Microanalysis real estate market Berlin
Micro market report Zehlendorf
Zehlendorf is divided into the urban districts Dahlem, Nikolassee/ Schlachtensee, Wannsee and the name giving one Zehlendorf. Residential areas here are greened, calm and noble. Around 50 percent of the district consists of forests and water with popular destinations like Havel, small and large Wannsee, Schlachtensee and Krumme Lanke. Zehlendorf is known to be a family friendly district with a high living quality.
Zehlendorf real estate is part of the highest demanded most glamorous and expensive segments outside Berlin’s center. Europe’s largest mansion quarter starts in the northwest of the district and expands across Grunewald and Potsdam-Babelsberg.
The western urban district Wannsee is surrounded by water and trees. The representative real estate built during the Imperial Era for Berlin’s upper classes was influenced by the close recreational areas between Havel, small and large Wannsee. The mansion quarters in Wannsee are still one of Berlin’s most exclusive and expensive residential locations. The prices for undeveloped land lays around 740 EUR/sqm. Prices for properties with direct access to the water are even higher.
Real estate prices in Wannsee differ depending on their location, type and equipment. There are many different apartment types: divided upper class houses, apartments on large plots and dwellings. Large greened areas and a broad cultivation is typical for quarters in Zehlendorf. Residential areas in the south and east of the district are kept simple, whereas the western part is more noble and exclusive.
One of Zehlendorf’s glamorous parts is the former mansion colony Nikolassee. Today it consists of a mixture of old buildings, multiple dwelling units, single-family houses and mansion quarters. Elegant mansions have been built around the area of Rehwiese in the beginning of 1900. The Nazi regime intended to turn the green area into a highway (Autobahn), which was luckily prohibited by a citizens’ initiative. During World War 2 todays settlement “Marinesiedlung” was developed. Its luxurious English architecture was planned by the architect Hermann Muthesius. During the war it was the housing for admirals and important officers. After the war the settlement developed into a popular residential area with multiple dwelling units, row and twin houses for employees and officials of federal agencies. Willy Brandt was one of the famous residents here. The high living quality of today is underlined by the many greened areas between the quarters. Also home of famous residents was the neighborhood “Wagnerviertel”. Until his assassination attempt on Hitler, Claus Schenk Graf von Stauffenberg lived here.
The real estate in Zehlendorf goes from 19th century and modern cottage houses planned by famous architects over mansions for officials to cooperative settlements. The landmarked “Onkel Toms Hütte” was planned by Bruno Taut, Häring and Salvisberg towards the end of the 1920s. The architectural structure consists of apartments and single-family houses. The neighboring quarter “Fischtalsiedlung”, which was partly planned by Walter Gropius, is characterized by steep roofs, arched door and window lintels. The influence of the English garden cities led to the building of Zehlendorf’s settlement of a garden city between 1913 and 1930. Neo-classical and expressionistic elements are dominating the architecture.
The American troops were based in Zehlendorf between 1945 and 1994. The barracks, headquarters, residential arears and schools built by them had a characterizing impact on the district. Large quarters in Düppel, which were once used by the Allies, are home to many families today. Especially because of English schools like the John F. Kennedy School, many families from anglo-american countries chose to live in Zehlendorf.
Zehlendorf is also the largest base for academics in Berlin with the main university campus of “Freie Universität Berlin” in Dahlem. Almost 36.000 students are enrolled at 12 different faculties. When the East-West conflict in Berlin did not allow free lectures at the Humboldt University, which was controlled by communists, the “FU” (Freie University) was established in 1948.
Real estate market in Zehlendorf
Real estate in Zehlendorf is highly demanded. The most expensive apartments can be found in the western part of the district close to the water or in Dahlem. Prices per square meter are slightly lower in Zehlendorf’s south and east than in the western and northern parts. In this part of the district apartment complexes, which were built between the 30s and 60s, are integrated into a green, broad environment. The urban district Düppel is dominated by reconstructed buildings alongside Potsdamer Chaussee and Clauerstraße. Even though Zehlendorf’s real estate market is not dominated by the sub-segment of ownership it definitely is influenced by it. Rental prices developed quite moderate in 2016 with an average price of 10,14 EUR/sqm and 12,60 EUR/sqm for new building projects.
Evolutionary stages of the real estate market in Zehlendorf
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 Zehlendorf
Offering prices in Zehlendorf increased about 8 percent in 2016. Moderate increases of prices and an increasing apartment shortage are going hand in hand. Existing apartments were offered for an average price of 3.900 EUR/sqm in 2016.
A dynamic development of offering prices has been registered over the past years. Prices have more than doubled between 2006 and 2016 (factor 2,11). The significant increase of prices for new built apartments between 2013- 2016 will continue this way in 2017. Especially affected by this are prices for apartments between the size of 80 and 150 sqm. Dahlem's average monthly household income is slightly above EUR 5.000 at the top in Berlin, the property rate is correspondingly higher than in the "rest" of the city.
Zehlendorf connects culture, nature and the urban lifestyle and has a classical character. The high living standards and quality are highly valued by the residents here. Large forest and water areas around Schlachtensee and Krumme Lanke offer perfect places for recreation. Shopping opportunities are given with the many small stores between the train station S-Bahnhof Zehlendorf, Teltower Damm and Clayallee. Everything from clothing boutiques, small business to long-established cafés like “Café Anneliese” and restaurants can be found around this neighborhood. The movie theater “Bali-Kino”, which was one of Berlin’s leading political cinemas in the 1970s, still has a high class movie program these days.
A high cultural value is added by some of Wannsee’s real estates of the Imperial Era. These buildings are used by the pubic today. One of them is the “Liebermann-Villa”, which used to be the summer residence of the artist Max Liebermann. Paintings and documents of the artist’s life are exhibited in the reconstructed mansion. It includes a café, which offers a beautiful view over the lake Wannsee, especially during the summer. Other cultural institutions are the “Literarisches Colloquium” and the “American Academy”.
A family friendly district
Not only the many recreation areas but also the variety of very good schools is an attractive aspect for young families to move here. The high schools Droste-Hülshoff-Gymnasium and Schadow-Gymnasium both have an excellent reputation. With the elementary schools Nord-Grundschule, Süd-Grundschule and Grundschule am Rohgarten excellent building institutions for the younger residents of Zehlendorf are given.
The districts Nikolassee and Schlachtensee are mostly home to high-income households. Shopping for the daily needs can be done around Mexikoplatz and Bahnhof Schlachtensee. Medical institutions such as the evangelic hospital Hubertus at Spanische Allee are also based around here. Excellent educational institutions are the elementary school Tews-Grundschule and the high school Werner-von-Siemens-Gymnasium right next to it.