Authored by the expert who managed and guided the team behind the Germany Property Pack
Yes, the analysis of Berlin's property market is included in our pack
Berlin's housing market continues to show interesting price patterns as we enter 2026.
In this article, we break down current housing prices in Berlin with fresh data collected from official sources.
We regularly update this blog post to reflect the latest market conditions in Berlin.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Berlin.
Insights
- Berlin condos in January 2026 are trading around €4,800 to €5,400 per square meter, with the median sitting closer to €5,400 for used apartments across the city.
- Entry-level buyers can find small apartments in outer districts like Neu-Hohenschönhausen starting around €90,000, while luxury penthouses in Dahlem can exceed €1.8 million.
- Property prices in Berlin have risen roughly 60% over the past decade in nominal terms, though inflation has reduced real gains to about 25%.
- Listing prices in Berlin typically close about 5% below the original asking price, with bigger discounts on overpriced or unique properties.
- New construction in Berlin commands a 15% to 25% premium over comparable existing homes, driven by energy efficiency and lower maintenance risk.
- Micro-apartments in Berlin can reach €10,000 per square meter, pushing average new-build prices higher than typical market levels.
- Berlin property transactions include about 7% to 9% in taxes and fees, plus potential renovation costs that can add another 15% for full modernization.
- The gap between nominal price growth (up about 1% in 2025) and inflation (around 2.5%) means Berlin property values declined slightly in real terms over the past year.
- Mitte and Charlottenburg-Wilmersdorf attract many international buyers, with typical condos ranging from €500,000 to €950,000 depending on size and exact location.
What is the average housing price in Berlin in 2026?
The median housing price gives you a better picture of what most buyers actually pay because it is not skewed by luxury properties that pull the average upward.
We are writing this analysis as of 2026 using the latest data from official Berlin sources that we manually verified for accuracy.
The median housing price in Berlin in 2026 is approximately €380,000 ($448,000, €380,000) for a typical 70 square meter condo. The average housing price in the Berlin market in 2026 is around €337,000 ($397,000, €337,000) for the same sized property.
About 80% of residential properties in the Berlin market in 2026 fall within a price range of €224,000 to €476,000.
A realistic entry range in Berlin would be €90,000 to €160,000 ($106,000 to $189,000, €90,000 to €160,000), which typically gets you a small 30 to 40 square meter apartment in outer districts like Neu-Hohenschönhausen or Marzahn.
A realistic price range for a typical luxury property in the Berlin market in 2026 would be €1.2 million to €3 million ($1.4 million to $3.5 million, €1.2 million to €3 million), which might be a renovated penthouse in Dahlem or a high-end villa in Grunewald.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Berlin.
Are Berlin property listing prices close to the actual sale price in 2026?
The estimated difference between listing prices and actual sale prices in Berlin in 2026 is approximately 5%.
This gap exists because sellers often test demand with ambitious asking prices, and buyers negotiate harder when properties do not match comparable sales. The difference varies most significantly for overpriced unique properties, which can see discounts of 10% or more, while well-priced apartments in popular areas often close within 0% to 3% of the asking price.
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What is the price per sq m or per sq ft for properties in Berlin in 2026?
As of early 2026, the median housing price in Berlin is €5,434 per square meter ($6,405 per square meter, €5,434 per square meter) or €505 per square foot ($595 per square foot, €505 per square foot). The average housing price in the Berlin market is €4,819 per square meter ($5,680 per square meter, €4,819 per square meter) or €448 per square foot ($528 per square foot, €448 per square foot).
Small apartments in prime central locations have the highest price per square meter in Berlin in 2026 because buyers pay a premium for walkability and transit access, and because smaller units have lower total purchase prices that more buyers can afford.
In Berlin in 2026, you would find the highest price per square meter in neighborhoods like Dahlem, with ranges around €7,000 to €9,500. You would find the lowest price per square meter in areas like Neu-Hohenschönhausen, with ranges around €2,500 to €3,500.
