May 2019

Investors Guide Berlin Weißensee 2019

Green idyll close to the city and urban structures - In the movie, Weißensee brings back a piece of the past. However, this does not correspond to today's picture, even though many Berliners are looking for exactly that: A little nostalgia, more air, more space. Today the district competes with its neighbour Prenzlauer Berg for the popularity of the inhabitants 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 so desperately need: Weißensee has land and thus tremendous development potential. Since 2016, preliminary studies have been underway for the Blankenburg South, one of three areas in Pankow currently under consideration for further development. It is surrounded by garden colonies and to the north by a golf course and has an S-Bahn connection.

Existing buildings

Median Asking price
4,280 EUR/m²
+24.20 %
Median Asking rent
10.85 EUR/m²
+3.10 %

New buildings

Median Asking price
4,630 EUR/m²
+2.40 %
Median Asking rent
13.70 EUR/m²
+4.70 %

Markets

Five quarters, three main markets. Weißensee is not only geographically divided. In the urban part of the district, three- to four-storey old 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.

Buy

The price adjustment in the past 12 months was 24.20 %. The current offer price for existing apartments is 4,280 EUR/m², with an offer volume of 540 apartments. In the 12-month period 630 new apartments at an average price of 4,630 EUR/m² and an adjustment of 2.40 % 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)
Today 4,280 EUR/m² - 4,630 EUR/m² -
1 Year 3,440 EUR/m² 24.20 % 4,520 EUR/m² 2.40 %
3 Years 2,820 EUR/m² 51.60 % 3,970 EUR/m² 16.50 %
5 Years 2,250 EUR/m² 90.00 % 3,140 EUR/m² 47.50 %
10 Years 1,540 EUR/m² 176.90 % 2,390 EUR/m² 93.40 %

Snapshot

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.

Price segments

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 (100 offers in 12 months), Heinersdorf (80 offers in 12 months) and Karow (130 offers in 12 months). In Blankenburg and Heinersdorf the average square meter prices were in the range 3,680 EUR/m², in Karow at 3,770 EUR/m². In the district Weißensee 40 properties have been posted, with an average price of 4,340 EUR/m².

Rent

Rental demand pressure is moderate in Weißensee. The price adjustment in the 12-month period was about 3.10 %. 1,330 apartments were offered at an average rent of 10.85 EUR/m². In Karow, 320 apartments were advertised for re-rental at an average value of approx. 9.55 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)
Today 10.85 EUR/m² - 13.70 EUR/m² -
1 Year 10.55 EUR/m² 3.10 % 13.10 EUR/m² 4.70 %
3 Years 8.95 EUR/m² 21.60 % 12.90 EUR/m² 6.20 %
5 Years 7.95 EUR/m² 36.70 % 9.85 EUR/m² 39.00 %

Snapshot

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.

Rent segments

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

The centre of Weißensee offers compact apartment buildings, mostly old stucco buildings with three upper floors in the front building and small sheds and commercial enterprises on the rear plots. A leap in supply in 2015 was followed by a leap in prices in 2016. Since then, the volume of supply has also declined in Weißensee. The two millieu protected areas issued in 2017 and the two urban preservation statutes initially damped prices a little bit. The preservation of the small-scale structure and the resulting limited supply of space will secure the quality of the location in the long term and increase its value.

Construction era Simple to medium locations Medium to good locations
1900 - 1949 1,300 - 2,600 EUR/m² 1,700 - 3,300 EUR/m²
1950 - 1989 1,300 - 2,200 EUR/m² 1,600 - 2,800 EUR/m²
1979 - 2000 1,500 - 2,500 EUR/m² 2,000 - 2,900 EUR/m²
since 2001 1,600 - 2,900 EUR/m² 2,200 - 3,400 EUR/m²
Source: IVD Immobilienpreisservice 2018/2019

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 - -

As part of an in-depth study (Results in June 2017), five suspicious areas in Pankow District were investigated with regard to the conditions of application for the issue of a preservation ordinance.

Please see the milieu protection map for details.

General background

Weißensee offers potential for densification and housing construction, not only in southern Blankenburg, where a new construction of approx. 6,000 apartments plus infrastructure is planned on approx. 70 hectares of land owned by the state on a former irrigation field. Infrastructure improvement is one of the main issues related to densification. The pressure on the housing market in Weißensee is noticeably lower than in other inner-city districts. For example, the housing cost ratio in Prenzlauer Berg is between 32 and 37 %, in the central districts of Weißensee only about 20 to 25 %. Nevertheless, the district mayor of Pankow (the Left Party) and the urban development resort (The Greens) have installed two milieu protection areas. The creation of condominiums in these areas can only take place in very limited numbers in new construction, without affecting the urban conservation objectives and the character of the district. Between 2013 and 2017, only about 2,100 of a total of 44,600 apartments in Weißensee were converted into residential property. This is only 4.7% of the total. Construction activity in Weißensee has been increasing since 2013.

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

Trend

Weißensee appeals to many different markets and Berlin's inner city is also growing into this city district. So far, the price difference between the neighborhood of Prenzlauer Berg and Weißensee in Pankow is still visible. Since 2013, however, Weißensee has mainly been gaining inhabitants from its direct neighbours Prenzlauer Berg, Pankow, Lichtenberg and Wedding, which led to a leap in prices for condominiums and family houses last year. The broad spectrum of different house types and residential forms attracts owner-occupiers and investors alike. Entry prices are still moderate. From our point of view, there is no time to lose in Weißensee for an investment.

This report was last updated in May 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.