Microanalysis real estate market Berlin
Housing report Friedrichshain
Friedrichshain is central, hip and creative. The district that neigbhors to Kreuzberg reaches from the south up to the banks oft he river Spree. Old depots at Spreeufer, concrete slab constructions (Plattenbau) in the western part or “Stalin buildings” at Karl-Marx-Allee are witnesses of Friedrichshain’s younger history. Friedrichshain was several times subject to comprehensive transformation processes. Many formerly very dense quarters were almost totally destroyed in WW2 so that a reconstruction was not possible. With the division of Berlin the district found itself in the Soviet sector and moved geographically close to the Eastern city center. In the early 1960s, when the rebuilding in East Berlin began, a paradigm shift transformed the structure of Friedrichshain. The formerly small and dense quarters were replaced by a gigantic stalinistic architecture along Karl-Marx-Allee. The fall of the Berlin Wall initiated another turnaround in politics and urban development. Today different identities and unique life stories shape the district’s character, with a mixture of prewar architecture, stalinistic and still a little bit of GDR-culture.
Property prices in Friedrichshain
In 2018, house prices in Friedrichshain will seamlessly follow the development of 2017. The average price per square metre in Friedrichshain, as of Q1 2018, is EUR 4,600 for all types of apartments ( apartments by floor and location, attics and penthouse apartments). After a small dip in the previous year, mainly high-quality attic conversions and penthouses have been recovering since the beginning of 2018. In 2017, there was a small supply overhang that has been cleared away. The percentage increase over the 12-month period fell slightly from 14 percent to 12 percent. Since the beginning of our surveys (2007), an increase in house prices in Friedrichshain by a factor of 2.7 can be quantified. The number of apartments on offer will increase slightly in 2018.
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Price segments and evolution in Friedrichshain
Infographics below: Evolution stage of the Charlottenburg housing market. Price segments and development of average square metre prices in the existing inventory.
Friedrichshain: Influx and outflux
Lichtenberg, Prenzlauer Berg, Moabit and Kreuzberg are the districts with whom the people of Friedrichshain mostly interact. While a negative balance can be measured at Lichtenberg (more relocations to Lichtenberg than arrivals from Lichtenberg), more people from Kreuzberg, Prenzlauer Berg and Moabit move to Friedrichshain than vice versa. Click on the legend to show and hide values. Move the mouse over the bars to find out the number of migrations.
Southwestern Europeans love Friedrichshain
The table below shows the movements between the member states of the European Union and Friedrichshain in 2016.
As a "still" member state of the European Union, the United Kingdom marks the head of the EU immigration to Friedrichshain in 2016, with the Italians and French completing the podium. At the same time and even though there is a positive balance at year-end 2016, in Friedrichshain we still have relatively high outward migration numbers among the top 4. Friedrichshain is an important hub for students and a young, international audience with a relatively small local bond.
Friedrichshain: Migration flows European Union 2017
|Denmark and Faroe Islands||102||61||41|
Interactive Friedrichshain Map: Age groups, green areas, duration of residence, election results
Learn more about the Berlin district of Friedrichshain. In our interactive map, click on the evaluation you are interested in. Where does my peer group live? How international is my neighbourhood? How green is Friedrichshain? If you click on Berlin 2016, you will get the information for the whole of Berlin.
The market for apartment buildings in Friedrichshain
Owners and sellers of apartment buildings in Friedrichshain can register a 429 percent value increase in 10 years. In 2017, the rise in prices for apartment buildings was comparatively low at 3% compared with previous years. The tight supply situation keeps prices at a very high level. We have registered 13 properties in portals and newspapers. Of those, 9 buildings had a living space of over 500 square metres. We exclude smaller units from our comparisons. Among these 9 apartment buildings, the average price per square metre was around EUR 3,700 (previous year: 3,600). The range was rather narrow with values between 2,800 and 4,300 compared to other districts. Compared with the previous year, the price rise for apartment buildings in Friedrichshain was three percent. The sales duration increases in parallel with the offer prices.
|Year||EUR/sqm||Offerings p.a.||+/- % previous year||10 years-index %|
Industry in Friedrichshain: the past vs. today
In 2001, the neighbor district Kreuzberg merged with Friedrichshain, which is why the district is also referred to as “Friedrichshain-Kreuzberg”.
Different characters of residential areas can be found when comparing the western and eastern quarters of the district. The western part is known for concrete slab constructions, whereas the east is characterized by historic buildings of the Wilhelminian time. Apartments in the stalinistic buildings at Karl-Marx-Allee and Frankfurter Allee are highly demanded not only thanks to the central location. The apartments in the huge condos have practicable cuts, an easy access to the public transportation system (BVG), many restaurant and cafés all around and a growing new and young community.
The Boxhagener neighborhood, which is right in the middle of Revaler Straße, Warschauer Straße and Frankfurter Allee, is quite popular among New-Berliners, students and career starters. Many bars, pubs, restaurants and clubs around Simon-Dach-Straße are tempting for locals and tourists. Also very popular: Samariterviertel and locations along Warschauer Straße. High standard Berlin real estate can be found in the quarter of Stralauer peninsula, which has shown a tremendous growth in the past years. Especially during very cold winter days the frozen bay attracts strollers and ice-skaters.
The history of Oberbaum City, which today is one of Berlin’s most popular business locations, goes all the way back to the 19th century. It started with Berlin’s first water works at Stralauer Tor in 1856. The reason why this part of the district is also called “city of lamps” (Lampenstadt) is that the German company Glasglühlicht AG (today: Osram GmbH), which produced light bulbs, bought the area. Today an emblem of the reconstruction of one of the biggest fields of industry is “Narva”, a 63m-high-rise building at Berlin Ostbahnhof. After the German reunification the production of light bulbs by the company stopped. The historical, landmarked buildings have been restored into modern office and industrial real estate, which is used by established but also young and creative companies. More than 3.500 people are employed at companies in Oberbaum City.
Oberbaum City is part of the investor’s project “Mediaspree”, which plans hotels as well as office and media buildings alongside the Spree. The project is controversial and therefore highly discussed. Some realized projects by Mediaspree are the Mercedes-Benz-Arena and the German headquarters of Universal Music.
One of Berlin’s most popular and youngest districts
The population of Friedrichshain is at 128.370 (24.500 less than Kreuzberg) with an average age of 33 years, which is 10 years below the average age in Berlin. 64,62% of all households in Friedrichshain are single households, which again indicates the low average age as well as individual ways of living. Creative crowds and the various cultural events are reasons why so many young people are interested in living here. Simon-Dach neighborhood and Warschauer Straße are almost more visited at night than during the day thanks to the many clubs and bars. Friedrichshain is also known for individual stores, cozy cafés, exotic restaurants and startups.
But Friedrichshain has far more to offer than its lively and diverse characteristics. Students who moved here years ago because of low rental prices in the past now are young professionals, moms and dads. Quarters with many children between the age of 0 – 18 years are: Hausburgviertel (20,61%), Stralauer peninsula (20,1%) and Samariterviertel (14,72%).
There is a variety of schools in Friedrichshain:
- 13 elementary schools
- 6 integrated secondary schools
- 5 high schools
- 2 schools with focus on special needs education
Many options for kids and teenagers are given thanks to Volkspark Friedrichshain (park): from recreation and sports to playgrounds. Many restaurants, cafés and sights such as the famous “Märchenbrunnen” are located at the urban park.