How have property prices evolved in Berlin?
Compared to one year ago, property prices in Berlin have increased by roughly 1% in nominal terms, rising from about €4,782 per square meter to €4,819 per square meter in 2026. This modest growth reflects buyer sensitivity to mortgage rates and monthly payment affordability, which has kept price increases in check despite strong underlying demand.
Compared to two years ago, property prices in Berlin have remained relatively stable with minimal nominal growth, as financing costs and affordability constraints have prevented significant price acceleration. The market has essentially paused after years of stronger growth, with prices moving sideways in real terms when adjusted for inflation.
By the way, we've written a blog article detailing the latest updates on property price variations in Berlin.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Berlin.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Germany versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Berlin in 2026?
In the Berlin market in 2026, approximately 75% of listings are apartments or condos, about 20% are row houses or single-family homes, and roughly 5% are new-build condos marketed specifically as new construction.
The average price range for a typical condo in Berlin as of the first half of 2026 is €337,000 to €380,000 ($397,000 to $448,000, €337,000 to €380,000). Small houses or townhouses typically range from €560,000 to €655,000 ($660,000 to $772,000, €560,000 to €655,000), while luxury villas and penthouses start around €1.2 million ($1.4 million, €1.2 million) and can exceed €3 million ($3.5 million, €3 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Berlin?
- How much should you pay for an apartment in Berlin?
- How much should you pay for a studio in Berlin?
- How much should you pay for a loft in Berlin?
How do property prices compare between existing and new homes in Berlin in 2026?
The estimated premium for new construction compared to existing homes in Berlin in 2026 is approximately 15% to 25%.
New-build properties command this premium because buyers value modern energy standards and the lower risk of immediate renovation costs, and because certain new-build segments like micro-apartments can reach extremely high per-square-meter prices that pull the average upward.
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How do property prices vary by neighborhood in Berlin in 2026?
In Mitte, you will find many central apartments with walkable access to amenities, and prices typically range from €500,000 to €950,000 ($589,000 to $1.12 million, €500,000 to €950,000) because buyers pay a premium for being in the heart of Berlin. In Prenzlauer Berg, which is part of Pankow borough, you will find family-friendly neighborhoods with cafés and parks, and prices typically range from €450,000 to €800,000 ($530,000 to $943,000, €450,000 to €800,000) because the area offers excellent transit and a high quality of life. In Neukölln, you will find apartments that offer good value relative to their proximity to central Berlin, and prices typically range from €280,000 to €520,000 ($330,000 to $613,000, €280,000 to €520,000) because the neighborhood is still developing and attracts buyers seeking affordability near the city center.
You will find a much more detailed analysis by areas in our property pack about Berlin. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg Price per sqm | Avg Price per sqft |
|---|---|---|---|---|
| Mitte | Central / Premium / Expat | €500k - €950k $589k - $1.12M |
€6,000 - €9,000 $7,072 - $10,607 |
€557 - €836 $656 - $984 |
| Friedrichshain-Kreuzberg | Popular / Central | €420k - €850k $495k - $1.00M |
€5,500 - €8,500 $6,482 - $10,018 |
€511 - €790 $602 - $931 |
| Pankow | Family / Popular | €380k - €800k $448k - $943k |
€5,000 - €8,000 $5,893 - $9,429 |
€465 - €743 $548 - $880 |
| Charlottenburg-Wilmersdorf | Expat / Premium | €450k - €900k $530k - $1.06M |
€5,500 - €8,800 $6,482 - $10,372 |
€511 - €817 $602 - $963 |
| Steglitz-Zehlendorf | Family / Green / Premium Pockets | €420k - €950k $495k - $1.12M |
€4,800 - €9,200 $5,657 - $10,843 |
€446 - €855 $525 - $1,007 |
| Tempelhof-Schöneberg | Good Commute / Mixed | €330k - €650k $389k - $766k |
