What rental yield can you expect in Berlin? (2026)

Everything in this article is based on official data, transaction records, and verified market reports from Berlin's housing authorities and major real estate research firms.

We constantly update this blog post to reflect the latest rental yield figures and 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.

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INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Berlin. If you’d like to learn more about us, you can check our presentation page.

What are the rental yields in Berlin as of 2026?

What's the average gross rental yield in Berlin as of 2026?

As of early 2026, the average gross rental yield in Berlin sits at approximately 3.3%, calculated from average asking rent of around €16 per square meter monthly divided by average condo asking price of roughly €5,700 per square meter.

Most typical residential properties in Berlin fall within a gross yield range of 2.4% to 4.8%, depending on location, property type, and building age.

Berlin's average gross yield is notably lower than smaller German cities where 4% to 5% is common, because property prices have risen faster than rents over the past decade.

The most important factor influencing gross yields in Berlin is the persistent mismatch between strong housing demand and limited new supply, keeping rents climbing while pushing purchase prices even higher.

What's the average net rental yield in Berlin as of 2026?

As of early 2026, the average net rental yield in Berlin (before mortgage and income tax) is approximately 2.4%, after deducting typical landlord costs from gross.

The typical difference between gross and net yields in Berlin is around 0.9 percentage points, reflecting high property prices and various non-recoverable costs.

The expense category that most reduces gross to net yield in Berlin is non-recoverable building costs, especially Hausgeld payments covering administration, maintenance reserves, and services that cannot be passed to tenants.

Most standard investment properties in Berlin deliver net yields of 1.6% to 3.5%, with lower yields in prime inner-city locations and higher yields achievable in outer districts.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Berlin in 2026?

A gross rental yield of 4% or higher is generally considered "good" in Berlin, clearly exceeding the citywide average of 3.3% and providing cushion above financing costs.

The threshold separating average from high-performing properties in Berlin is around 4% gross, while excellent yields of 5% or more are rare and usually require compromises on location or condition.

How much do yields vary by neighborhood in Berlin as of 2026?

As of early 2026, gross rental yields in Berlin vary by over 2 percentage points across neighborhoods, from roughly 2.3% in prime areas to nearly 4.8% in outer districts.

The highest yields typically appear in outer districts like Marzahn-Hellersdorf, Lichtenberg (Fennpfuhl, Friedrichsfelde), Spandau (Haselhorst, Wilhelmstadt), and Reinickendorf (Wittenau, Märkisches Viertel), where prices remain moderate relative to rents.

The lowest yields appear in prime locations like Mitte core (around Museumsinsel), Prenzlauer Berg, Charlottenburg-Wilmersdorf (Kurfürstendamm area), and fashionable pockets of Kreuzberg and Friedrichshain.

Yields vary so much because purchase prices in trendy central areas have been bid up by international buyers and status demand, while rents haven't kept pace with price growth.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Berlin.

How much do yields vary by property type in Berlin as of 2026?

As of early 2026, gross rental yields in Berlin range from around 2.2% for townhouses and single-family homes up to 4.5% for well-located apartments, with studios often at the higher end.

Apartments and condominiums deliver the highest average gross yield in Berlin, typically 3% to 4.5%, because purchase prices scale more favorably with achievable rents.

Townhouses and single-family houses deliver the lowest average gross yield, usually 2.2% to 3.4%, because more of their price is tied to land value that doesn't generate proportionally higher rent.

Yields differ between property types because rent per square meter doesn't increase at the same rate as purchase price when moving from compact apartments to larger houses.

By the way, you might want to read the following:

• What rental yields can you expect for an apartment in Berlin?

What's the typical vacancy rate in Berlin as of 2026?

As of early 2026, the typical residential vacancy rate in Berlin is approximately 1.1%, making it one of Germany's tightest rental markets.

Vacancy rates across Berlin neighborhoods range from 0.6% in sought-after inner districts to around 1.8% in some outer areas with larger housing company stock.

