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
This guide breaks down how much apartments really cost in Berlin in 2026, from purchase prices and closing costs to monthly expenses like HOA fees and utilities.
We constantly update this blog post to give you the freshest numbers on the Berlin property market, so you can plan your budget with confidence.
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
- The gap between new-build and resale apartment prices in Berlin has widened to about 40%, meaning new construction costs nearly €3,000 more per square meter than existing apartments.
- Berlin apartments under €400,000 receive the most buyer interest in 2026, yet only outer districts like Marzahn-Hellersdorf consistently offer family-sized units at this price point.
- Closing costs in Berlin eat up roughly 9% of your purchase price when an agent is involved, with the 6% real estate transfer tax alone being the largest unavoidable expense.
- Monthly Hausgeld (HOA fees) in Berlin typically run between €210 and €315 for a 70 square meter apartment, covering building maintenance, reserves, and shared utilities.
- District price differences in Berlin are dramatic, with Mitte apartments costing up to 90% more per square meter than Marzahn-Hellersdorf apartments in the same year.
- Berlin's property tax changed in January 2025 with a new Hebesatz of 470%, though for most apartment owners this still translates to a modest €300 to €600 yearly expense.
- Treptow-Köpenick led Berlin's price growth in 2025 with a 9% increase, making it a top neighborhood for buyers seeking both affordability and appreciation potential.
- Heating is the biggest wildcard in Berlin utility budgets, potentially swinging your monthly costs by €100 or more depending on building insulation and energy system type.
How much do apartments really cost in Berlin in 2026?
What's the average and median apartment price in Berlin in 2026?
As of January 2026, the median resale apartment price in Berlin sits around €370,000 (approximately $430,000 or €370,000), while the average is slightly higher at roughly €385,000 ($447,000) due to pricier listings in central districts.
When you look at price per square meter, existing apartments in Berlin average about €5,200/m² ($6,030/m² or €5,200/m²), with the median slightly lower at €5,100/m² ($5,920/m²), while new-build apartments command around €7,800/m² ($9,050/m²).
For most standard apartments in Berlin, you can expect to pay somewhere between €280,000 and €550,000 ($325,000 to $638,000), which covers typical one to three-bedroom units in average neighborhoods outside the prime central areas.
How much is a studio apartment in Berlin in 2026?
As of January 2026, a typical resale studio apartment in Berlin costs around €168,000 ($195,000 or €168,000), while a new-build studio runs closer to €237,000 ($275,000).
Entry-level to mid-range studios in Berlin generally fall between €130,000 and €200,000 ($151,000 to $232,000), whereas high-end or luxury studios in prime neighborhoods like Mitte or Prenzlauer Berg can reach €280,000 to €350,000 ($325,000 to $406,000).
Studio apartments in Berlin typically measure around 25 to 35 square meters, with 30 square meters being the most common size you will find on the market.
How much is a one-bedroom apartment in Berlin in 2026?
As of January 2026, a typical resale one-bedroom apartment in Berlin costs around €245,000 ($284,000 or €245,000), while a new-build one-bedroom averages about €349,000 ($405,000).
Entry-level to mid-range one-bedroom apartments in Berlin range from €180,000 to €300,000 ($209,000 to $348,000), while high-end or luxury one-bedroom units in desirable areas like Charlottenburg or Friedrichshain can reach €400,000 to €500,000 ($464,000 to $580,000).
One-bedroom apartments in Berlin typically range from 40 to 55 square meters, with 45 square meters being a common size for this apartment type in the city.
How much is a two-bedroom apartment in Berlin in 2026?
As of January 2026, a typical resale two-bedroom apartment in Berlin costs around €371,000 ($430,000 or €371,000), while a new-build two-bedroom averages approximately €532,000 ($617,000).
Entry-level to mid-range two-bedroom apartments in Berlin typically range from €280,000 to €450,000 ($325,000 to $522,000), while high-end or luxury two-bedroom units in central districts can reach €600,000 to €800,000 ($696,000 to $928,000).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Berlin.
How much is a three-bedroom apartment in Berlin in 2026?
As of January 2026, a typical resale three-bedroom apartment in Berlin costs around €485,000 ($563,000 or €485,000), while a new-build three-bedroom averages about €703,000 ($816,000).
