Authored by the expert who managed and guided the team behind the Germany Property Pack
Yes, the analysis of Düsseldorf's property market is included in our pack
Düsseldorf is one of Germany's most sought-after rental markets, and understanding what yields you can realistically expect here is essential before buying.
In this guide, we break down gross and net rental yields, explain how they vary by neighborhood and property type, and show you which costs will eat into your returns.
We constantly update this blog post to reflect the latest data and market conditions in Düsseldorf.
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 Düsseldorf.
Insights
- Düsseldorf's average gross rental yield sits around 3.2% in early 2026, which is lower than many German cities because purchase prices here are significantly higher relative to achievable rents.
- The gap between gross and net yield in Düsseldorf is roughly 1.1 percentage points, mainly due to property tax, management fees, and maintenance reserves that landlords cannot pass to tenants.
- Neighborhoods like Garath, Holthausen, and Oberbilk offer gross yields between 3.6% and 4.3%, while premium areas like Oberkassel and Carlstadt compress yields to just 2.4% to 3.0%.
- Studios and one-bedroom apartments in Düsseldorf typically yield 3.4% to 4.2% gross, outperforming larger family homes that often struggle to reach 2.7%.
- Düsseldorf's residential vacancy rate is around 1.2%, one of the lowest in Germany, but landlords should still budget 4% to 5% of annual rent for turnover gaps and minor repairs.
- Property management in Düsseldorf costs roughly €30 to €42 per unit per month for basic services, plus a separate leasing fee each time you find a new tenant.
- The upcoming U81 metro line, expected to open in mid-2026, could boost rents in Stockum, Unterrath, and Lohausen by improving airport connectivity.
- Compact units between 25 and 55 square meters deliver the best yield per square meter in Düsseldorf because renters accept higher prices per square meter for smaller, well-located apartments.
What are the rental yields in Düsseldorf as of 2026?
What's the average gross rental yield in Düsseldorf as of 2026?
As of early 2026, the average gross rental yield for residential property in Düsseldorf is approximately 3.2%, which means landlords typically collect about €3,200 in annual rent for every €100,000 of property value.
Most residential properties in Düsseldorf fall within a gross yield range of 2.4% to 4.3%, depending on whether you buy in a premium neighborhood or a more affordable district.
Compared to the German national average for major cities, Düsseldorf's yields are on the lower end because it is a high-demand, high-price market where purchase prices have outpaced rent growth.
The single biggest factor shaping gross yields in Düsseldorf right now is the wide variation in purchase prices across neighborhoods, since rents vary much less than prices do between premium and value areas.
What's the average net rental yield in Düsseldorf as of 2026?
As of early 2026, the average net rental yield in Düsseldorf is around 2.1%, which is what remains after deducting recurring costs like property tax, management, maintenance, and vacancy.
The typical gap between gross and net yield in Düsseldorf is about 1.1 percentage points, meaning roughly a third of your gross income goes toward unavoidable ownership costs.
The expense that cuts into Düsseldorf landlords' returns the most is property management combined with maintenance reserves, especially for older buildings where upkeep costs run higher.
Net yields for standard investment properties in Düsseldorf generally range from 1.4% to 3.1%, with the lower end reflecting premium-priced areas and the higher end found in more affordable districts with steady tenant demand.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Düsseldorf.
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 Düsseldorf in 2026?
In Düsseldorf's high-priced market, a gross rental yield of 3.6% or higher is generally considered "good" by local investors, since the citywide average hovers around 3.2%.
The threshold that separates average-performing properties from high-performing ones in Düsseldorf is roughly 4.0% gross yield, though reaching this level usually means buying in a less central location or finding a value-add opportunity.
How much do yields vary by neighborhood in Düsseldorf as of 2026?
As of early 2026, the spread in gross rental yields between Düsseldorf's highest-yield and lowest-yield neighborhoods is roughly 1.5 to 2.0 percentage points, which is a substantial difference for investors.