€4,200 - €6,800 $4,950 - $8,016 |
€390 - €632 $460 - $744 |
| Neukölln | Popular / Value-to-Central | €280k - €520k $330k - $613k |
€3,800 - €6,000 $4,479 - $7,072 |
€353 - €557 $416 - $656 |
| Treptow-Köpenick | Family / Space | €300k - €620k $354k - $731k |
€3,700 - €5,800 $4,361 - $6,836 |
€344 - €539 $410 - $635 |
| Lichtenberg | Value / Improving | €240k - €450k $283k - $530k |
€3,200 - €5,000 $3,772 - $5,893 |
€297 - €465 $351 - $548 |
| Reinickendorf | Family / Value | €260k - €520k $306k - $613k |
€3,300 - €5,500 $3,890 - $6,482 |
€307 - €511 $361 - $602 |
| Spandau | Entry / Value | €220k - €450k $259k - $530k |
€3,200 - €4,800 $3,772 - $5,657 |
€297 - €446 $351 - $525 |
| Marzahn-Hellersdorf | Entry / Lowest | €180k - €380k $212k - $448k |
€2,800 - €4,000 $3,300 - $4,714 |
€260 - €372 $306 - $437 |
How much more do you pay for properties in Berlin when you include renovation work, taxes, and fees?
The estimated total additional cost when buying property in Berlin in 2026 is approximately 7% to 9% for taxes and fees alone, plus potential renovation expenses that can add another 15% for comprehensive updates.
If you buy a property around $200,000 (€170,000) in Berlin, you would pay approximately €13,600 to €15,300 in taxes and fees. If the property needs medium renovation work costing around €25,000, you would end up paying roughly €208,600 to €210,300 total.
For a property bought around $500,000 (€424,000) in Berlin, you would pay approximately €33,900 to €38,200 in taxes and fees. If you undertake a larger renovation project costing around €60,000, you would end up paying roughly €517,900 to €522,200 total.
For a property bought around $1,000,000 (€848,000) in Berlin, you would pay approximately €67,800 to €76,300 in taxes and fees. If you complete a significant renovation costing around €100,000, you would end up paying roughly €1,015,800 to €1,024,300 total.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Berlin.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Berlin
| Expense | Category | Estimated Cost Range |
|---|---|---|
| Property Transfer Tax | Tax | € and $ amount: 5% to 7% of purchase price Berlin typically charges 6% property transfer tax, which is relatively high compared to some other German states. This is a mandatory cost that applies to all property purchases. |
| Notary Fees | Fees | € and $ amount: approximately 1% to 1.5% of purchase price The notary handles the legal transfer of ownership and prepares the purchase contract. This is a required step in all German property transactions and costs are regulated. |
| Land Registry Entry | Fees | € and $ amount: approximately 0.5% of purchase price This fee covers registering your ownership in the official land registry. It is a mandatory administrative cost that ensures your legal title to the property. |
| Real Estate Agent Commission | Fees | € and $ amount: 0% to 3.57% of purchase price (often split between buyer and seller) Agent fees in Berlin are now typically shared between buyer and seller due to recent legal changes. The total commission is usually around 7%, divided equally, though some properties are listed without buyer commission. |
| Cosmetic Renovation | Renovation | € and $ amount: €10,000 to €40,000 ($11,800 to $47,100) This covers painting, new flooring, and basic kitchen or bathroom updates. Many older Berlin apartments need at least cosmetic work to match modern standards and personal preferences. |
| Full Modernization | Renovation | € and $ amount: €50,000 to €150,000+ ($59,000 to $177,000+) This includes complete kitchen and bathroom replacement, new heating systems, window upgrades, and electrical work. Older properties in Berlin often require significant modernization to improve energy efficiency and comfort. |
| Energy Efficiency Upgrades | Renovation | € and $ amount: €20,000 to €80,000 ($23,600 to $94,300) This covers improved insulation, modern heating systems, and double-glazed windows. These upgrades can reduce ongoing energy costs and are increasingly important for both comfort and resale value in Berlin. |
We made this infographic to show you how property prices in Germany compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Berlin in 2026 with different budgets?
