Microanalysis real estate market Berlin
Micro market report Charlottenburg

Charlottenburg has written Berlin’s history all over it. Until the end of the Weimar Republic, Kurfürstendamm was the exclusive place to be for international artists and the bohemian society. The Nazi pogrom on November 9th, 1938 hit Charlottenburg very hard. Approximately 27.000 Jews lived and worked in Charlottenburg before the Nazis took over. Today many memorials for the Jews, who were murdered by the Nazis, can be found in Charlottenburg.
Even though many blocks and quarters have been destroyed during the war, Charlottenburg has preserved its old glow. The famous Charlottenburg Palace, which was built for the first Queen of Prussia, has been badly damaged during WW2 and was reconstructed in the 1950’s.

Today the central district of West-Berlin is one of Berlin´s most popular places. It is a very international district with a high living standard. Even though it might not be the hippest part of the city, Charlottenburg has excellent schools and friendly, international neighborhoods to offer.

Apartment prices in Berlin Charlottenburg

After a brief slowdown in 2016, prices for apartments in Charlottenburg have risen by about 8 percent in 2017 compared to the same period last year. As of November 2017, the average price per square metre in demand for existing flats is approximately EUR 4,200; attic storeys and penthouse units are offered at significantly higher prices. In contrast to other central downtown districts, the number of apartments offered rose slightly in all segments. Approximately 3,500 units were offered on the market in 2017. At the same time, the price increase in Charlottenburg is slowing down noticeably. The double-digit growth rates of 2014 and 2015 have not returned. In 2017, prices rose by around 8 percent, with an increasing differentiation according to micro-location and typology.

Population exchange between Berlin districts

On an overall balance, Charlottenburg, as of 2016, gains the most inhabitants from Moabit in terms of internal migrations and loses most of its population to Spandau. With Wilmersdorf there is a lively, mutually balanced exchange of population. Click on the legend to show and hide values. Move the mouse over the bars to see the number of migrations.

Housing market Charlottenburg: Price segments

Infograph below: Evolutionary stage of the Charlottenburg housing market. Price segments and development of average square metre prices in the portfolio.

Apartment house market Charlottenburg

The market for rental properties in Charlottenburg is characterised by stability. In 2017 we counted 32 transaction offers with a range of EUR 400/sqm to EUR 7,800/sqm and an average offering price of approximately EUR 3,700/sqm living space computed by us. The price increase compared to the previous year is about 10 percent. The 10-year index (2006 = 0) shows a 196 percent price increase. After rises in the 20 percent range from 2012 to 2015, growth rates of 2016 and 2017 will remain in the high single-digit range.

Tenement buildings / Investment properties Charlottenburg Overview

Year EUR/sqm Offerings p.a. +/- % previous year 10 years-index %
2006 1000 45 0 0
2007 1400 86 40 40
2008 1400 94 0 40
2009 1200 111 -14 20
2010 1300 58 8 30
2011 1200 77 -8 20
2012 1600 65 33 60
2013 1800 48 13 80
2014 1900 24 6 90
2015 2400 15 26 140
2016 2600 5 17 180
2017 2600 9 -7 160

Austrians love Charlottenburg

In the table below we take a look at migration flows between the member states of the European Union and Charlottenburg in 2016. Charlottenburg is a popular residence for Austrians. Slightly more than 20 percent of the 2016 arrivals from the Alpine Republic to Berlin registered their residence in Charlottenburg. With a total of almost 1300 Austrians in Charlottenburg, this represents an increase of over 36 percent. In second place are new arrivals from Poland. The South-Eastern European representatives Romania and Bulgaria rank in the follow-on positions.

You can sort the table by clicking on the relevant row.

Charlottenburg: Influx and outflux European Union

Quelle: Amt für Statistik Berlin-Brandenburg. Eigene Berechnung.
Country Influx Outflux Balance
Austria 435 93 342
Romania 296 44 252
Bulgaria 286 35 251
Poland 346 111 235
Italy 278 123 155
France 189 108 81
United Kingdom 208 129 79
Greece 85 26 59
Croatia 67 24 43
Spain 144 106 38
Latvia 50 14 36
Hungary 53 20 33
Denmark and Faroe Islands 46 24 22
Lithuania 32 10 22
Sweden 60 39 21
Ireland 30 9 21
Portugal 36 17 19
Netherlands 69 53 16
Luxembourg 19 5 14
Estonia 16 2 14
Slovenia 12 3 9
Slovakia 11 4 7
Czech Republic 30 24 6
Finland 18 12 6
Belgium 31 27 4
Cyprus 9 11 -2
Malta 2 8 -6

Charlottenburg interactive: Age groups, green areas, duration of residence, election results

Learn more about Berlin-Charlottenburg. Click on the report you are interested in in the interactive map. Where does your peer group live? How multinational is my neighbourhood? How green is Charlottenburg? By clicking on Berlin 2016, you can obtain information for entire Berlin.