The neighborhoods that typically deliver the highest rental yields in Düsseldorf are more affordable districts with steady renter demand, such as Garath, Holthausen, Reisholz, Eller, Oberbilk, and Rath, where gross yields can reach 3.6% to 4.3%.
On the other end, the lowest yields in Düsseldorf appear in premium neighborhoods like Oberkassel, Carlstadt, Golzheim, and Kaiserswerth, where gross yields often compress to just 2.4% to 3.0%.
The main reason yields vary so much across Düsseldorf neighborhoods is that purchase prices in prestige areas rise much faster than the rents tenants can actually afford to pay, which mechanically compresses yields.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Düsseldorf.
How much do yields vary by property type in Düsseldorf as of 2026?
As of early 2026, gross rental yields in Düsseldorf range from about 1.8% for detached houses up to 4.2% for studios and one-bedroom apartments, showing a clear advantage for smaller units.
The property type that currently delivers the highest average gross rental yield in Düsseldorf is studios and one-bedroom apartments, which typically achieve 3.4% to 4.2% because renters accept higher prices per square meter for compact, well-located units.
Detached houses and villa-style homes in Düsseldorf deliver the lowest gross yields, generally ranging from 1.8% to 2.7%, because their purchase prices are very high relative to achievable rental income.
The key reason yields differ so much between property types in Düsseldorf is that family homes command premium purchase prices, but rents for these properties do not scale proportionally since tenant budgets have limits.
By the way, you might want to read the following:
What's the typical vacancy rate in Düsseldorf as of 2026?
As of early 2026, the average residential vacancy rate in Düsseldorf is approximately 1.2%, which puts it among the tightest rental markets in Germany.
Across different neighborhoods in Düsseldorf, vacancy rates remain consistently low, generally ranging from under 1% in the most central districts to around 2% in peripheral areas.
The main factor keeping vacancy rates low in Düsseldorf is strong and sustained demand from professionals, relocations, and students, combined with limited new housing supply relative to population growth.
Compared to the German national average of about 2.2%, Düsseldorf's vacancy rate is significantly lower, reflecting its status as one of the country's most in-demand big-city rental markets.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Düsseldorf.
What's the rent-to-price ratio in Düsseldorf as of 2026?
As of early 2026, the average rent-to-price ratio in Düsseldorf is approximately 0.27% per month, which translates to roughly 3.2% on an annual basis and represents the gross yield before any costs.
For buy-to-let investors in Düsseldorf, a monthly rent-to-price ratio of 0.30% or higher (around 3.6% annually) is generally considered favorable, since this is directly equivalent to the gross rental yield and indicates better income relative to purchase price.
Compared to other major German cities, Düsseldorf's rent-to-price ratio is relatively low, similar to Munich and Frankfurt, because strong buyer demand has pushed property prices higher without proportional rent increases.
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 Düsseldorf give the best yields as of 2026?
Where are the highest-yield areas in Düsseldorf as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Düsseldorf are Garath, Oberbilk, and Eller, where purchase prices remain accessible while rental demand stays solid thanks to good transit links and working-class populations.
In these top-performing areas, gross rental yields typically range from 3.6% to 4.3%, with Garath and Holthausen at the higher end and Oberbilk and Eller slightly below due to recent price increases.
The main characteristic these high-yield areas share is relatively low entry prices combined with resilient tenant demand, often from essential workers, students, or families who need affordable housing near employment centers.
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 Düsseldorf.
Where are the lowest-yield areas in Düsseldorf as of 2026?
As of early 2026, the three lowest-yield neighborhoods in Düsseldorf are Oberkassel, Carlstadt, and Golzheim, where prestige locations and waterfront appeal push purchase prices far above what rents can justify.
In these low-yield areas, gross rental yields typically range from just 2.4% to 3.0%, with Oberkassel often at the very bottom due to its reputation as Düsseldorf's most desirable residential address.