Entry-level to mid-range three-bedroom apartments in Berlin fall between €380,000 and €550,000 ($441,000 to $638,000), while high-end or luxury three-bedroom units in prestigious areas can range from €750,000 to €1,200,000 ($870,000 to $1,392,000).
Three-bedroom apartments in Berlin typically measure between 85 and 110 square meters, with 95 square meters being a common size for family-oriented units in the city.
What's the price gap between new and resale apartments in Berlin in 2026?
As of January 2026, new-build apartments in Berlin cost roughly 35% to 45% more per square meter than resale apartments, a gap that has widened over recent years due to rising construction costs and stricter energy standards.
The average price per square meter for new-build apartments in Berlin currently stands at approximately €7,800/m² ($9,050/m² or €7,800/m²), with premium new developments in central locations reaching €10,000 to €14,000/m².
Resale apartments in Berlin average around €5,200/m² ($6,030/m² or €5,200/m²), though this varies significantly by district, from about €3,200/m² in Marzahn-Hellersdorf to over €6,000/m² in Mitte.
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Can I afford to buy in Berlin in 2026?
What's the typical total budget (all-in) to buy an apartment in Berlin in 2026?
As of January 2026, a typical all-in budget to buy a standard two-bedroom apartment in Berlin is around €404,000 ($469,000 or €404,000), which includes the purchase price of about €371,000 plus approximately €33,000 in closing costs.
Beyond the purchase price, your all-in budget in Berlin should account for real estate transfer tax (6%), notary fees (1.5% to 2%), land registry fees (0.5%), and potentially an agent fee (3% to 3.5% of purchase price).
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Berlin property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Berlin.
What down payment is typical to buy in Berlin in 2026?
As of January 2026, a typical down payment for an apartment in Berlin is around €107,000 ($124,000 or €107,000) for a €371,000 property, covering both the closing costs (roughly €33,000) and a 20% equity contribution (roughly €74,000).
Most German banks require a minimum down payment covering at least the full closing costs (about 7.5% to 9% of purchase price), though some lenders may accept as little as 10% total equity for well-qualified borrowers.
To secure favorable mortgage terms and competitive interest rates in Berlin, banks typically prefer buyers to bring 20% to 30% of the purchase price as equity, on top of covering all closing costs in cash.
You can also read our latest update about mortgage and interest rates in Germany.
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.
Which neighborhoods are cheapest or priciest in Berlin in 2026?
How much does the price per m² for apartments vary by neighborhood in Berlin in 2026?
As of January 2026, the price per square meter for apartments in Berlin ranges dramatically from about €3,200/m² ($3,710/m²) in the most affordable districts to over €8,000/m² ($9,280/m²) in the priciest central neighborhoods.
The most affordable neighborhoods in Berlin for apartment buyers include Marzahn-Hellersdorf at roughly €3,200/m² ($3,710/m²), Spandau at about €3,900/m² ($4,520/m²), and Reinickendorf at approximately €4,000/m² ($4,640/m²).
The most expensive neighborhoods in Berlin include Mitte at around €6,000 to €8,000/m² ($6,960 to $9,280/m²), Charlottenburg-Wilmersdorf at €5,500 to €7,000/m² ($6,380 to $8,120/m²), and Prenzlauer Berg in Pankow at €5,500 to €6,500/m² ($6,380 to $7,540/m²).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Berlin.
What neighborhoods are best for first-time buyers on a budget in Berlin in 2026?
As of January 2026, the top three neighborhoods for first-time buyers on a budget in Berlin are Marzahn-Hellersdorf, Lichtenberg, and Spandau, all offering significantly lower entry prices than the city average.
In these budget-friendly Berlin neighborhoods, typical apartment prices range from €200,000 to €350,000 ($232,000 to $406,000) for a two-bedroom unit, compared to €450,000 or more in central districts.
These affordable Berlin neighborhoods offer good public transport connections (U-Bahn and S-Bahn lines), green spaces, family-oriented infrastructure, and large apartments at prices that fit tighter budgets.
The main trade-off of buying in these outer Berlin districts is longer commute times to the city center (30 to 45 minutes), fewer trendy cafes and nightlife options, and sometimes older building stock that may need updating.
Which neighborhoods have the fastest-rising apartment prices in Berlin in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Berlin are Treptow-Köpenick, Pankow, and Tempelhof-Schöneberg, all showing stronger growth than the city average.
