Last Update: 22.07.2019

Investors Guide Berlin Wedding 2019

Welcome to Elektropolis - and the future Urban Tech Republic. Wedding is one of Berlin's future locations. The traditional industrial and working-class district underwent a structural change from an industrial district to a location for modern service industries, science and research.

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.

Existing buildings

Median Asking price
3,980 EUR/m²
+4.00 %
Median Asking rent
12.20 EUR/m²
+6.70 %

New buildings

Median Asking price
5,930 EUR/m²
-5.90 %
Median Asking rent
17.65 EUR/m²
+5.30 %

Markets

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.

Buy

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 310.70 %, from 970 EUR/m² to 3,980 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 1,170 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 230 newly built units were placed at an average list price of approx. 6,300 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)
Today 3,980 EUR/m² - 5,930 EUR/m² -
1 Year 3,830 EUR/m² 4.00 % 6,300 EUR/m² -5.90 %
3 Years 2,640 EUR/m² 50.90 % 5,800 EUR/m² 2.20 %
5 Years 1,850 EUR/m² 115.20 % 2,750 EUR/m² 115.40 %
10 Years 970 EUR/m² 310.70 % 2,290 EUR/m² 159.40 %

Snapshot

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.

Price segments

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.

Rent

The rents on offer in Wedding are currently rising faster than the purchase prices. The growth rate in the 12-month period was last 6.70 %. In this time 2,980 units were offered. The average offered rent is 12.20 EUR/m². The comparative rent 12 months ago was 11.45 EUR/m². Offer rents are also rising in the new construction submarket. They are currently at approx. 17.65 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)
Today 12.20 EUR/m² - 17.65 EUR/m² -
1 Year 11.45 EUR/m² 6.70 % 16.75 EUR/m² 5.30 %
3 Years 9.25 EUR/m² 32.10 % 11.05 EUR/m² 59.90 %
5 Years 7.70 EUR/m² 58.30 % 6.95 EUR/m² 154.10 %

Snapshot

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.

Rent segments

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

Ten years ago apartment buildings in the district Wedding were offered on average at 750 EUR/m². The supply volume has been declining for years despite a large building stock. 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 12.20 EUR/m². Not at least because of this, the regulatory efforts of the Mitte district, to which Wedding belongs, are strong. Since 2016, 7 milieu protection areas have been enacted. 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. 

Construction era Simple to medium locations Medium to good locations
1900 - 1949 1,900 - 2,700 EUR/m² 2,700 - 3,800 EUR/m²
1950 - 1978 1,500 - 2,300 EUR/m² 2,200 - 2,900 EUR/m²
1979 - 2000 1,700 - 2,500 EUR/m² 2,400 - 3,200 EUR/m²
since 2001 2,100 - 2,900 EUR/m² 3,000 - 4,100 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

Milieu protection

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
Leopoldplatz 2016 62.1 - -
Seestrasse 2016 48.6 - -
Sparrplatz 2016 51.3 - -
Humboldthain Nord-West 2018 15.8 - -
Kattegatstrasse 2018 14.0 - -
Reinickendorfer Strasse 2018 41.0 - -
Soldiner Strasse 2018 54.8 - -

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.

General background

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.

Migration

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
  • International
  • National
  • Suburban
  • Binnen
  • Hotspot

Trend

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.

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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.