Berlin Real Estate Zehlendorf 2022

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.

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. 5,690 EUR/m². In the last 12 months period about 1,110 existing properties where brought to market. The price development compared to the same period of the previous year is approx. -10.00 %.

In the new building segment the prices are clearly higher with a current average list price 10,000 EUR/m². In the district Dahlem the offer prices for existing real estate are currently highest with 7,170 EUR/m², followed by Nikolassee with 5,580 EUR/m². Wannsee and Zehlendorf are only marginally lower. 

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 680 houses where brought to market over a 12-month period. The average offer prices range with about 8,260 EUR/m² above the prices for apartments. The price development compared to the previous year is -3.50 %. The most valuable objects are offered with about 11,940 EUR/m² in Dahlem.

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. 

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.

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 770 rental offers in stock the average advertised new contract rent is currently about 15.90 EUR/m². In the comparable period of the previous year, the average value was about 13.70 EUR/m². This corresponds to an increase of 16.00 %. 

In the new building segment in the same period 30 apartments where brought to market, at an average rent of about 30.50 EUR/m². Thus the price correction to the previous year is 5.90 %.  

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)
 

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.