Letztes Update: 12.06.2024

Berlin Real Estate Zehlendorf 2022

Zehlendorf remains a classic among Berlin's upscale addresses. For its residents, culture, nature, urbanity, and quality of life away from the hustle and bustle of the big city are paramount. The mix of grand country houses designed by renowned architects, chic villa districts, multi-story residential buildings from all eras, and finally some cooperative housing estates, ensures that the district is not exclusively considered a luxury location. With the Freie Universität Berlin located in Dahlem, Zehlendorf is also Berlin's largest academic hub. A typical apartment in Zehlendorf costs around 5,470 EUR/m², which is not significantly above the Berlin average.

Berlin-Zehlendorf

Truly Upscale!

Zehlendorf is not just a district; it's a statement of quality of life. The luxurious neighborhoods like Dahlem, Nikolassee, Schlachtensee, Wannsee, and of course Zehlendorf itself, form an exclusive mosaic. Nearly 50% of the area consists of picturesque forest and waterscapes, from the elegant Havel to the scenic Great and Little Wannsee, all the way to the peaceful Schlachtensee and idyllic Krumme Lanke, which attract not just locals but tourists as well for outings.

Families appreciate the excellent educational institutions and the often-mentioned family-friendliness. Various schools with outstanding reputations, as well as renowned research facilities like the Freie Universität, are located here.

The real estate landscape in Zehlendorf is impressive. Here you'll find some of Berlin's most expensive and sought-after properties, unmatched in their exclusivity and quality. Whether it's modern architecture or historical villas, many properties stand out for their uniqueness and elegance. The expansive villa district, stretching from Grunewald to Potsdam-Babelsberg, is considered Europe's largest villa quarter, surrounded by lush gardens and parks.

Despite its idyllic location, the connection to public transportation is excellent. The Berlin city center is quickly accessible. Overall, Zehlendorf is the perfect place to live for those who seek to combine urban life with sophistication and luxury.

Existing buildings

Median Asking price
5,470 EUR/m²
-7.50 %
Median Asking rent
15.00 EUR/m²
+4.90 %

New buildings

Median Asking price
11,350 EUR/m²
+13.50 %
Median Asking rent
20.50 EUR/m²
-37.80 %

Property prices Zehlendorf

The housing supply in Zehlendorf is quantitatively dominated by buildings from the 1950-1978 era, but the prices are significantly higher. The price range starts at around 5,000 EUR/m². The current median price is approximately 5,470 EUR/m². In the past 12-month period, about 1,210 existing properties came onto the market. Even upscale locations are feeling the impact of interest rates: The price development compared to the previous year is approximately -7.50 %. In the Dahlem district, the offer prices for existing properties are currently the highest, at 8,050 EUR/m², followed by Nikolassee (5,200 EUR/m²). Wannsee and Zehlendorf are only marginally lower.

In the new construction segment, the prices are significantly higher, with a current average listing price of 11,350 EUR/m². Within a year, 140 new-build apartments were brought onto the market from various projects.

Price index Zehlendorf

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 5,470 EUR/m² - 11,350 EUR/m² -
1 Year 5,910 EUR/m² -7.50 % 10,000 EUR/m² 13.50 %
3 Years 5,360 EUR/m² 2.00 % 8,490 EUR/m² 33.70 %
5 Years 5,190 EUR/m² 5.40 % 7,400 EUR/m² 53.30 %
10 Years 2,920 EUR/m² 87.20 % 5,000 EUR/m² 127.00 %

Development of property price segments in Berlin Zehlendorf

The chart shows the changes in the price structure of the Zehlendorf 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 across all apartment types and price segments for existing apartments by calendar year. 

Bird's eye view: Property Prices in Berlin Zehlendorf

The Bubble Chart shows the supply situation of the past 12 months on the real estate market in Zehlendorf. 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.

Family houses in Zehlendorf

The market for one- and two-family houses and villas is very agile. Approximately 800 houses where brought to market over a 12-month period. The average offer prices range with about 7,900 EUR/m² above the prices for apartments. The price development compared to the previous year is -8.20 %. The most valuable objects are offered with about 11,580 EUR/m² in Dahlem.

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Trend

Zehlendorf is more of a niche market for investors, with multi-family homes being the exception. This former district in the southwest of the capital stands out for its stability in value, understated luxury, and its role as Berlin's educational and research center. Another intriguing aspect is the historical connection to the USA: During the Cold War and the division of Berlin, Zehlendorf was the quarter for the U.S. Army and its affiliates, which gave the district a unique international imprint.

The quality of living here is noteworthy, reflected in meticulously maintained houses and apartments across all age groups. This high standard continues into the streets and green spaces. Schools and daycare centers are highly regarded, and the typical urban inconveniences are hardly noticeable in most districts.

The proximity to academic institutions of various disciplines, to the campus of the Benjamin Franklin Hospital, and the excellent public transport links make Zehlendorf particularly attractive for international students and scientists. Students and researchers from the USA, in particular, are often found in Zehlendorf.

