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.
Neighbourhoods in Berlin Wedding
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: The former 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.
New construction Wedding
It is a characteristic of places with a promising future that one often does not even notice when they have arrived in the present. In the tradition-rich industrial and working-class district of Wedding, for example, the structural change from an industrial district to a science and research hub has proceeded steadily, but often unnoticed by outsiders. For years, the smooth transition to the expensive neighborhoods in Mitte was regarded as the most important quality of location, while the actually interesting spots evolved in the background. Great neighborhoods along the Panke, the (hyper) active life along Müllerstrasse, the Soldiner, Gesundbrunnen and Schillerpark neighborhoods, which are particularly popular among young internationals. All of this is Wedding.
Bayer recently confirmed its commitment to Berlin and Wedding with a 100 million investment in a high-tech center where it produces and exports to 130 countries. In any case, the company's global pharmaceutical headquarters with 5,000 people, about 2,000 of whom are engaged in research, is located in Berlin.
In addition to corporations, start-ups and young companies have also settled in the many commercial courtyards in Berlin Wedding. Together with many thousands of students, these young professionals form an important customer market for interesting new construction projects. Developers such as Cosimo Construction have recognized this for a while now and will soon provide more than 600 apartments on around 30,000 m² GFA with a project in Iranische Straße. No small project, therefore the end of construction is not yet fixed, the costs can be estimated at at least 80 million euros.
In Holländerstaße, a large residential complex is currently in planning by Stattbau. Approximately 390 residential units on four floors are supposed to be realized. The construction sum is estimated to be around 50 million euros. The start of construction and the time frame for this new building project in Wedding are not yet set.
Not everything in Wedding is so voluminous. For example, an apartment building by Covivio, where around 35 apartments will enrich Sprengelstrasse in 2023.
Wedding is one of the most popular districts for new construction projects. We have researched and listed around 30 new construction projects from 2020 to 2022 in our project map.
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 252.90 %, from 1,250 EUR/m² to 4,420 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 1,040 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 4.00 %. New construction activity is high. In the 12-month period 40 newly built units were placed at an average list price of approx. 6,670 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||4,420 EUR/m²||-||8,020 EUR/m²||-|
|1 Year||4,260 EUR/m²||4.00 %||6,670 EUR/m²||20.30 %|
|3 Years||4,010 EUR/m²||10.40 %||5,930 EUR/m²||35.30 %|
|5 Years||3,000 EUR/m²||47.40 %||5,560 EUR/m²||44.40 %|
|10 Years||1,250 EUR/m²||252.90 %||0 EUR/m²|
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.
Development of property price segments in Berlin Wedding
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.
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Rental market in Berlin Wedding
The development of asking rents in Berlin Wedding over the last 12-month period is -7.60 %. In this time 1,440 units were offered. The average offered rent is 13.00 EUR/m². The comparative rent 12 months ago was 14.05 EUR/m². Opposite to portfolio units the rents in the submarket for new constructions are going up rapidly and are currently at approx. 27.40 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||13.00 EUR/m²||-||27.40 EUR/m²||-|
|1 Year||14.05 EUR/m²||-7.60 %||20.50 EUR/m²||33.70 %|
|3 Years||11.95 EUR/m²||8.90 %||17.35 EUR/m²||58.10 %|
|5 Years||10.45 EUR/m²||24.40 %||15.50 EUR/m²||76.90 %|
Bird's eye view: Asking rents in Berlin Wedding
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.
Development of rental price segments in Berlin Wedding
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.
Apartment buildings Wedding
Ten years ago apartment buildings in the district Wedding were offered on average at 1,030 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 13.00 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.
"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||Gute bis sehr gute Lage|
|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|
|ab 2001 (ohne Erstbezug)||2.500 - 3.500 EUR/m²||3.500 - 4.600 EUR/m²|
Trend in Berlin Wedding
The western district of Berlin-Wedding benefits from its location, which can unfold its potential on several sides. At the interface with Mitte, the districts are growing together and leading to an upgrading of formerly simple residential areas. In these areas Wedding is turning into Berlin-Mitte.
The conditions for sustainable development are good and, above all, long-term investment strategies are promising, even under the conditions of 7 milieu protection areas. On the one hand, the structural transformation of the former TXL 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 BND headquarters on Chausseestrasse is creating a strong pull on demand that is extending into the residential areas of both districts. In addition, the building typology, dominated by old buildings dating back to 1920, leaves scope for development. The submarket for apartment buildings in Gesundbrunnen is somewhat smaller and more expensive than the submarket for apartment buildings in Wedding.
As an investment, property in Wedding is a clear recommendation, although many properties are associated with initial investment due to the stock erosion typical of many Wedding neighbourhoods. When making investment decisions, the regulations of the preservation statutes must currently be taken into account in seven areas. Dynamism and prospects remain despite the regulation. Market entry is currently possible at moderate entry prices with very good development opportunities.
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)
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
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.