The main reason yields are compressed in these Düsseldorf neighborhoods is that buyers pay a significant premium for lifestyle, status, and location quality, but tenants cannot afford rents that would match these elevated prices.
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 Düsseldorf.
Which areas have the lowest vacancy in Düsseldorf as of 2026?
As of early 2026, the three neighborhoods with the lowest residential vacancy rates in Düsseldorf are Pempelfort, Bilk, and Friedrichstadt, where central locations and excellent transit ensure apartments rarely sit empty for long.
In these low-vacancy areas, vacancy rates hover around 0.5% to 1.0%, meaning available units get snapped up almost immediately by renters.
The main demand driver keeping vacancy low in these Düsseldorf neighborhoods is their proximity to jobs, universities, hospitals, and the main train station, which creates a constant stream of professionals and students looking for housing.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices are higher, which compresses yields, so you gain rental security but sacrifice some income return.
Which areas have the most renter demand in Düsseldorf right now?
The three neighborhoods currently experiencing the strongest renter demand in Düsseldorf are Bilk, Pempelfort, and Flingern Nord, where lifestyle appeal, central location, and transit access create intense competition for available units.
The renter profile driving most of the demand in these areas is young professionals, couples, and students aged 25 to 40 who prioritize walkability, nightlife, and short commutes over space.
In these high-demand Düsseldorf neighborhoods, rental listings typically get filled within one to two weeks, and landlords often receive multiple applications within days of posting.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Düsseldorf.
Which upcoming projects could boost rents and rental yields in Düsseldorf as of 2026?
As of early 2026, the three most significant projects expected to boost rents in Düsseldorf are the U81 metro extension to the airport, the EUREF-Campus innovation hub near the airport, and the continued development of Le Quartier Central in the Derendorf area.
The neighborhoods most likely to benefit from these projects are Stockum, Unterrath, and Lohausen for the U81 line, plus Derendorf and parts of Pempelfort for the Le Quartier Central development.
Once these projects are completed, investors might realistically expect rent increases of 5% to 10% in directly affected micro-locations, as improved connectivity and new employment centers attract more tenants willing to pay premium rents.
You'll find our latest property market analysis about Düsseldorf here.
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What property type should I buy for renting in Düsseldorf as of 2026?
Between studios and larger units in Düsseldorf, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments are the better-performing unit type in Düsseldorf, delivering both higher rental yields and faster occupancy compared to larger units.
Studios in Düsseldorf typically achieve gross rental yields of 3.4% to 4.2% (roughly €11 to €15 per square meter in rent, or about $12 to $16 USD and €11 to €15 EUR), while larger two-to-three bedroom apartments yield 2.9% to 3.6%.
The main factor explaining this difference is that Düsseldorf has strong demand from singles, young professionals, and corporate relocations, all of whom prioritize location over space and accept higher per-square-meter rents.
However, larger units can be the better investment choice if you target families in transit-connected suburbs like Wersten or Bilk, where tenant turnover is lower and long-term leases provide more stable income.
What property types are in most demand in Düsseldorf as of 2026?
As of early 2026, the most in-demand property type in Düsseldorf is the one-to-two bedroom apartment in a well-connected central or semi-central location, which attracts the broadest pool of tenants.
The top three property types ranked by current tenant demand in Düsseldorf are: first, compact one-to-two bedroom apartments; second, energy-efficient units with low running costs; and third, two-to-three bedroom family apartments near schools and transit.
The primary demographic trend driving this demand pattern is the growth of single-person and two-person households in Düsseldorf, combined with rising energy costs that make efficient buildings more attractive to cost-conscious renters.
One property type that is currently underperforming in demand and likely to remain so is the large detached house for rent, since few Düsseldorf tenants can afford the high rents required, and most families who can afford it prefer to buy instead.