The main factor driving vacancy rates is chronic undersupply of new housing relative to strong demand from a growing population, international arrivals, and job market strength.

Berlin's vacancy rate is well below the 2% to 3% "balanced" market threshold, meaning minimal void periods for landlords but intense competition for buyers.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Berlin.

What's the rent-to-price ratio in Berlin as of 2026?

As of early 2026, the average rent-to-price ratio in Berlin is approximately 0.275% per month (or 3.3% per year), meaning monthly rent equals roughly 0.275% of purchase price.

A ratio of around 0.3% per month or higher is generally considered favorable for buy-to-let investors in Berlin; this ratio is simply another way of expressing gross rental yield.

Berlin's rent-to-price ratio is lower than many European capitals like Lisbon or Warsaw, where 0.4% to 0.5% monthly is common, reflecting Berlin's relatively high purchase prices.

We have made this infographic to give you a quick and clear snapshot of the property market in Germany. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods and micro-areas in Berlin give the best yields as of 2026?

Where are the highest-yield areas in Berlin as of 2026?

As of early 2026, the top highest-yield neighborhoods in Berlin are Marzahn-Hellersdorf, Lichtenberg (Fennpfuhl, Friedrichsfelde), and Spandau (Haselhorst, Wilhelmstadt), where purchase prices remain accessible while rents stay solid.

In these outer districts, gross rental yields typically range from 3.8% to 4.8%, significantly above Berlin's citywide average of 3.3%.

These high-yield areas share strong transit connectivity and steady renter demand from working and middle-class tenants, with prices not inflated by international investor interest.

You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Berlin.

Where are the lowest-yield areas in Berlin as of 2026?

As of early 2026, the lowest-yield neighborhoods in Berlin are Mitte core (around Museumsinsel), Prenzlauer Berg, and premium streets of Charlottenburg-Wilmersdorf near Kurfürstendamm.

In these prime areas, gross rental yields typically range from just 2.3% to 3.0%, well below the Berlin average and often below financing costs.

Yields are compressed here because purchase prices reflect status, scarcity, and international buyer demand rather than pure rental income potential.

Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Berlin.

Which areas have the lowest vacancy in Berlin as of 2026?

As of early 2026, the neighborhoods with lowest vacancy rates in Berlin are Mitte (including Prenzlauer Berg), Friedrichshain-Kreuzberg, and Charlottenburg, where strong job access and university proximity keep demand extremely high.

In these inner-city districts, vacancy rates typically hover between 0.5% and 0.8%, meaning apartments rarely sit empty for more than a few days.

The main demand driver is the concentration of employment hubs, cultural amenities, and excellent transit, attracting young professionals, students, and international arrivals.

The trade-off: the same desirability that ensures quick tenant turnover also drives purchase prices up, compressing yields below financing costs.

Which areas have the most renter demand in Berlin right now?

The top neighborhoods with strongest renter demand in Berlin are Friedrichshain-Kreuzberg, Prenzlauer Berg (Pankow district), and Neukölln (Reuterkiez, Schillerkiez areas), where listings receive dozens of inquiries within hours.

The demand is driven by young professionals aged 25 to 40 in tech, creative industries, and startups, plus international arrivals and students seeking vibrant, well-connected neighborhoods.

Rental listings in these high-demand areas typically fill within days or hours, with landlords receiving 50 to 100 applications per apartment.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Berlin.

Which upcoming projects could boost rents and rental yields in Berlin as of 2026?

As of early 2026, the top projects expected to boost rents in Berlin are Berlin TXL (former Tegel airport with Urban Tech Republic and Schumacher Quartier), Siemensstadt Square in Spandau, and Europacity near Hauptbahnhof.

The neighborhoods most likely to benefit are Reinickendorf (from Berlin TXL), Spandau and northwest Berlin (from Siemensstadt Square), and Moabit and northern Mitte (from Europacity).

