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 remains one of Germany's most attractive cities for property investment, combining strong economic fundamentals with a diverse range of neighborhoods suited to different buyer profiles.
We constantly update this blog post to reflect the latest market data, regulatory changes, and neighborhood trends in Düsseldorf's real estate market.
Whether you're looking for high yields, long-term appreciation, or a mix of both, understanding which Düsseldorf districts fit your goals is essential.
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.
What's the Current Real Estate Market Situation by Area in Düsseldorf?
Which areas in Düsseldorf have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Düsseldorf for property purchases are Oberkassel, Carlstadt (including adjacent Altstadt), and Kaiserswerth, where buyers consistently pay the steepest premiums in the city.
In these top-tier Düsseldorf neighborhoods, typical asking prices range from around 5,300 euros per square meter in Kaiserswerth up to approximately 6,700 euros per square meter in Oberkassel, with historic core areas like Carlstadt often commanding even higher prices for scarce stock.
Each of these premium Düsseldorf districts commands high prices for distinct reasons:
- Oberkassel: Rhine-facing location with direct views, high-income local demand, and limited new supply
- Carlstadt and Altstadt: Historic core scarcity, walkable prestige, and central cultural amenities
- Kaiserswerth: Village-like setting with top schools, green space, and family-oriented appeal
- Golzheim: Embassy-quarter feel, riverside parks, and quiet premium positioning away from nightlife
Which areas in Düsseldorf have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Düsseldorf for property buyers include Garath, Eller, Reisholz, and Hassels, all located in the southern and outer parts of the city.
In these lower-priced Düsseldorf neighborhoods, typical asking prices hover around 3,300 to 3,800 euros per square meter, which is roughly half the cost of premium central districts.
The main trade-offs in these affordable Düsseldorf areas include slower price appreciation in Garath due to lower buyer liquidity, more variance in building quality in Eller and Reisholz where older housing stock dominates, and longer commute times from Hassels to central employment hubs.
You can also read our latest analysis regarding housing prices in Düsseldorf.
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.
Which Areas in Düsseldorf Offer the Best Rental Yields?
Which neighborhoods in Düsseldorf have the highest gross rental yields in 2026?
As of early 2026, the Düsseldorf neighborhoods with the highest gross rental yields are Garath (around 4.0%), Flingern Nord (around 3.4%), and parts of Eller and Oberbilk where lower purchase prices meet steady rental demand.
Across Düsseldorf as a whole, typical gross rental yields range from roughly 2.8% in premium areas like Oberkassel up to approximately 4.0% in more affordable outer districts, with most central neighborhoods landing between 3.0% and 3.5%.
Here is why these top-yielding Düsseldorf neighborhoods deliver stronger returns:
- Garath: Low entry prices around 3,350 euros per square meter keep the denominator small while rents stay resilient
- Flingern Nord: Popular renter district with lifestyle appeal keeps vacancy low and rents firm
- Eller: Affordable stock near transit attracts steady tenant demand without premium pricing
- Oberbilk (selected pockets): Central location with lower prices boosts yield math for careful buyers
Finally, please note that we cover the rental yields in Düsseldorf here.
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Which Areas in Düsseldorf Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Düsseldorf perform best on Airbnb in 2026?
As of early 2026, the Düsseldorf neighborhoods that perform best on Airbnb include Stadtmitte, Pempelfort, Unterbilk (near MedienHafen), and the Altstadt fringe, all benefiting from business travel spikes during trade fairs and strong weekend tourism.
Top-performing Airbnb properties in these Düsseldorf neighborhoods typically generate monthly revenues ranging from 1,500 to 3,000 euros, though this varies significantly with seasonality around major Messe events and holiday periods.
Each of these Düsseldorf short-term rental hotspots outperforms for specific reasons:
- Stadtmitte: Central station access makes it ideal for business travelers needing quick connections
- Pempelfort: Close to center with cafes and parks, appealing to leisure visitors wanting calm surroundings
- Unterbilk (MedienHafen edge): Lifestyle dining and nightlife draw younger tourists and event attendees
- Altstadt fringe: Tourist core proximity without the noise complaints of the nightlife epicenter
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Düsseldorf.
Which tourist areas in Düsseldorf are becoming oversaturated with short-term rentals?
The three Düsseldorf areas showing signs of short-term rental oversaturation are Altstadt (the nightlife core), parts of Carlstadt, and MedienHafen-adjacent Unterbilk, where high visitor density meets growing neighbor complaints and regulatory scrutiny.
In these oversaturated Düsseldorf zones, the concentration of active short-term rental listings has grown notably, with Altstadt in particular showing one of the highest densities of Airbnb listings relative to residential units in the entire city.
The clearest sign of oversaturation in these Düsseldorf areas is not just listing density but the city's active enforcement under its Wohnraumschutzsatzung framework, which specifically targets misuse of residential housing for short-term letting and has resulted in fines and permit denials in these high-complaint neighborhoods.
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 Areas in Düsseldorf Are Best for Long-Term Rentals?
