Last Update: 01.10.2022

Berlin Properties Weißensee 2022

A green idyll close to the city and urban structures - Weißensee brings back a piece of Berlin's past. But this does not match today's image, even though that is exactly what many Berliners are looking for: A bit of nostalgia, more air, more space. Today the district competes with its neighbour Prenzlauer Berg for the favour of residents - and usually wins.

Berlin Prenzlauerberg

Urban core and rural idyll

Weißensee is characterised by small old building quarters with beautiful commercial courtyards and settlements in the south, family houses and garden colonies in Blankenburg and Heinersdorf and an attractive district centre in the north in Karow. The Weißensee Art Academy with about 800 students, the large Jewish cemetery and the lido are well known. Weißensee has what other districts need so desperately: land and development potential. 

Existing buildings

Median Asking price
5,160 EUR/m²
+1.60 %
Median Asking rent
14.10 EUR/m²
-3.00 %

New buildings

Median Asking price
8,700 EUR/m²
+21.70 %
Median Asking rent
19.50 EUR/m²
+15.00 %

Neighbourhoods in Berlin Weissensee

Five quarters, three main markets. Weißensee is not only geographically divided. In the urban part of the district, the old three- to four-storey buildings with sheds and small commercial units predominate. The housing estate from the 1920s is known beyond the borders of Berlin for its groundbreaking architecture. Joseph Teichmann's Holländerhof and Bruno Taut's settlement on Buschallee are part of this cultural heritage. In line with the building structure, the market for freehold flats and apartment buildings is mainly concentrated in the district of Weißensee. Blankenburg and Heinersdorf, on the other hand, have a rural character. The family house market dominates here. Both districts are parallel to the S-Bahn line that connects Berlin with Buch. Allotments and a golf course strengthen the character of an idyll close to the city. Karow in the north has both: single-family houses and block buildings with rental and condominium apartments, mostly from the 1990s. It has its own character and an independent district centre.

New construction Berlin Weißensee

A great deal of land and tremendous development potential 

Weißensee emerged from a street village founded in the 13th century east of the Weißensee lake. From its incorporation into greater Berlin in 1920 until the administrative reform of 2001, the district was independent; only since 2001 Weißensee has been a district within the borough of Pankow. 
Today, Weißensee is characterized by small-scale neighborhoods of old buildings with beautiful commercial courtyards and housing estates in the south, family houses and garden colonies in Blankenburg and Heinersdorf, and an appealing 1990s district center in Karow. 
New construction plays an important role in Weißensee, given the district's land reserves. With only a little work, dozens of new construction projects can be located, quite a few of them in the high investment range. 
For example, a well-known Berlin developer is considering the construction of micro-apartments in Prenzlauer Promenade, with an investment of well over 50 million euros. 

The mix of typologies in Weißensee is very interesting, from micro-apartments to townhouses. Student apartments are also being developed in Rennbahnstrasse, and in Gäblerstrasse there is a brand-new BUWOG complex with around 230 residential units and around 100 parking spaces. You can find another 30 new construction projects on our new construction map.

Property prices Berlin Weißensee

The price adjustment in the past 12 months was 1.60 %. The current offer price for existing apartments is 5,160 EUR/m², with an offer volume of 390 apartments. In the 12-month period 300 new apartments at an average price of 8,700 EUR/m² and an adjustment of 21.70 % were offered. The housing market is focused on the town district of Weißensee.

Price index Weißensee

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 5,160 EUR/m² - 8,700 EUR/m² -
1 Year 5,080 EUR/m² 1.60 % 7,140 EUR/m² 21.70 %
3 Years 4,530 EUR/m² 13.80 % 4,980 EUR/m² 74.60 %
5 Years 3,440 EUR/m² 49.90 % 4,530 EUR/m² 92.00 %
10 Years 2,110 EUR/m² 144.40 % 2,940 EUR/m² 195.80 %

Bird's eye view: Property Prices in Berlin Weissensee

The Bubble Chart shows the supply situation of the last 12 months for the property market in Weißensee. 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 Weissensee

As in all central inner city districts, the lower price segment has virtually disappeared.

