Microanalysis real estate market Berlin
Housing report Neukölln
Neukölln is one of Berlin’s hotspots. The neighborhoods are populated by young, international cultural-interested people. Tourists, students and young families are attracted to the atmosphere of the district. Acting workshops, studios, poetry slam, small production sites and hip stores make Neukölln interesting and diverse. Every month new galleries and pubs open up in the neighborhood of Reuterkiez, Richardplatz and along Landwehrkanal.
Quarters around Hermannplatz and along Landwehrkanal are also known as the area of “Kreuzkölln” because they are close to the neighboring district Kreuzberg. Neukölln has the size and structures of a small town with a population of 330.000. From urban structures in the northern part of the district, to classical old building structures and mixed building structures with row houses, single and two apartment houses and a suburban atmosphere in the south. Neukölln is known for the different residential areas and is divided into Neukölln, Britz, Buckow, Rudow and Gropiusstadt.
Properties in Berlin-Neukölln
Property prices in Berlin-Neukölln have been rising massively for years. The former underdog has become one of the hottest districts. 2018 will follow-up to this development. In the first quarter of 2018, the average prices per square metre in Neukölln are just about EUR 4,100/sqm of living space. This corresponds to an increase of 9.3 percent compared to the same period last year. This means that the increase is slowing down at a high level. Not every location in Neukölln sells itself, which is also reflected in the average time it takes to market, which is currently around 12 weeks.
In particularly popular quarters, such as Schillerkiez, Richardplatz and the Kreuzköllner locations along the canal, higher prices are in demand. Overall, real estate prices in Neukölln more than doubled between 2007 and 2018. Since there is still a lot of unrenovated land, there will be good investment opportunities in the coming years, even if more and more milieu protection and redevelopment areas will have (strong) regulatory effects.
The ratio of owner-occupied apartments to rented apartments is 15 to 85 percent and typical for Berlin with around 155,000 apartments in nearly 25,700 residential buildings (source: Amt für Statistik Berlin-Brandenburg).
Properties Neukölln: Segments and prices
Infographics below: Evolution of real estate prices in Neukölln.
Interactive Neukoelln Map: Everything at a glance.
Learn more about the Berlin district of Neukölln. In our interactive map, click on the evaluation you are interested in. Where does my peer group live? How international is my neighbourhood? We green is Neukölln? If you click on Berlin 2016, you will get the information for the whole of Berlin.
Neukölln: Influx and outflux European Union 2017
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Apartment house market in Neukölln
Prices for apartment buildings in Neukölln have been rising steeply in parallel to the housing market for years now. The former underdog among Berlin's districts is not characterised by constancy; in the ten-year period, square metre prices were subject to fluctuations. After very strong increases, there followed mostly small price adjustments in relation to the previous year. In our 10-year index, Neukölln shows a rise in the price per square metre of 380 percent since 2006. In 2017, the spread will range between 1,800 and 5,400 per square meter of living space. The number of properties on the market has been declining steadily for years now, to just 18 tenements in 2017.70 percent price increases from 2016 to 2017 and an average square metre price of just under EUR 3,330/m² mark the end of a record year for Neukölln.
It is to be expected that the introduction of new environmental protection areas will have a price-driving effect on further growth.
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A mixture of well-preserved old buildings from the Wilhelminian time and apartment blocks from the 1930s characterize the north of Neukölln. Single-family houses and suburban settlements with multi-story buildings are part of the area south of the orbital railway (“Ringbahn”).
Improvement areas are Karl-Marx-Straße and Sonnenallee, which are in the northern part of the district. With more than 250.000 residents from over 160 nations the quarter is a cultural and social center (source: Senatsverwaltung für Stadtentwicklung und Wohnen). It is also the administrative center of the district. Karl-Marx-Straße is expected to develop into an attractive metropolitan area within the next 15 years.
The transformational process of the city highway turned the area between Delbrückstraße and Jahnstraße in Neu-Britz into an improvement area as well. On top of the highway tunnel a park (Carl-Weder-Park) has been developed. Besides the reconstruction of old apartment complexes the construction of new buildings is in the planning.