Once completed, investors in nearby neighborhoods might realistically expect rent increases of 5% to 15% above baseline growth, depending on how quickly employment materializes.

You'll find our latest property market analysis about Berlin here.

What property type should I buy for renting in Berlin as of 2026?

Between studios and larger units in Berlin, which performs best in 2026?

As of early 2026, studios and one-bedroom apartments generally outperform larger units in Berlin on yield, though two to three bedroom apartments offer better occupancy stability.

Studios typically achieve gross yields of 3.5% to 4.5% (€14 to €18 per square meter monthly, $15 to $19 USD), while larger units usually yield 2.8% to 3.5% (€12 to €15 per square meter, $13 to $16 USD).

Studios outperform on yield because smaller units command higher rent per square meter, and Berlin has a large pool of singles and young professionals willing to pay premium rates for compact central housing.

Larger units might be better when targeting family renters in outer districts like Lichtenberg or Spandau, where two to three bedroom apartments face less competition and attract longer tenancies.

What property types are in most demand in Berlin as of 2026?

As of early 2026, well-located apartments with good energy performance are the most in-demand property type in Berlin, appealing to the broadest renter range.

The top three property types by demand are: one to two bedroom apartments near transit; renovated Altbau apartments with period charm; and family-sized three-room units in neighborhoods with schools.

This demand is driven by young professionals, tech workers, and international arrivals prioritizing central locations, combined with couples and young families seeking slightly larger units.

Large single-family houses and detached villas are underperforming in demand, appealing to a narrower pool with high prices that rarely translate into competitive yields.

What unit size has the best yield per m² in Berlin as of 2026?

As of early 2026, units of 25 to 45 square meters (studios and compact one-bedrooms) deliver the best gross rental yield per square meter in Berlin.

For this optimal size, annual rent reaches roughly €180 to €216 per square meter ($195 to $235 USD), compared to €144 to €168 for larger units.

Smaller units yield more per square meter because fixed features like kitchens and bathrooms take up a larger share, and tenants pay a premium for these essentials; larger units see rent per square meter decline as extra space becomes less valuable.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Berlin as of 2026?

What are typical property taxes and recurring local fees in Berlin as of 2026?

As of early 2026, annual property tax (Grundsteuer) for a typical Berlin rental apartment ranges from €300 to €800 ($325 to $870 USD), though this is often passed through to tenants via operating expenses.

Beyond property tax, condo owners must budget for Hausgeld payments typically running €2 to €4 per square meter monthly (roughly €1,200 to €2,400 yearly for 50 square meters, or $1,300 to $2,600 USD).

These taxes and fees typically represent 8% to 15% of gross rental income in Berlin, depending on whether Hausgeld components can be recovered from tenants.

By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Berlin.

What insurance, maintenance, and annual repair costs should landlords budget in Berlin right now?

Annual landlord insurance for a typical Berlin rental property runs €150 to €400 ($165 to $435 USD), with basic building insurance often included in Hausgeld for condos.

The recommended annual maintenance budget is 0.8% to 1.5% of property value, or roughly €8 to €15 per square meter yearly ($9 to $16 USD), with older Altbau buildings needing the higher end.

The expense that most catches Berlin landlords off guard is heating system replacement, especially in older buildings where outdated gas heating must be upgraded, with costs reaching €5,000 to €15,000.

Total combined annual cost for insurance, maintenance, and repairs: approximately €1,000 to €2,500 for a typical 50 to 70 square meter apartment ($1,100 to $2,700 USD), representing 5% to 12% of annual gross rent.

Which utilities do landlords typically pay, and what do they cost in Berlin right now?

In Berlin, most utilities are paid by tenants through Nebenkosten, meaning landlords usually only cover costs during vacant periods and non-recoverable service charges.

Landlord-paid utilities typically run €20 to €50 monthly ($22 to $55 USD) when occupied, but spike to €150 to €250 monthly during vacancy when all utilities become the landlord's responsibility.

