential units on Lützowstraße, an urban dream location for renters. A construction start date has not yet been confirmed. The district, both historic and modern and also Germany's political power center, will continue to grow beyond itself. With us, you won't miss any developments.

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.

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 260 offers of the last 12 months we have calculated an average offer rent of 20.85 EUR/m². This corresponds to a development of 10.60 %. New apartments are currently offered at approx. 30.85 EUR/m². New construction activity in the 12-month period was high: About 140 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 20.95 EUR/m² - 30.85 EUR/m² -
1 Year 18.95 EUR/m² 10.60 % 31.40 EUR/m² -1.70 %
3 Years 18.30 EUR/m² 14.60 % 21.05 EUR/m² 46.70 %
5 Years 14.65 EUR/m² 43.00 % 17.20 EUR/m² 79.20 %

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.

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.

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

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This report was last updated on 12.06.2024 .

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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