The real estate market in Zehlendorf exhibits strong demand from international buyers and seems to be largely detached from general market trends. A detailed analysis of the various districts, especially in terms of the calculated housing deficit and the composition of the population, shows potential mainly in the new construction segment for micro-apartments.

Apartment buildings in Berlin Zehlendorf

The rental apartment building market in Zehlendorf is an interesting, albeit specialized, market. In the districts of Wannsee and Nikolassee, multi-family homes, town villas, and various types of single-family homes dominate, while Zehlendorf and the southern areas of Dahlem host very high-quality and excellently maintained multi-family homes, usually with more than 8 residential units. The living locations are all excellent. Historic buildings typify the housing market. Of the approximately 18,600 buildings in the area, about 2,300 were built before 1920, giving the area a unique charm and enduring value.

Also interesting are the post-war buildings, which may not aesthetically match the level of older buildings but greatly benefit from the quality of their locations. Buildings built up to 1980 tend to be priced below 3,000 EUR/m². On the other hand, those seeking older buildings with ornamental plaster will have to dig much deeper into their pockets.

Although the number of transactions has decreased in recent years, they remain relatively high due to the specialized local market for rental apartment buildings. The extreme enduring value of properties in an internationally established residential area is, unsurprisingly, very interesting for investors as well.

MFH Zehlendorf: Werte und Entwicklung

Jahr   Zehlendorf
2018 Anzahl 9
  Preisspanne EUR/m² 1.526 bis 7.453
  Mittelwert EUR/m² 3.242
2019 Anzahl 6
  Preisspanne EUR/m² 2.446 bis 5.173
  Mittelwert EUR/m² 3.403
2020 Anzahl 4
  Preisspanne EUR/m² 3.230 bis 4.837
  Mittelwert EUR/m² 4.224
2021 Anzahl 6
  Preisspanne EUR/m² 2.560 bis 6.944
  Mittelwert EUR/m² 4.463
2022 Anzahl 9
  Preisspanne EUR/m² 1.976 bis 3.897
  Mittelwert EUR/m² 3.092
  Bereinigt um Spitzenwerte (2022) EUR/m² 3.092
2023 Anzahl 20
  Preisspanne EUR/m² 1.750 bis 4.560
  Mittelwert EUR/m² 3.150

Neighbourhoods in Berlin Zehlendorf

The district has a classic character and combines culture, nature and urbanity. Some Wannsee properties from the imperial era are now in public use, including the Liebermann Villa. Zehlendorf is an attractive place to live for families, the school facilities are excellent. Today, households in Nikolassee and Schlachtensee are predominantly high-income. Wannsee is a western part of Zehlendorf surrounded by greenery and water. The recreational areas between Havel and Wannsee were an anchor for the Berlin upper middle classes during the imperial era. Also Nikolassee is characterised by magnificent old buildings, multi-family houses, single-family houses and villa quarters. Under the influence of the English garden city movement, one of the first settlements known as "Gartenstadt" was built in Zehlendorf-Mitte between 1913 and 1930. Classicist elements and buildings from the period of architectural expressionism dominate here. 

Rental market in Berlin Zehlendorf

Among 760 rental offers in stock the average advertised new contract rent is currently about 15.00 EUR/m². In the comparable period of the previous year, the average value was about 14.30 EUR/m². This corresponds to an increase of 4.90 %

In the new building segment in the same period 70 apartments where brought to market, at an average rent of about 20.50 EUR/m². Thus the price correction to the previous year is -37.80 %.  

Rent index Zehlendorf

Period Existing buildings Median Offer price Index (base 10 years = 100) New buildings Median Offer price Index (base 10 years = 100)
Current quarter 15.00 EUR/m² - 20.50 EUR/m² -
1 Year 14.30 EUR/m² 4.90 % 32.95 EUR/m² -37.80 %
3 Years 12.90 EUR/m² 16.50 % 17.60 EUR/m² 16.30 %
5 Years 12.10 EUR/m² 24.20 % 17.15 EUR/m² 19.30 %

Bird's eye view: Asking rents in Berlin Zehlendorf

The Bubble Chart shows the supply situation of the past 12 months on the rental market in Zehlendorf. 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.

Development of rental price segments in Berlin Zehlendorf

The chart shows the changes in the rent structure of the district. 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.

Building activity in Zehlendorf

The district of Zehlendorf is located in the southwest of Berlin. It is rather sparsely populated with about 50 percent forest and water areas and a housing stock of about 51,000 units. The statistical household size is 1.90 persons. In terms of figures, the household size is 2.11 persons per household. With 14 statistical planning zones LOR (Lebensweltlich orientierte Räume) and an average apartment size of 85.3 m², the quarters in Zehlendorf are clearly at the top.

There has been a manageable amount of construction activity in Zehlendorf 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)
 

Population by nationality

Migration

International migrations and internal migration make up the majority of migrations. Zehlendorf is still international today due to its university location as well as its historical aspects. The American armed forces left the old district the student village Schlachtensee in Nikolassee and the Roosevelt Barracks. The study is carried out here for the student quarters of Dahlem, Krumme Lanke and Thielallee. 

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  • Suburban
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This report was last updated on 12.06.2024 .

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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