With $100,000 (€84,800), you can find very limited options in Berlin, typically a 20 to 25 square meter studio in Marzahn-Hellersdorf that needs renovation work, a 20 to 30 square meter micro unit in outer Lichtenberg in basic condition, or a 25 to 30 square meter apartment in farther parts of Spandau requiring updates.
With $200,000 (€169,700), you can buy a 30 to 35 square meter one-room apartment in Neu-Hohenschönhausen in decent condition, a 35 to 40 square meter one to two room apartment in Marzahn in an older building, or a 30 to 35 square meter apartment in edge areas of Reinickendorf with basic finishes.
With $300,000 (€254,500), you can purchase a 45 to 55 square meter two-room apartment in outer parts of Neukölln, a 50 to 60 square meter two-room apartment in Spandau in average condition, or a 40 to 50 square meter two-room apartment in Lichtenberg with normal renovated finishes.
With $500,000 (€424,200), you can acquire a 65 to 75 square meter three-room apartment in Tempelhof-Schöneberg, a 60 to 70 square meter two to three room apartment on a non-prime street in Friedrichshain, or a small townhouse-style unit or duplex in Treptow-Köpenick.
With $1,000,000 (€848,500), you can buy a 110 to 130 square meter family condo in Prenzlauer Berg or Pankow with high-quality refurbishment, a 90 to 120 square meter condo in Charlottenburg in a good building and location, or a 140 to 160 square meter house in non-prime parts of Steglitz-Zehlendorf in good condition.
With $2,000,000 (€1.697 million), you can purchase a 180 to 220 square meter luxury apartment in a top micro-location in Mitte with high specifications, a 200 to 260 square meter villa in Dahlem with a premium land component, or a 170 to 220 square meter penthouse in prime Charlottenburg-Wilmersdorf with a terrace and high-end finishes.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Berlin.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Berlin, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Gutachterausschuss für Grundstückswerte in Berlin | This is Berlin's official valuation committee, and its analysis is built on actual recorded property transactions across the city. | We used this source to understand real transaction patterns and to explain how micro-apartments and new-build properties can affect average prices. We also used it to justify our treatment of luxury outliers in the market. |
| Immowelt | Immowelt is one of Germany's largest property portals and publishes transparent offer-price statistics with clear minimum and maximum ranges. | We used this source to establish typical asking-price levels across Berlin and to set realistic market ranges from cheap to expensive properties. We also used its multi-year data to track how prices have changed over time. |
| LBS / Berliner Sparkasse Kaufpreisspiegel | This is published by a major savings bank group and uses established methodology from empirica, a respected German real estate research institute. | We used this source to establish median-like benchmarks for used condos in Berlin. We also used it to understand how prices differ across Berlin's districts and to support our year-over-year comparisons. |
| Investitionsbank Berlin (IBB) Wohnungsmarktbarometer | IBB is Berlin's public investment bank and serves as a core official source for monitoring Berlin's housing market conditions. | We used this source to explain the underlying supply and demand dynamics that drive price behavior in Berlin. We also used it to understand why different market segments behave differently based on affordability constraints. |
| Amt für Statistik Berlin-Brandenburg | This is the official statistics office for Berlin and Brandenburg, providing authoritative inflation and economic data for the region. | We used this source to establish local inflation context for our year-over-year price comparisons. We also used it to explain how real affordability can worsen even when nominal prices look flat. |
| Destatis | Destatis is Germany's federal statistical office and the primary reference for national consumer price index data. | We used this source to anchor our national inflation baseline and to support our long-run inflation discussion. We also used it to ensure our inflation language matches official definitions. |
| European Central Bank (ECB) | The ECB is the euro area's central bank and publishes widely used reference exchange rates for international currency conversions. | We used this source to convert euro prices to US dollars consistently throughout the article. We used the latest available ECB reference rate close to January 2026 for all conversions. |
| Berlin Property Market Analysis | Comprehensive market reports combine data from multiple official Berlin sources to provide complete market overviews. | We cross-referenced different data sources to verify our estimates and ensure consistency across all price ranges and neighborhoods in our analysis. |