What does full-service property management cost, including leasing, in Berlin as of 2026?

As of early 2026, full-service property management in Berlin typically costs 3% to 6% of monthly cold rent (€25 to €60 for €1,000 rent, or $27 to $65 USD), plus VAT.

Leasing or tenant-placement fees on top of management commonly equal one month's rent or a flat €500 to €1,500 ($545 to $1,635 USD).

What's a realistic vacancy buffer in Berlin as of 2026?

As of early 2026, Berlin landlords should set aside 1% to 2% of annual rental income as a vacancy buffer, reflecting the city's extremely tight market.

Typical vacant time is just 1 to 2 weeks per year (3 to 10 days), covering the gap between tenant move-out and new tenant move-in plus any light refresh.

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
Berlin Hyp and CBRE Housing Market Report 2025	Produced by a major German real estate lender with CBRE, using a clearly described dataset and methodology.	We used it as our main market snapshot for Berlin asking rents, prices, and vacancy. We treated it as the anchor for yield estimates.
Berlin Mietspiegel	Berlin's official rent reference framework, published by the Senate and used legally in rent contexts.	We used it to understand regulated rents versus new-letting asking rents. We used it to explain Berlin's rent gap dynamics.
Berlin.de Grundsteuer Information	Official Berlin government source for local property tax settings.	We used it to explain property tax mechanics from 2025 onward. We used it to build realistic net-yield cost models.
Deutsche Bundesbank Residential Property Prices	Germany's central bank and primary source for official housing price monitoring.	We used it as a cross-check that price direction matches official monitoring. We used it to avoid relying only on listing portals.
vdp Property Price Index	Major banking association index based on real transaction data from banks.	We used it to verify German housing market stabilization. We used it as triangulation against asking-price sources.
Gutachterausschuss Berlin Q1 2025	Official expert committee using notarized transaction data from actual sales.	We used it as a reality check that transaction prices match our assumptions. We used it to support price stabilization views.
IVD Berlin-Brandenburg Price Commentary	Long-standing German real estate professionals' association with formal price service.	We used it as secondary cross-check for Berlin price levels. We used it to bracket estimates rather than relying on one source.
BBU Berlin Vacancy Statistics 2024	Major association for housing companies publishing concrete vacancy stats for large Berlin rental stock.	We used it to pin down defensible vacancy rate ranges. We then adjusted for private landlord dynamics.
empirica Vacancy Index Methodology	Widely cited German vacancy research with clear definitions like "market-active vacancy."	We used it to define vacancy rate terminology. We used it to avoid mixing incompatible vacancy concepts.
Berlin Senate Europacity Page	Official city planning source for major inner-city development.	We used it to identify projects influencing local rents. We used it to name micro-areas with likely uplift.
Berlin Senate Siemensstadt Square Page	Berlin's official description of one of the city's largest regeneration projects.	We used it to flag pipeline changing Spandau demand. We used it to ground project references in real planning.
Tegel Projekt GmbH Schumacher Quartier Dossier	State-commissioned development company responsible for Tegel redevelopment.	We used it to cite scale of planned housing around former TXL. We used it to connect rent effects to Reinickendorf.
JLL Germany Living Market Perspective	Major global real estate research firm with consistent reporting standards.	We used it as cross-check on housing completions and supply. We used it to explain why vacancies are low.
BBSR Housing Demand Prognosis	Federal research institute under Germany's public administration.	We used it to ground demand backdrop of household growth. We used it to explain why Berlin stays structurally tight.
Finanztip Hausgeld Guide	Widely trusted German personal finance educator with evidence-based guidance.	We used it to model recurring owner costs affecting net yield. We used it to translate German HOA costs for readers.
Wohneigentum NRW Maintenance Reserve Guide	Published guidance on calculating appropriate maintenance reserves for German condominiums.	We used it to frame realistic reserve expectations. We used it to avoid inventing maintenance numbers.