Letztes Update: 01.12.2022

Berlin Real Estate Zehlendorf 2022

Zehlendorf is and remains a traditional among the noble locations in Berlin. Its residents value culture, nature, an urban environment, and a high quality of life. The mixture of sophisticated country houses by well-known architects, mansion quarters, apartment buildings of all eras and cooperative housing estates ensures that the district is not only considered a luxury location by locals. Zehlendorf is also Berlin's largest academic center with the headquarters of the Free University of Berlin in Dahlem.

Berlin-Zehlendorf

Noble, noble.

Zehlendorf consists of the districts of Dahlem, Nikolassee/Schlachtensee, Wannsee and the name-giving district of Zehlendorf. The area is green, quiet and noble. About 50 percent of the district includes forest and water areas. Havel, Kleiner and Großer Wannsee, Schlachtensee and Krumme Lanke are popular destinations among numerous Berliners and tourists. Zehlendorf is known for its family atmosphere and high quality of life. Real estate in Zehlendorf is among the most desired, expensive and exclusive properties located further away from the center of Berlin. Europe's largest mansion district is located in the northwest of the district and extends from Grunewald to Potsdam-Babelsberg.

Existing buildings

Median Asking price
6,120 EUR/m²
+10.50 %
Median Asking rent
15.05 EUR/m²
+11.00 %

New buildings

Median Asking price
9,220 EUR/m²
-0.90 %
Median Asking rent
38.25 EUR/m²
+88.40 %

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. 

Property prices Zehlendorf

The housing supply in Zehlendorf is quantitatively dominated by the 1950-1978 construction class. The purchase price range starts at around 3,700 EUR/m² and is increased by a larger number of large properties in almost all construction year classes starting at 5,000 EUR/m² to an average offer price of currently approx. 6,120 EUR/m². In the last 12 months period about 820 existing properties where brought to market. The price development compared to the same period of the previous year is approx. 10.50 %.

In the new building segment the prices are clearly higher with a current average list price 9,220 EUR/m². In the district Dahlem the offer prices for existing real estate are currently highest with 7,750 EUR/m², followed by Nikolassee with 6,130 EUR/m². Wannsee and Zehlendorf are only marginally lower. 

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 6,120 EUR/m² - 9,220 EUR/m² -
1 Year 5,540 EUR/m² 10.50 % 9,310 EUR/m² -0.90 %
3 Years 5,000 EUR/m² 22.40 % 7,270 EUR/m² 26.80 %
5 Years 3,990 EUR/m² 53.20 % 6,430 EUR/m² 43.40 %
10 Years 2,760 EUR/m² 121.40 % 4,070 EUR/m² 126.40 %

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.

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. 

Family houses in Zehlendorf

The market for one- and two-family houses and villas is very agile. Approximately 370 houses where brought to market over a 12-month period. The average offer prices range with about 8,560 EUR/m² above the prices for apartments. The price development compared to the previous year is 7.10 %. The most valuable objects are offered with about 10,470 EUR/m² in Dahlem.

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Rental market in Berlin Zehlendorf

Among 660 rental offers in stock the average advertised new contract rent is currently about 15.05 EUR/m². In the comparable period of the previous year, the average value was about 13.55 EUR/m². This corresponds to an increase of 11.00 %

In the new building segment in the same period 20 apartments where brought to market, at an average rent of about 38.25 EUR/m². Thus the price correction to the previous year is 88.40 %.  

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 15.05 EUR/m² - 38.25 EUR/m² -
1 Year 13.55 EUR/m² 11.00 % 20.30 EUR/m² 88.40 %
3 Years 11.65 EUR/m² 29.20 % 15.45 EUR/m² 148.00 %
5 Years 10.90 EUR/m² 38.30 % 13.75 EUR/m² 178.30 %

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.

Apartment buildings in Berlin Zehlendorf

In Zehlendorf, the districts of Wannsee and Nikolassee are dominated by apartment buildings and city villas, as well as family houses of other types. The Zehlendorf district and the neighbourhoods to the south of Dahlem are the main locations for very attractive, well-maintained apartment buildings with more than 8 units. The residential locations are good to very good. Of about 18,600 buildings, about 2,300 date from before 1920. Residential and commercial buildings with 8 or more units in Zehlendorf are less differentiated by building year. Only the immediate post-war buildings up to around 1980 are still being sold at prices per square metre below 3,000 euros/m². All other building year classes are priced higher. Transaction figures have declined in recent years, but remain at a higher level in view of the locally pronounced market for apartment buildings.

Apartment blocks Zehlendorf: Values and development

Jahr   Zehlendorf Gesamt Berlin
2018 Anzahl 9 687
  Preisspanne EUR/m² 1.526 bis 7.453 301 bis 11.919
  Mittelwert EUR/m² 3.242 2.115
2019 Anzahl 6 571
  Preisspanne EUR/m² 2.446 bis 5.173 396 bis 11.340
  Mittelwert EUR/m² 3.403 2.294
2020 Anzahl 4 627
  Preisspanne EUR/m² 3.230 bis 4.837 431 bis 10.526
  Mittelwert EUR/m² 4.224 2.183
2021 Anzahl 6 660
  Preisspanne EUR/m² 2.560 bis 6.944 601 bis 16.262
  Mittelwert EUR/m² 4.463 2.522
2022 Anzahl 9 348
  Preisspanne EUR/m² 1.976 bis 3.897 824 bis 16.844
  Mittelwert EUR/m² 3.092 2.651
  Bereinigt um Spitzenwerte (2022) EUR/m² 3.092 2.327

Trend

Zehlendorf is not a classical investor market, except for multi-family houses. The old district in the southwest of Berlin is characterised by its high intrinsic value, understatement and status as the capital's academy hub. The quality of life in Zehlendorf is noticeably high. The housing stock is very well maintained across all year of construction classes. The same applies to roads and green spaces. The schools and kindergartens enjoy a good reputation. There is little sign of typical metropolitan distortions in very few quarters. The combination of university facilities in various disciplines, the proximity to the University Medicine Campus of the Benjamin Franklin Clinic and the good public transport connections make Zehlendorf a dream location for international students and scientific staff. The international influxes are led by the USA, especially in the student quarters. The local real estate market in Zehlendorf is characterised individually and at the same time in demand from international buyers. All in all, it is decoupled from the general developments of the overall market. The analysis of the neighbourhoods with regard to the calculated housing deficit and the consideration of the composition of the migrations indicate that opportunities and potentials can be expected in particular in the new construction submarket for the microapartment segment. 

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. 

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

This report was last updated on 01.12.2022 .

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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