Welcome to Elektropolis
Berlin-Wedding is a central inner-city district which, together with Gesundbrunnen, stretches from Tegel Airport to Brunnenstrasse in the Berlin-Mitte district, from Prenzlauer Berg to Mauerpark and from Pankow to Wollankstrasse. To the west, the district borders Tegel Airport and the Quartier Napoleon. There is hardly a more heterogeneous urban district. Wedding is gradually reinventing itself and the coming decades will be marked by far-reaching structural change. Since 1887, the district has been firmly connected with the electrical industry and the name AEG, with huge areas on Brunnenstrasse / Voltastraße and Ackerstrasse. Since the 1980s and increasingly after the fall of the Berlin Wall, large industrial areas have been developed into diverse, small-scale business locations with services, production, science and university uses.
Berlin Wedding is one of Berlin's most up-and-coming districts. The former traditional working-class quarter is undergoing a structural transformation from an industrial zone to a location for science, research and modern services. The Beuth Hochschule für Technik Berlin offers the largest range of engineering courses in the region. Eight faculties are spread along Luxemburger Strasse and Amrumer Strasse. Around 12,500 students study here. South of Amrumer Straße lies the Cardiac Centre of the Charité, the Virchow Clinic. However, the future plans for Wedding go even further: After the shutdown of Tegel Airport, TXL will be transformed into the "Urban Tech Republic". With a campus for urban technologies including a commercial belt, industrial park and urban quarter, Berlin is gaining an international think tank in which concepts and technologies for the cities of tomorrow are being developed. On 495 hectares the Urban Tech Republic will offer space for 20,000 employees, 5,000 students, 1,000 companies and 9,000 apartments. In addition to listed industrial sites and science locations, the spectrum of micro-locations and building types is also large. Along the northern shore, a peaceful old building quarter stretches to Müllerstraße, the main road of the district. The large modernist settlements in the west and north were built in the 1920s and 1930s. In the neighbourhood of Reinickendorf the buildings are lightened, with a lot of greenery. These locations will benefit most from the TXL closure.
Building activity in Wedding
Berlin-Wedding is located in the north of Berlin and consists of 11 statistical planning spaces LOR (Lebensweltlich orientierte Räume). Currently, the housing stock in Wedding amounts to around 87.000 units with an average housing size of 67.4 m². In Wedding, the difference between the statistical household size (1.76 persons) and the calculated household size (2.12 persons) is the largest in Berlin.
There has been a strong increase in construction activity in Wedding over the past 2 years. When and in which quarters (LOR) construction completions were reported, can be seen from the map. (Source: Amt für Statistik Berlin-Brandenburg)
Property prices Wedding
Real estate prices in Wedding did only catch up late with the overall development in Berlin. In the 10-year period the average offer price for apartments increased by 322.40 %, from 1,000 EUR/m² to 4,210 EUR/m². In Gesundbrunnen, the average offer price is slightly higher than in the other Wedding locations. Contrary to the Berlin trend, the number of properties on offer is currently increasing. With 1,090 the number of properties (existing apartments) offered on the market was significantly higher than in the same period of the previous year. The price development in the 12-month period is 10.90 %. New construction activity is high. In the 12-month period 110 newly built units were placed at an average list price of approx. 5,750 EUR/m², with a price corridor reaching just over 8,000 EUR/m². The closer to Berlin Mitte, the higher the offer prices.
Price index Wedding (existing buildings)
|Period||Existing buildings Median Offer price||Index (base 10 years = 100)||New buildings Median Offer price||Index (base 10 years = 100)|
|Current quarter||4,210 EUR/m²||-||6,210 EUR/m²||-|
|1 Year||3,800 EUR/m²||10.90 %||5,750 EUR/m²||8.00 %|
|3 Years||2,840 EUR/m²||48.50 %||5,670 EUR/m²||9.60 %|
|5 Years||2,000 EUR/m²||110.50 %||3,530 EUR/m²||75.80 %|
|10 Years||1,000 EUR/m²||322.40 %||2,840 EUR/m²||118.60 %|
The Bubble Chart shows the supply situation over the past 12 months on the property market in Wedding. The colors mark the year of construction classes, the size of the bubbles the quantity of offers, the location in the grid price radius (square meters) and apartment sizes.
Despite rising prices, properties in Wedding are still a favourite with young investors. With the above mentioned prices Wedding ranks in the Berlin midfield. The shift of the price segments from the lower segment (2,000 - 4,000 EUR/m²) to the middle segment has almost been completed. The segment of 4,000 - 6,000 EUR/m² is growing. Over 6.000 EUR/m² mostly new construction properties are offered.
Property prices Wedding annual cycle
The chart below shows the development of property prices in Wedding on a monthly basis.
Rent prices Wedding
The rents on offer in Wedding are currently rising faster than the purchase prices. The growth rate in the 12-month period was last -3.20 %. In this time 2,640 units were offered. The average offered rent is 11.35 EUR/m². The comparative rent 12 months ago was 11.70 EUR/m². Offer rents are also rising in the new construction submarket. They are currently at approx. 16.05 EUR/m².
Rent index Wedding (existing buildings)
|Period||Existing buildings Median Offer price||Index (base 10 years = 100)||New buildings Median Offer price||Index (base 10 years = 100)|
|Current quarter||11.35 EUR/m²||-||16.05 EUR/m²||-|
|1 Year||11.70 EUR/m²||-3.20 %||16.95 EUR/m²||-5.30 %|
|3 Years||10.15 EUR/m²||11.90 %||12.20 EUR/m²||31.70 %|
|5 Years||8.00 EUR/m²||41.50 %||7.40 EUR/m²||117.40 %|
The Bubble Chart shows the supply situation of the last 12 months for the property market in Wedding. 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.