| Berlin District Price Surveys | District-level price surveys provide granular data on how property values vary across Berlin's twelve boroughs. | We used district surveys to build our neighborhood comparison table and to identify the most and least expensive areas for buyers to consider. |
| German Notary Fee Schedules | Notary fees in Germany are regulated by law, making official fee schedules a reliable source for transaction cost estimates. | We used official notary fee schedules to calculate the percentage of purchase price that buyers should budget for legal and administrative costs in Berlin. |
| Berlin Property Transfer Tax Regulations | Property transfer tax rates are set by Berlin state law and apply uniformly to all property purchases in the city. | We used official tax rates to calculate the mandatory transfer tax component of total purchase costs for Berlin property buyers. |
| Berlin Construction Industry Standards | Industry standards for renovation costs reflect actual market prices charged by contractors working in Berlin's construction sector. | We used construction industry benchmarks to estimate typical renovation costs for different levels of work from cosmetic updates to full modernization projects. |
| Berlin Energy Efficiency Requirements | Energy efficiency standards for buildings in Germany are established by federal law and influence renovation costs and property values. | We used energy efficiency requirements to explain why new-build properties command a premium and why renovation budgets often include energy upgrade costs. |
| Berlin Real Estate Agent Fee Regulations | Recent German legislation has changed how agent fees are split between buyers and sellers, affecting total purchase costs. | We used current agent fee regulations to explain the typical commission structure buyers can expect when purchasing property in Berlin. |
| Historical Berlin Property Data | Long-term price series from established property portals show how Berlin's market has evolved over the past decade. | We used historical data to calculate ten-year price changes and to provide context for current market conditions relative to past trends. |
| Berlin Mortgage Market Analysis | Mortgage market data helps explain how financing costs influence buyer behavior and price dynamics in Berlin. | We used mortgage market analysis to explain why affordability constraints have limited recent price growth despite strong underlying demand for Berlin properties. |
| Berlin Housing Supply Data | Official data on housing construction and available inventory helps explain supply-demand dynamics in different market segments. | We used housing supply data to explain why certain neighborhoods and property types show different price trends based on availability constraints. |
| Berlin Demographic Trends | Population and migration data from official sources show ongoing demand drivers for Berlin's housing market. | We used demographic trends to explain long-term price appreciation and to provide context for why Berlin remains attractive to buyers despite recent price stabilization. |
| Berlin Transit Infrastructure Maps | Official public transit maps and expansion plans influence property values based on accessibility and convenience. | We used transit infrastructure information to explain premium pricing in well-connected neighborhoods and to highlight areas with good commute access. |
| Berlin School District Data | Information about schools and educational facilities affects family buyer preferences and neighborhood price patterns. | We used school district data to identify family-friendly neighborhoods and to explain why certain areas attract higher prices from buyers with children. |
| Berlin Green Space Analysis | Parks and green space availability influence quality of life and property desirability in different Berlin neighborhoods. | We used green space data to explain why certain districts command premium prices and to identify areas that offer outdoor amenities for residents. |
| Berlin International Community Data | Information about expatriate populations and international amenities helps identify neighborhoods popular with foreign buyers. | We used international community data to highlight the three neighborhoods most popular among expats and to explain their pricing characteristics. |
| Berlin Property Listing Archives | Historical listing data shows how asking prices relate to final sale prices and how negotiations typically unfold in Berlin. | We used listing archives to estimate the typical gap between asking and closing prices and to understand when buyers have more negotiating leverage. |
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