What unit size has the best yield per m² in Düsseldorf as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Düsseldorf is 25 to 55 square meters, which covers studios and compact one-bedroom apartments.
For this optimal unit size in Düsseldorf, landlords typically achieve rents of €13 to €17 per square meter per month (approximately $14 to $18 USD), translating to gross yields of 3.4% to 4.2%.
The main reason smaller units outperform is that Düsseldorf renters accept significantly higher per-square-meter rents for well-located compact apartments, while larger units face tenant budget constraints that cap achievable rents.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Düsseldorf.
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 Düsseldorf as of 2026?
What are typical property taxes and recurring local fees in Düsseldorf as of 2026?
As of early 2026, the annual property tax (Grundsteuer) for a typical rental apartment in Düsseldorf ranges from roughly €300 to €800 (approximately $320 to $860 USD), depending on the property's assessed value and the city's current multiplier rate.
Beyond property tax, Düsseldorf landlords must also budget for recurring local fees including waste collection, street cleaning levies, and building insurance contributions, which together add roughly €200 to €500 (about $215 to $540 USD) per year for a standard apartment.
These taxes and fees typically represent about 5% to 10% of gross rental income in Düsseldorf, which is a meaningful drag on your net yield that many first-time investors underestimate.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Düsseldorf.
What insurance, maintenance, and annual repair costs should landlords budget in Düsseldorf right now?
For a typical rental property in Düsseldorf, annual landlord insurance (building insurance) costs roughly €150 to €400 (approximately $160 to $430 USD), with older buildings at the higher end due to greater risk exposure.
The recommended annual maintenance and repair budget in Düsseldorf is about 0.8% to 1.2% of property value, which for a €250,000 apartment means setting aside €2,000 to €3,000 (roughly $2,150 to $3,230 USD) per year.
The repair expense that most commonly catches Düsseldorf landlords off guard is heating system failures or upgrades, especially in older buildings where aging boilers or the push toward energy efficiency can require sudden investments of €3,000 to €10,000.
In total, landlords in Düsseldorf should realistically budget €2,500 to €4,000 per year (approximately $2,700 to $4,300 USD) for insurance, maintenance, and repairs combined, treating this as a non-negotiable cost line in their yield calculations.
Which utilities do landlords typically pay, and what do they cost in Düsseldorf right now?
In Düsseldorf, landlords typically pay for common-area electricity, building insurance, property tax, and owner-only portions of the HOA fees, while tenants directly cover their own electricity, internet, and most heating and water costs through the Nebenkosten system.
For the utilities landlords do cover, the estimated monthly cost is roughly €30 to €80 (approximately $32 to $86 USD) per unit, depending on building size and whether certain costs like common-area cleaning are included in the HOA or paid separately.
What does full-service property management cost, including leasing, in Düsseldorf as of 2026?
As of early 2026, full-service property management in Düsseldorf typically costs between €30 and €42 per unit per month (approximately $32 to $45 USD), which covers rent collection, tenant communication, and routine coordination with service providers.
On top of ongoing management, the typical leasing or tenant-placement fee in Düsseldorf ranges from one to two months' rent, which is a one-time cost you pay each time you need to find a new tenant.
What's a realistic vacancy buffer in Düsseldorf as of 2026?
As of early 2026, landlords in Düsseldorf should set aside approximately 4% to 5% of annual rental income as a vacancy buffer, even though the market is tight, because tenant turnover and minor refurbishments between tenants still create income gaps.
In practical terms, this means Düsseldorf landlords typically experience about two to three weeks of vacancy per year when averaged over time, covering the period between tenants moving out and new leases starting.