These fast-appreciating Berlin neighborhoods saw year-over-year price increases of roughly 4% to 9% in 2025, with Treptow-Köpenick leading at around 9% growth while Pankow and Tempelhof-Schöneberg each rose about 4%.
The main driver behind rapid price growth in these Berlin neighborhoods is a combination of relative affordability compared to prime areas, ongoing infrastructure improvements, and strong population growth attracting buyers priced out of central districts.
You can also read our latest update about property price forecasts in Berlin.
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What extra costs will I pay on top of the apartment price in Berlin in 2026?
What are all the buyer closing costs when you buy an apartment in Berlin?
For a typical €371,000 apartment purchase in Berlin, the total buyer closing costs amount to roughly €28,000 to €33,000 ($32,500 to $38,300 or €28,000 to €33,000), depending on whether an agent is involved.
The main categories of closing costs buyers must pay in Berlin include the real estate transfer tax (Grunderwerbsteuer), notary fees (Notar), land registry fees (Grundbuch), and potentially a real estate agent fee (Makler).
The largest closing cost for buyers in Berlin is the real estate transfer tax at 6% of the purchase price, which on a €371,000 apartment equals about €22,260 and cannot be negotiated or avoided.
Among these closing costs, only the agent fee is potentially negotiable or avoidable in Berlin, as you may find properties sold directly by owners or negotiate the buyer's share of the commission.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Berlin?
As of January 2026, buyers in Berlin should budget approximately 7.5% to 9% of the purchase price for closing costs, with the higher end applying when an agent is involved in the transaction.
The realistic range covering most standard Berlin apartment transactions falls between 7.5% (direct purchase with no agent) and 9.5% (purchase with full agent commission), with most buyers landing around 8.5% to 9%.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Berlin in 2026?
What are typical HOA fees in Berlin right now?
HOA fees (called Hausgeld in Germany) are standard for all condominiums in Berlin, and as of January 2026, typical monthly Hausgeld runs between €3.00 and €4.50 per square meter, meaning a 70 square meter apartment costs roughly €210 to €315 per month ($244 to $365 or €210 to €315).
Hausgeld in Berlin ranges from about €2.50/m² per month for basic older buildings with minimal amenities to €5.00/m² or more for luxury buildings with elevators, concierge services, and extensive common areas.
What utilities should I budget monthly in Berlin right now?
As of January 2026, the estimated total monthly utility cost for a typical Berlin apartment is around €200 to €250 ($232 to $290 or €200 to €250), covering electricity, heating, and water combined.
The realistic range for monthly utilities in Berlin spans from €160 for energy-efficient smaller apartments to €300 or more for larger units with older heating systems, depending on apartment size and personal usage habits.
Typical monthly utilities in Berlin include electricity (your own contract, roughly €60 to €80), heating and hot water (building system, roughly €80 to €150), and water plus waste (often via building charges, roughly €25 to €40).
Heating is by far the most expensive utility for apartment owners in Berlin, especially in buildings using district heating or gas, and it can vary dramatically based on your building's insulation quality and the energy source.
How much is property tax on apartments in Berlin?
As of January 2026, the typical annual property tax (Grundsteuer) for an apartment in Berlin ranges from €300 to €600 ($348 to $696 or €300 to €600), though this varies based on the specific property valuation.
Berlin's property tax is calculated using the property's assessed value under the reformed system, multiplied by the city's Hebesatz (multiplier) of 470% that took effect in January 2025.
The realistic range for annual property tax in Berlin spans from under €200 for small apartments to over €1,000 for larger or more valuable properties in prime locations.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Berlin.
What's the yearly building maintenance cost in Berlin?
As of January 2026, the typical yearly building maintenance cost embedded in Berlin Hausgeld runs about €700 to €1,300 ($812 to $1,508 or €700 to €1,300) for a 70 square meter apartment, representing the reserve fund and routine upkeep portion.
The realistic range for yearly maintenance costs in Berlin varies from roughly €500 for newer buildings with modern systems to €1,800 or more for older buildings requiring frequent repairs or facing upcoming major renovations.
Building maintenance costs in Berlin typically cover the reserve fund (Instandhaltungsrücklage), routine repairs, cleaning of common areas, elevator maintenance, and eventual major projects like roof or facade work.
In Berlin condos, building maintenance costs are usually included within your monthly Hausgeld payment rather than billed separately, though large unexpected projects may trigger special assessments (Sonderumlage).
