Microanalysis real estate market Berlin
Micro market report Steglitz
Steglitz is located in the southwest of Berlin, between the inner districts Wilmersdorf, Schöneberg and the mansion and single-family house districts Lichterfelde and Dahlem. It is home to the good middle-class, which becomes obvious when looking at the average household net income in most neighborhoods here. Steglitz’s reputation is really good thanks to the many parks, greened areas but also excellent schools.
The architecture is diverse: social housing from the 60s, single-family houses, town mansions, Wilhelminian mansions and beautiful old buildings. Quarters located westwards of the shopping boulevard Schloßstraße are full of gorgeous old buildings. Families who are living at Paulsenstraße in single-family houses or row houses highly value the traffic calming measures around here. The neighborhood was developed at the end of the 19th century as an exclusive settlement of mansions and cottages. Sadly more than 80 percent of the buildings in Südende were destroyed during World War 2. In the 1950s the rebuilding and new development measures started and resulted in a heterogeneous residential area today. The few preserved old mansions add a charming touch to the neighborhood. A mixture of old and new buildings as well as some single-family houses characterize the area between Südende and the city highway A103. The differing architecture can also be seen in the southeast of the district: many new constructions go along with older houses with front yards.
Steglitz is highly valued as a recreation area with many parks, yards and the botanical garden. Let it be old or new building, single-family houses or multiple dwelling units or a shopping street next to a residential area: all of these factors make Steglitz the district it is today.
Real estate market in Steglitz
The good middle-class is attracted to the district, thus the net income of most households is quite high. Beautiful recreational areas and great schools make the district interesting. All residential areas, which go from medium to good, are highly demanded. As much as the years of construction of Steglitz’s real estate differ a lot, so do the prices per square meter. The prices for large apartments near Schloßstraße are higher than prices for postwar building apartments. Settled in the medium price segment are apartments from the 1930s and quarters southern of Steglitzer Damm and Albrechtstraße.
Evolution of the real estate market in Steglitz
Chart above: The three different price segments show how the price structure in the district has changed between 2007- 2017. It also describes how many apartments have been offered in each price segment. The curve represents the development of the average offering price of all apartment types and their price segment.
Real estate prices in Steglitz
The price segment in Steglitz is solid and quite in the middle. The average price per square meter for apartments in 2016 was around 3.000 EUR. Other than in 2014 and 2014, the last year was not affected by such strong movements on the markets and rise of prices. Offering prices were rising around 6 percent. Over all the buying and rental prices for all areas in Steglitz still went up during the past years. Catch-up effects are mostly over. The rising number of offered apartments and new building projects partly puts a break on the pricing pressure of old building apartments. In 2016 about 90 new built apartments were offered for an average price of 4.350 EUR/sqm.
The average living space of apartments in Steglitz-Zehlendorf is at 85 sqm, which is comparatively high for Berliner standards. New tenants had to pay around 10 EUR/sqm in 2016, which is quite high when the average living space is considered as well. In order to pay the rental prices of their Steglitz apartment, new tenants had to use up about 44 percent of their net income.
One of Berlin’s most popular shopping boulevards: Schloßstraße
The structure of Steglitz is urban and characterized by old buildings. Many stores and offices are located at and around Schloßstraße. The access to the public transportation system (BVG) is excellent everywhere around Schloßstraße and Rathaus Steglitz. On 1,4 kilometers four shopping malls and approx. 800 retailers offer almost everything the shoppers could be looking for. Every hour about 4.000 pedestrians pass the shopping street Schloßstraße. The special building “Bierpinsel” is located right in the center of Schloßstraße. Besides that cultural interested locals and visitors should stop by at the theater Schloßparktheater or the gallery Schwartzsche Villa.
Excellent schools in Lichterfelde
Evidence that the residents of Steglitz feel quite comfortable here is given with the high percentage of 46,07 of residents living in their housing unit for over 10 years (source: AfS Berlin Brandenburg). About 65,8 percent live in the same housing unit for at least 5 years.
Almost every neighborhood has its own recreation areas and shopping locations covering all the daily needs. Quiet and lively residential areas are both part of the district’s character.
Steglitz has a variety of excellent schools to offer, which is definitely valued by the many families living here. It is not surprising that the portion of children and teenagers of the total population in Steglitz is especially high around “school hotspots” like Lichterfelde West and Schweizerviertel.
Around 21,29 percent of all married couples living in Steglitz have one child, which is higher than Berlin’s average percentage of 19,28 percent. The percentage of unmarried couples having one child is at only 4,5.
The highest population of over 65 year olds lives in neighborhoods around Fichtenberg, Königsberger Straße and Komponistenviertel.