Buying real estate in Düsseldorf can be risky
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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 Düsseldorf, 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 |
|---|---|---|
| City of Düsseldorf - Mietpreisangelegenheiten | This is the official city page explaining the local rent table and how landlords and tenants should use it. | We used it to confirm the legal framework for Düsseldorf rents and anchor our rent estimates to official guidance rather than portal hype. |
| Düsseldorf Mietspiegel Documentation | This is the official methodology document behind Düsseldorf's rent table, used in practice by tenants, landlords, and courts. | We used it to understand how rents differ by building age, quality, and location, and to anchor our typical rent figures. |
| Gutachterausschuss Düsseldorf - Market Report 2025 | This is the official transaction-based real estate market report used by valuers, banks, and courts in Düsseldorf. | We used it for Düsseldorf-specific yield expectations and to validate that our gross yield estimates match official valuation models. |
| City of Düsseldorf - Grundsteuer Update | This is the official city statement on property tax rates, which directly affects landlord costs. | We used it to estimate annual property tax drag on net yield and explain why net yields are meaningfully lower than gross yields. |
| CBRE-empirica Leerstandsindex 2025 | This is one of Germany's best-known vacancy datasets with transparent methodology and broad coverage. | We used it to benchmark typical vacancy for German big cities and then map Düsseldorf into that band for our vacancy buffer estimates. |
| vdpResearch - Immobilienpreisindex Q3 2025 | This is a major German property index built from actual bank transaction data and used in formal monitoring. | We used it to sanity-check that our Düsseldorf price assumptions match the broader Germany big-city direction in 2025-2026. |
| vdp - Verband Deutscher Pfandbriefbanken | This documents the methodology behind transaction-backed indices used in German property monitoring. | We used it as a credibility check to ensure our price and rent story is consistent with transaction-based data, not just portal listings. |
| Destatis - Federal Statistical Office | This is Germany's official statistics office, and it explicitly includes Düsseldorf in its big-city price analysis. | We used it to validate that Düsseldorf belongs to the large-city price dynamics we assume for early 2026. |
| Colliers - Residential Investment Düsseldorf | Colliers is a major global brokerage and research firm, and this report is transparent about rent and price ranges by location quality. | We used it for Düsseldorf-specific rent ranges and investment factors by location band, then translated those into neighborhood-level yield examples. |
| ImmoScout24 Atlas - Düsseldorf | ImmoScout24 is Germany's largest property portal with a consistent methodology for asking-price snapshots. | We used it as one market asking-price reference point, then cross-checked against transaction-based sources to avoid portal noise. |
| Engel & Völkers - Düsseldorf | Engel & Völkers is a long-standing real estate firm that publishes city snapshots with clear timestamps. | We used it as an asking-rent reference to complement the Mietspiegel, which reflects existing contracts rather than new listings. |
| Finanzverwaltung NRW - Grunderwerbsteuer | This is the official NRW tax authority explaining the transfer tax and its rate context. | We used it to explain entry costs that affect real-life returns, keeping it separate from annual net yield but noting it matters for investor math. |
| IVD - Verwalterentgeltstudie 2024/2025 | IVD is Germany's major real estate association, and this study summarizes actual management fee ranges from recent contracts. | We used it to estimate realistic professional management fees and translated the per-unit monthly costs into annual yield haircuts. |
| GDV - German Insurance Association | GDV is the main German insurance industry body, and they explain how building insurance premiums are indexed to construction costs. | We used it to explain why insurance costs creep up over time and to set realistic insurance budgets for Düsseldorf landlords. |
| City of Düsseldorf - U81 Metro Update | This is the official city press release on the U81 metro construction timeline. | We used it to identify which neighborhoods will benefit from improved airport connectivity and when investors might see rent increases. |
| City of Düsseldorf - EUREF-Campus | This is the official city announcement about the EUREF innovation campus development near the airport. | We used it to explain how new employment clusters can boost rental demand in nearby areas like Lohausen and Stockum. |
| City of Düsseldorf - Le Quartier Central | This is the official city planning page for the Worringer/Gerresheimer Straße development area. | We used it to identify how continued build-out in Derendorf and Pempelfort tends to lift rents in adjacent micro-locations over time. |
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