Charlottenburg Dashboard

65,14
%
Percentage of people between 18 and 65
26,17
%
Internationality (2016)
189.011
Population (2016)
40,52
sqm
Living space per capita
6,4
%
Unemployment levels (06/16)
+3.847
Balance of migration (2016)

From basic to good areas

The population with the highest net income in Berlin Charlottenburg lives in the quarters between Havelchaussee and Messe Berlin (Exhibition Center Berlin). Mansions from the 1930s, twin houses from the 1950s and many new buildings are located around here.
The comparatively high rental prices between northern Kurfürstendamm around Adenauer Platz and southern Kantstraße can be explained with the high net income of the population. Same goes for the area from the east of Savignyplatz and the west of Berlin Zoo.
Another beautiful quarter with fantastic historic mansions is located around northeast Westend. Simpler apartments, which were built during the postwar period, can be rented for comparatively low rental prices in the northern part of the district. The average size of apartments in this area is 56 sqm.

Shaken off the dust

The period of stagnation in Charlottenburg between 1980 and the early 2000s is long forgotten. Today, international and modern structures characterize Charlotternburg as a result of huge real estate investments in central city locations. Around 50.000 consumers visit the famous KaDeWe, a premium department store, every day. Also around the corner: The “Bikini- House” and the movie theater “Zoo-Palace”. Besides excellent food and drinks the rooftop restaurant Neni and the Monkeybar both offer a great view on the Waldorf-Astoria Hotel, Breitscheidplatz and Tiergarten. The Waldorf- Astoria and two other exclusive hotels have been built recently: the Stue and the Grand Opening. The “Deutsche Oper” (opera) is located northwards of Kurfürstendamm. The opera combines modern architecture and classical music.

Charlottenburg is one of Berlin’s important locations for science and research. Research- and educational institutions such as Technical University, the University of Arts and the Frauenhofer- Institute are based in Charlottenburg. The famous gallery for photography “C/O” with around 2.200 sqm resides in Hardenbergstraße.

Retail and Office in Charlottenburg

The City-West has been revitalized as office, retail and science basis. The highest rent is currently being paid in Tauentzienstraße with an average of 310 EUR/sqm. 59 stores with a 92 percent rate of chain stores are located here. The department store “KaDeWe” is the dominating flagship destination, followed by other big companies such as Peek&Cloppenburg, Esprit, Hennes&Mauritz, Adidas and Zara in the direct proximity. The area shows the highest concentration of retail flagship stores in Berlin together with the highest pedestrians frequency. In 2016 the maximum rent in the eastern section was approx. 180€/sqm, while the middle and the western part of Kurfürsten performed with 130 EUR/sqm and 300 EUR/sqm.

Restaurants, automotive, hotels, theaters and cinemas can be found between Fasanenstraße and Bleibtreustraße. Impressive Wilhelminian historic buildings underline the exclusiveness between Bleibtreustraße and Olivaer Platz with Dolce&Gabbana, Louis Vuitton and Prada stores.

109.500
sqm
Office space turnover
14,8
EUR/sqm
Ø Office rents
24
EUR/sqm
Peak rents office

Population and leisure in Charlottenburg

Charlottenburg has a fantastic local structure in terms of recreational areas. Teufelsberg, the baroque „Schlossgarten“, the Lietzenseepark and the cosy garden memorials close to the Savigny Square are just a few of them.

The district is home to a mixture of long-time residents and “New-Berliners” at the same time. With original Berliner pubs and restaurant the neighborhood at Klausernplatz is considered as the classic-old Berlin. Many fancy restaurants, bars and pubs from normal to high-end pricing can be found around Savignyplatz and Kurfürstendamm. If one wants to experience some culture this area also offers many options for example jazz locations such as “Quasimodo” and “A-Trane”.

The total population of Charlottenburg is approximately 185.000 (2015). The quarter of Reichstraße, which reaches from Theodor-Heuss-Platz to Spandauer Damm holds 14.300 residents making it the most populated quarter of the district. Residents enjoy a variety of shopping opportunities and a well-developed industrial infrastructure with many employers.
The quarter around Auerburger Allee 2015 shows the longest-lasting occupancy rate registered in Charlottenburg. More than half of the residents have been living in the same housing unit for over 10 years. At the same time the proportion of children between 0 and 15 years is relatively low with only 6,12% (average in Charlottenburg: 11%).
Around Kranzallee the proportion of children under 16 years is pretty high at 14,86%.
The district offers a number of excellent schools and cultural facilities:


• 23 elementary schools
• 8 integrated secondary schools
• 9 high schools
• 4 schools with focus on special needs education
• options to actively participate in a parliament for children and teenagers

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