Last update: 11.10.2019

Investors Guide Berlin Wilmersdorf 2019

Wilmersdorf includes Schmargendorf and Grunewald with very divergent residential structures. The chic Grunewald with its spacious villas, the small-town Schmargendorf and the more densely built Wilmersdorf are unequal siblings. In addition to well-preserved Wilhelminian style buildings, the quarters are today interspersed with numerous new buildings, which does not harm the popularity of Wilmersdorf in the least.

Berlin-Wilmersdorf

Classic, elegant and a bit conservative

Wilmersdorf is an elegant, bourgeois district without any smugness. The exclusive, partly a bit conservative character is definitely appreciated by the residents. Exclusive quarters can be found in the Grunewald districts, urban neighbourhoods in turn in the inner-city locations of the district. In the 1920s, many artists and intellectuals moved to Wilmersdorf. An attractive and lively downtown with cafés and theatres grew up in the west of Berlin. The noble Grunewald quarter was not far away and was an excellent location for the Berlin Bohemians. The Nazis put an abrupt end to the cultural heyday in Wilmersdorf and many Wilmersdorfers were forced into exile for political reasons or because of their Jewish origins. Today, important scientific and cultural institutions and agencies are located in Wilmersdorf. Numerous galleries are located here, as well as the Schaubühne am Lehniner Platz. Some embassies in Grunewald and Schmargendorf are located in the immediate vicinity of the private residences of their ambassadors.

Existing buildings

Median Asking price
5,560 EUR/m²
+14.60 %
Median Asking rent
14.00 EUR/m²
+7.00 %

New buildings

Median Asking price
7,750 EUR/m²
+6.20 %
Median Asking rent
18.35 EUR/m²
+2.80 %

Markets

The reconstruction of the quarters in Wilmersdorf, which were destroyed in the Second World War, was carried out with relatively small means and the town planning was oriented for many years to the concept of the car-friendly town. During this time, little consideration was given to the historical structure of the building. In the 1970s many squares and quarters were upgraded again. The residents of Wilmersdorf feel very close to their surroundings. The quarter around the Bundesplatz is a good middle-class residential area with a mixture of old buildings and properties from the 1950s. A worldwide unique residential project, "The Snake" ("Schlange"), was realised in the 1970s in the district of Schmargendorf with a motorway overpass. Not far away are the Rüdesheimer Platz and the surrounding Rheingauviertel, which was planned and built in the English country house style. The apartments in this quarter - which are in great demand - are spacious and are located in four-storey houses. In 2015, the New York Times voted Rüdesheimer Strasse in Wilmersdorf one of the twelve most scenic streets in Europe. The residential area along Uhlandstrasse is also very popular, where many high-quality new construction projects have been developed in recent years. The apartments in the core region of the Ludwigkirchplatz and Olivaer Platz areas are mostly very large and luxurious. The Wilhelminian style houses impress with their beautiful facades and well-kept front gardens.

Property prices Wilmersdorf

Not only the prices for apartments in Wilmersdorf are at a high level. Houses of all building typologies also rank among Berlin's top buildings. The purchase prices in Wilmersdorf vary according to macro and micro locations and year of construction, but since the district offers almost only good to very good locations, apartment and house prices are high across all segments. Our overview shows the average value over all years of construction in the portfolio. Please contact us for an exact valuation of your Berlin property.

Price index Wilmersdorf

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 5,560 EUR/m² - 7,750 EUR/m² -
1 Year 4,860 EUR/m² 14.60 % 7,290 EUR/m² 6.20 %
3 Years 4,180 EUR/m² 33.10 % 6,440 EUR/m² 20.30 %
5 Years 3,160 EUR/m² 76.20 % 4,820 EUR/m² 60.60 %
10 Years 1,970 EUR/m² 182.00 % 3,450 EUR/m² 124.30 %

Snapshot

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

The supply of apartments in the existing segment has been declining in Wilmersdorf since 2016. In the last 12 months 3,020 units where offered. In Schmargendorf 280 , in Dahlem 270 and in Grunewald 750 units. 

Property prices Wilmersdorf annual cycle

The chart below shows the development of property prices in Wilmersdorf on a monthly basis.

Family houses

In the exclusive locations of Wilmersdorf there are quarters with high-priced villas and family houses. Please contact us for price estimates for this typology.