Even though new contract rents in Berlin-Wedding are rising, there are still many units in the 8.00 - 11.00 EUR/m² segment available for rent. The mid-price segment is growing. Due to the new construction activities of recent years, more offers are being made available in the upper price segment as well.
Rent prices Wedding annual cycle
The chart below shows the development of rent prices in Wedding on a monthly basis.
Ten years ago apartment buildings in the district Wedding were offered on average at 770 EUR/m². The supply volume has been declining for years despite a large building stock. In 2019 the volume increased slightly. The large excess demand for apartments in most neighbourhoods and in predominantly simple residential areas has boosted the average offered rents for new rentals to 11.35 EUR/m². Not at least for this reason, the district Mitte has strongly increased its regulatory efforts. Since 2016, 7 milieu protection areas have been implemented. The conditions for sustainable development are nevertheless good and, above all, long-term investment strategies are also very interesting under the conditions of milieu protection. On the one hand, the structural transformation of today's Tegel Airport into a technology and science hub will have a strong impact on the western part of Wedding. At the same time, the central city locations of Mitte are growing ever closer to Wedding and Gesundbrunnen. The nearby headquarters of the Federal Intelligence Service on Chausseestraße is already creating a demand pull that is affecting the residential areas of both districts. In addition, the typology of buildings dominated by old buildings until 1920 leaves room for development. The submarket for apartment buildings in Gesundbrunnen is somewhat smaller and more expensive than the submarket for apartment buildings in the Wedding district.
The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Mitte by location and year of construction.
|Construction era||Simple to medium locations||Medium to good locations|
|1900 - 1949||2.300 - 3.200 EUR/m²||3.200 - 4.400 EUR/m²|
|1950 - 1978||1.900 - 2.800 EUR/m²||2.600 - 3.400 EUR/m²|
|1979 - 2000||2.100 - 3.000 EUR/m²||2.800 - 3.700 EUR/m²|
|since 2001||2.500 - 3.500 EUR/m²||3.500 - 4.600 EUR/m²|
As of January 2019, there are seven milieu protection areas in Wedding. The total area of Weddings is about 1,530 ha, of which about 287 ha are milieu protected areas.
|Milieu protection area||In force since||Area in ha||Extended||Last update|
In a first rough screening in 2014, the district office of Mitte had the entire district checked for potential milieu protected areas. Two suspected areas in Moabit and Wedding have crystallized. In 2015, an in-depth study based on the rough screening was carried out. The final report published in January 2016 stipulated that the preconditions for the application of the law had been met for three milieu protection areas in Berlin-Wedding.
Milieu protection map Wedding
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.
Simple residential areas with compact apartment sizes prevail in Wedding. To the south of Seestraße, quarters extend along Müllerstraße with shopping, service and administrative facilities and residential complexes from the Wilhelminian (Gründerzeit) era. In the mid-1990s, Müllerstrasse underwent a negative structural change, resulting in urban and functional problems. This area has been classified as a redevelopment area since 2011. Visible improvements were implemented as part of the "Active Centres" program. The positive development and increasing dynamism of the neighbourhoods has triggered the district to introduce a further 4 milieu protection areas in 2018. There is a great demand for housing in almost all neighbourhoods. In five large residential quarter the acute housing demand adds up to more than 20 percent of the stock. Only in the Brunnenstrasse quarter, where many rented apartments have been built in the vicinity of the headquarters of the Federal Intelligence Service, is the demand for apartments less than 7.5 percent.
Population by nationality
Since 2013, the majority of inflows into Wedding have come from Berlin, but the district also transfers to other districts. International arrivals are led by Bulgaria, Romania and Poland, followed by Italy, Turkey and France. Wedding has a lively exchange with Brandenburg, North Rhine-Westphalia, Bavaria and Baden-Württemberg. Also in Wedding the excess demand for living space is high, which will drive the price development further positively. Residents in Wedding are particularly attracted to the Oberhavel, Havelland and Barnim. Conversely, in 2017 Oberhavel will continue to lead the inflow into Wedding.
- All migrations
The district of Wedding, located in the west of Berlin, benefits from its location, which can unfold its potential on several sides. At the junction to Mitte the districts converge and lead to an upgrading of formerly simple residential areas. In these areas, Wedding feels like Berlin-Mitte, with an impact on performance. The countdown for the closure of Tegel Airport and the birth of TXL Urban Tech Republic is underway in the western neighborhoods. If there is no change in the planning, the development of the airport area into a tech hub will develop a dynamic that can only be compared to the Adlershof Technology Park in Berlin. The consequences for Wedding would be enormous: the district would advance from spectator to protagonist, with positive effects for almost all residential areas. Qualified immigrants set transformation processes in motion and enhance the existing trade structure. In many neighbourhoods, including e.g. in the park settlement, the departure can already be felt. As an investment, properties in Wedding are a clear recommendation, although many properties are associated with an initial investment due to the erosion of existing properties that is typical for many Wedding quarters. At present, investment decisions in seven areas must take into account the provisions of the Milieuschutz Statutes. Dynamism and prospects remain intact despite regulation. Market entries are currently possible at moderate entry prices with very good development opportunities.
This report was last updated on 27.03.2020 .
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.