Family houses

The market for family houses centers on the districts of Blankenburg (60 offers in 12 months), Heinersdorf (40 offers in 12 months) and Karow (100 offers in 12 months). In Blankenburg and Heinersdorf the average square meter prices were in the range 5,100 EUR/m², in Karow at 5,520 EUR/m². In the district Weißensee 30 properties have been posted, with an average price of 4,860 EUR/m²

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Rental Market in Berlin Weißensee

Rental demand pressure is moderate in Weißensee. The price adjustment in the 12-month period was about -3.00 %. 460 apartments were offered at an average rent of 14.10 EUR/m². In Karow, 190 apartments were advertised for re-rental at an average value of approx. 10.05 EUR/m²}. 

Rent index Weißensee

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 14.10 EUR/m² - 19.50 EUR/m² -
1 Year 14.55 EUR/m² -3.00 % 16.95 EUR/m² 15.00 %
3 Years 10.75 EUR/m² 31.10 % 14.85 EUR/m² 31.10 %
5 Years 10.00 EUR/m² 41.20 % 12.90 EUR/m² 51.00 %

Bird's eye view: Asking rents in Berlin Weissensee

The Bubble Chart shows the supply situation of the last 12 months for the property market in Weißensee. 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 Weissensee

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 Weissenssee

The center of Weißensee is characterized by compact apartment blocks. Most of these are old stucco buildings with three to four floors, consisting of a front building and sometimes small-scale sheds and commercial premises on the rear plots. In 2020, there was a small boost in asking prices, but since then asking prices diversified by location have developed very inconsistently. Offers in the Weißensee district are at a low level, partly because two milieu protection areas came into force in 2017.

The small-scale structure and low supply also ensure that the location retains its value in the long term. Weissensee is very popular with investors due to its mostly medium to good location ratings and stable resident structure.

Related topics: Milieu protection  Rent cap  Residential building report

The table shows the values for multi-family houses published by the German Real Estate Association (IVD) for Pankow 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 Mittlere bis gute Lage
1900 - 1949 1.400 - 2.700 EUR/m² 2.000 - 3.700 EUR/m²
1950 - 1989 1.400 - 2.300 EUR/m² 1.900 - 3.100 EUR/m²
1979 - 2000 1.600 - 2.600 EUR/m² 2.300 - 3.300 EUR/m²
ab 2001 (ohne Erstbezug) 1.700 - 3.000 EUR/m² 2.500 - 3.800 EUR/m²
Quelle: IVD Immobilienpreisservice 2021/2022

Trend in Weissensee

Weißensee appeals to many different target groups and Berlin's inner city is also expanding into this district. So far, the price difference between the districts of Prenzlauer Berg and Weißensee is still evident. Since 2013, however, Weißensee has been gaining residents, especially from its direct neighbours Prenzlauer Berg, Pankow, Lichtenberg and Wedding, which led to a jump in prices for condominiums and family houses last year. The wide range of different house types and housing styles attracts owner-occupiers and investors alike. Entry-level prices are still moderate. In our view, there is no time to lose in Weißensee.

Weißensee offers potential for densification and housing construction. Improving the infrastructure is one of the main issues in connection with densification. The pressure on the housing market in Weißensee is somewhat less than in inner-city neighbourhoods. For example, the housing cost ratio in Prenzlauer Berg is between 32 and 37%, in the central quarters of Weißensee only about 20 to 25%. 

Building activity in Weißensee

Weißensee is a suburb of the administrative district of Pankow. The current housing stock of Weißensee is 46.000 units with an average size of 73.0 m² living space per apartment. The 13 statistical planning areas LOR (Lebensweltlich orientierte Räume) are distributed over 5 city districts. With a statistical household size of 1.84 persons and a calculated household size of 1.97 persons per household, the housing market in Berlin-Weißensee is comparatively calm.

In comparison to the housing stock, construction activity in Weißensee has been consistently high in recent years. When and in which quarters (LOR) construction completions were reported, can be seen from the map. (Source: Amt für Statistik Berlin-Brandenburg)  

Milieu protection

As of January 2019, two conservation areas are in force in the district of Weißensee.

Milieu protection area In force since Area in ha Extended Last update
Komponistenviertel 2017 41.3 - -
Langhansstraße 2017 109.7 - -

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

The population figures in Weißensee have been growing continuously for years. The influxes are carried equally by international influxes and internal migrations. Weissensee easily gives way to the surrounding countryside.

  • All migrations
  • International
  • National
  • Suburban
  • Binnen
  • Hotspot

This report was last updated on 01.10.2022 .

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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