Rent prices Wilmersdorf

The current quoted rent in Wilmersdorf for existing properties in all locations is approx. 14.00 EUR/m². The development in the 12-month period is 7.00 % and refers to about 2,830 offers.

Rent index Wilmersdorf

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Today 14.00 EUR/m² - 18.35 EUR/m² -
1 Year 13.10 EUR/m² 7.00 % 17.85 EUR/m² 2.80 %
3 Years 11.00 EUR/m² 27.30 % 14.90 EUR/m² 22.80 %
5 Years 10.00 EUR/m² 40.20 % 12.25 EUR/m² 50.00 %

Snapshot

The Bubble Chart shows the supply situation of the last 12 months on the property market in Wilmersdorf. The colors mark the year of construction classes, the size of the bubbles the quantity of offers, the location in the coordinate system 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.

Rent prices Wilmersdorf annual cycle

The chart below shows the development of rent prices in Wilmersdorf on a monthly basis.

Apartment buildings

The building structure in Wilmersdorf is typologically widely spread. The housing stock (2017) amounts to more than 8,000 buildings. The district offers very good residential areas in the western Grunewald and Schmargendorf and still good residential areas in the Wilmersdorfer quarters to the east. In addition to the quality of the excellent residential quarters, the mixed areas of Kurfürstendamm and Wittenbergplatz and Savignyplatz are also reflected in high purchase prices. Residential and commercial buildings are often used commercially on the ground floors. The condition of the building is mostly good to very good. 

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

Milieu protection

In December 2018, it was decided that the following areas should be designated as milieu protection areas without delay and that sufficient personnel/planning positions in the district budget should be planned or decided.

  • Schaperstrasse
  • Ludwigskirchplatz
  • Prager Platz
  • Nikolburger Platz

In the second meeting of the district council in 2019, it was added that the area around the Binger Strasse would be included in the current rough screening procedure and designated as a potential observation area until completion.

Milieu protection map Wilmersdorf

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

In the course of the 2001 district reform, Wilmersdorf was incorporated into one district with Charlottenburg. The Social Democratic Party (SPD) provides the district mayor, the department for urban development, construction and environment is led by Bündnis 90/ Grüne. Wilmersdorf has exclusively good and very good residential areas and, similar to Charlottenburg, large reserves of space. Various new construction projects are underway in the district, including larger construction projects. The Grunewald villa district has always been regarded as high-priced. Wilmersdorf also has a surplus demand, which has accumulated to over 12,400 units by 2017. With a population of approx. 148,000 people in the district (2017), the real estate portfolio amounts to about 82,100 apartments in approx. 8,440 residential buildings. With an average apartment size of 80.5m², Wilmersdorf is in second place.
At 14.5 percent, the ownership rate in Charlottenburg-Wilmersdorf is in the good Berlin midfield. Between 1950 and 2016, around 58,000 apartments were converted (source: Senate Department for Urban Development and Environment), i.e. converted into residential property by division.

Migration

On an international and national level there are more inflows than outflows. In terms of suburban and internal migration, on the other hand, migration tendencies can be observed.

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

Trend

Wilmersdorf has high purchasing power in the Berlin context. The district offers exclusively good to very good residential locations. Bourgeois neighborhoods and the high quality of life resulting from the proximity to the Kurfürstendamm and the Grunewald are the characteristics of a sustainable investment climate. Rents and purchase prices show constant increases, with a slight decline in supply volume. 

  • Investors can still catch up in the existing and new construction segments.
  • The average purchasing power in Wilmersdorfer A-locations is higher compared to urban A-locations.
  • Moderate but constant increase in supply rents.
  • Constant rise in purchase prices despite growing competition due to new construction (high quality of old buildings)
  • Very good quality of life and high local recreation factor. Low environmental impact.

In Wilmersdorf there are high-priced traditional West Berlin locations. Investments have a high potential regarding the target groups in the different building typologies:

  • Compact apartments in complexes from the 20s and 30s: Small Silver Ager Households
  • Classic apartment buildings from the Wilhelminian era: High-income households
  • High-quality, also smaller town villas, both as new buildings and from the Wilhelminian era: Households with above-average incomes
  • Detached houses and villas: Households with above-average incomes

This report was last updated on 11.10.2019 .

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.