How much does home insurance cost in Berlin?
As of January 2026, the typical annual home contents insurance (Hausratversicherung) cost for an apartment in Berlin ranges from €80 to €180 ($93 to $209 or €80 to €180), depending on coverage level and insured value.
The realistic range for annual home insurance in Berlin spans from about €60 for basic coverage on a small apartment to €250 or more for comprehensive coverage on a large, well-furnished unit in a higher-risk area.
Contents insurance (Hausratversicherung) is optional but highly recommended for Berlin apartment owners, while building insurance (Gebäudeversicherung) is typically arranged by the condo association and paid through your Hausgeld.
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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 | Why it's authoritative | How we used it |
|---|---|---|
| Gutachterausschuss für Grundstückswerte in Berlin | Berlin's official property valuation committee with access to all transaction records. | We used it as our anchor for real transaction prices per square meter. We also relied on it for the new-build versus resale price gap. |
| IBB Wohnungsmarktbericht 2024 | Berlin's public development bank publishes this standard reference for housing data. | We used it to ground asking prices for condos and the split between new-build and existing units. We treated these as the prices buyers actually see when searching. |
| IBB Wohnungsmarktbericht 2024 Tabellenband | The official statistical appendix with district-level distributions and definitions. | We used it to understand how condo asking prices are distributed by district. We also used it for supporting Berlin income context. |
| vdpResearch Property Price Index | A widely cited German index built from transaction data reported by hundreds of lenders. | We used it to estimate the direction and pace of price changes from 2024 to 2026. We applied it as a trend multiplier rather than for absolute levels. |
| Destatis House Price Index | Germany's official statistics agency provides this core national benchmark. | We used it as a second check on whether prices are rising or falling in 2025. We triangulated it with vdpResearch to avoid relying on a single index. |
| Guthmann Estate Market Report 2025 | A respected Berlin real estate firm publishing detailed market analysis with district data. | We used it for the most current 2025 transaction prices and district-level growth rates. We also referenced their new-build versus existing split. |
| Service Berlin (Grunderwerbsteuer) | The official Berlin government service page for the real estate transfer tax. | We used it to confirm the 6% transfer tax rate. We applied it directly in our all-in budget calculations. |
| Berlin.de Grundsteuer Reform | The official city page describing post-reform property tax parameters from January 2025. | We used it to explain the new 470% Hebesatz and what owners should expect. We also used it to frame property tax as typically billed through Hausgeld. |
| Finanztip (Nebenkosten) | A widely used German consumer finance publisher with practical, regulation-aware guidance. | We used it to cross-check typical closing cost components and realistic ranges. We kept our math Berlin-specific using the official 6% tax rate. |
| Finanztip (Hausgeld) | A reputable consumer explainer focused on German condo ownership mechanics. | We used it to explain what Hausgeld includes and how to think about operating costs versus reserves. We combined it with Berlin-specific data. |
| BDEW Strompreisanalyse | The major German energy industry association with frequently cited electricity price analysis. | We used it to anchor realistic household electricity price levels for budgeting. We converted typical kWh usage into monthly euro ranges. |
| Berliner Wasserbetriebe Tariffs | The official utility provider for water in Berlin publishes tariff components. | We used it to ground the water price level in something verifiable. We then translated typical apartment consumption into a monthly budget line. |
| BEW Berlin District Heating | The main district heating provider explains how heating prices are adjusted. | We used it to explain why heating costs can change even if usage doesn't. We kept our budget as a range because tariffs depend on contract type. |
| VersicherungsJournal (citing GDV) | A specialized industry outlet citing official GDV market totals for insurance. | We used the cited totals to compute a simple average premium per contract as a baseline. We then adjusted for Berlin apartment realities. |
| BaFin Consumer Guidance | Germany's financial regulatory authority provides consumer financing framework. | We used it to frame cautious borrowing expectations and typical equity requirements. We aligned our down payment guidance with their recommendations. |
| Hypofriend Berlin Property Guide | A mortgage advisory platform with detailed Berlin neighborhood price breakdowns. | We used it to verify district-level price variations and current financing conditions. We cross-referenced their data with official sources. |
| Deutsche Bundesbank Property Prices | Germany's central bank compiles housing price indicators in a consistent framework. | We used it as a sanity check on the broader price cycle and post-2022 correction. We used it to support conservative projections into early 2026. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Germany. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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