The architecture of Britz has everything from urban to suburban to offer. The ideal residential area is the settlement between Pintschallee, Rungius-Straße, Hannemann-Straße and Franz-Körner-Straße built in 1907. Two- and three -story high apartment complexes were built in the outer part of the settlement. In the center are row houses with backyards. Another famous settlement and even an UNSESCO World Heritage Site is the so-called “Hufeisensiedlung” (horseshoe settlement) westwards from Fritz-Reuter-Allee. It was built in 1920 accordingly to building plans of the architects Bruno Traut and Martin Wagner.
Rudow’s and Buckow’s architecture is quite similar: single- and multi- family houses as well as apartment building blocks. Many places around the residential areas are greened.
If you would like to read more about neighborhoods with single-family houses in particular, please check out our posts about the urban districts Britz, Buckow and Rudow.
Neukölln as a business location
Neukölln plays an important role as an industrial district as about 22.000 businessmen- and women are living here according to the district exchange. About 60.000 workplaces with a contribution to the social insurance are realized thanks to about 5.500 businesses. The variety of businesses is very heterogeneous and goes from innovative to smaller and middle class business as well as some big companies. The excellent water and rail links and of course the access to highway A 113 play an important role for the districts industry and businesses. Another advantage is the connection to the base for science in Adlershof and the planned airport Berlin-Brandenburg-International, which will add even more value to the district’s location.
Very different business industries have their base in Neukölln: electronic, automotive engineering, food, pharmacy and cultural and creative science. BIOTRONIK, Mondeléz International, Philipp Morris, PUK-WERKE and Viessmann are just a few of the important companies working in Neukölln.
The total industrial real estate in Neukölln is about 207 hectare large. The four largest of them are the following:
- Teltowkanal-Süd: ca. 35 hectare
- Grenzallee: ca. 140 hectare
- Northern Sonnenallee: ca. 71 hectare
- Kanalstraße: ca. 61 hectare
Retail and service companies also benefit from Neukölln’s location. Also in the district: Berlin’s second largest shopping mall “Gropius-Passagen” and Germany’s major hotel chain “Estrel Berlin” at Sonnenallee with over 1.125 rooms and suites available.
Neukölln has it all: individualism, multiculturalism and integration
The 330.000 residents of Neukölln make it one of Berlin’s highest populated districts. Not long ago many people had a negative image of the district and connected unemployment, crime and an uneducated population with migration background with it. Not so today: the district almost went trough a 180-degree transformation and turned out as a multicultural micro-metropolis. It is central, young, diverse and international.
Once unkempt and desolate neighborhoods are full of life now because of the many young artists, students, international “New-Berliners” and investors. It all started with the area between Maybachufer and Sonnenallee (Kreuzkölln) and Nord-Kiez in the area around the former airport Flughafen Tempelhof. By today many smaller quarters are booming too.
It should be noted that the positive development of Neukölln is not only a masterpiece by the young, creative residents who moved here. Since 1999 programs were used, which react to data of social structures. Working with the program resulted in 11 quarter-management areas, which are home to more than one third of the district’s population. One of the areas is located in Gropiusstadt (south) the other ones in northern Neukölln.
Another successful support program in Neukölln focuses on the integration of residents with a migration background: “Stadtteilmütter”. Since 2007 about 360 women with a migration background (mostly Turkish and Arabic) have been trained to support families in their community. Focus is put on education, language, health and upbringing of children. The goal is to have these trained women help families by motivating and sensitizing them as well as mediating between family members in order to improve the communication between parents and children.
Neukölln has a colorful palette of culture to offer. The opera of Neukölln is creative, dedicated and undogmatic. Once a year visitors get the chance to watch a musical by Peter Lund and students of the University of Arts.
The “Heimathafen Neukölln” located in the ballroom of Rixdorf is another beautiful place to visit with the architecture of a music hall, new-baroque style and elements of the Art Nouveau. On the program list of “Heimathafen Neukölln”: theater, musicals, concerts and readings. Concerts are also played at “Schloss Britz” (castle), which has been landmarked since 1971. A mirror of the castles history of 300 years is the 1,8 hectare large surrounding garden.
It will not be hard to find a place for free time, sports and recreation in Neukölln. Britzer Garten, Kölnerpark and Hasenheide are just a few of the recreation areas to spend time at.