Which neighborhoods in Düsseldorf have the strongest demand for long-term tenants?
The Düsseldorf neighborhoods with the strongest demand for long-term tenants are Pempelfort, Flingern Nord, Unterbilk, and Derendorf, all combining good transit access with walkable daily amenities and proximity to major employers.
In these high-demand Düsseldorf rental districts, vacancy periods are typically short, with well-maintained apartments often finding tenants within two to four weeks of listing, reflecting persistent undersupply relative to tenant interest.
Different tenant profiles drive demand in each of these Düsseldorf neighborhoods:
- Pempelfort: Young professionals near hospitals, university facilities, and creative industry employers
- Flingern Nord: Lifestyle-oriented renters drawn to cafes, galleries, and inner-ring urban feel
- Unterbilk: Mixed professional crowd valuing MedienHafen proximity and restaurant scene
- Derendorf: Commuter-friendly renters prioritizing rail and tram connections over nightlife
The common thread across these popular Düsseldorf rental neighborhoods is excellent public transit, with multiple U-Bahn, tram, and S-Bahn connections allowing tenants to reach the Hauptbahnhof, airport, and major business districts within 15 to 20 minutes.
Finally, please note that we provide a very granular rental analysis in our property pack about Düsseldorf.
What are the average long-term monthly rents by neighborhood in Düsseldorf in 2026?
As of early 2026, average long-term monthly rents in Düsseldorf range from around 11.30 euros per square meter in Garath up to approximately 16 euros per square meter in Oberkassel, with most central neighborhoods falling between 13 and 15 euros per square meter.
In the most affordable Düsseldorf neighborhoods like Garath, Hassels, and parts of Eller, entry-level apartments typically rent for 10 to 12 euros per square meter, meaning a 60-square-meter flat costs roughly 600 to 720 euros monthly before utilities.
In mid-range Düsseldorf neighborhoods like Flingern Nord, Derendorf, and Bilk, typical rents sit around 12 to 14 euros per square meter, translating to roughly 720 to 840 euros monthly for a 60-square-meter apartment.
In premium Düsseldorf neighborhoods like Oberkassel, Golzheim, and Pempelfort, high-end apartments command 14 to 16 euros per square meter or more, meaning a 60-square-meter unit can cost 840 to 960 euros monthly before utilities.
You may want to check our latest analysis about the rents in Düsseldorf here.
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Which Are the Up-and-Coming Areas to Invest in Düsseldorf?
Which neighborhoods in Düsseldorf are gentrifying and attracting new investors in 2026?
As of early 2026, the Düsseldorf neighborhoods attracting the most investor attention due to gentrification trends are Flingern Nord, Derendorf, Bilk (especially near university and transit nodes), and selected pockets of Oberbilk.
These gentrifying Düsseldorf neighborhoods have seen annual price appreciation in the range of 3% to 6% over recent years, outpacing the broader city average as lifestyle amenities, new retail, and improved infrastructure draw higher-income renters and buyers.
Which areas in Düsseldorf have major infrastructure projects planned that will boost prices?
The Düsseldorf areas most likely to benefit from major infrastructure projects are Lohausen, Stockum, Unterrath, and Golzheim, all positioned along or near the new U81 metro line connecting the city center to the airport and Messe.
The key project is the Stadtbahnlinie U81, with the city targeting commissioning in the second quarter of 2026, which will dramatically improve transit times from northern districts to the airport, trade fair grounds, and central employment hubs.
Historically in Düsseldorf, areas gaining new metro or tram connections have seen price increases of 5% to 15% in the years following project completion, as improved connectivity attracts both owner-occupiers and investors seeking rental demand uplift.
You'll find our latest property market analysis about Düsseldorf here.
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.
Which Areas in Düsseldorf Should I Avoid as a Property Investor?
Which neighborhoods in Düsseldorf with lots of problems I should avoid and why?
The Düsseldorf neighborhoods where investors should exercise extra caution include certain pockets of Garath, parts of Oberbilk, Reisholz, and Hassels, not because they are universally bad but because they require strict micro-screening to avoid problem buildings and weak resale liquidity.
Here are the specific issues affecting each of these Düsseldorf areas:
- Garath (certain blocks): Aging housing stock with underfunded HOA reserves and higher maintenance risk
- Oberbilk (selected streets): Noise issues and building quality variance can differ dramatically block to block
- Reisholz: Industrial adjacency and limited retail create weaker tenant appeal for some properties
- Hassels: Thinner buyer pool makes resale slower if you need to exit quickly
For any of these Düsseldorf neighborhoods to become stronger investment options, buyers would need to see improved HOA financial health, targeted urban renewal programs, and better transit or amenity connections that attract a broader tenant and buyer base.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Düsseldorf.
Which areas in Düsseldorf have stagnant or declining property prices as of 2026?
As of early 2026, the Düsseldorf areas showing the weakest price performance tend to be outlying southern districts and properties with specific issues rather than entire neighborhoods experiencing broad decline.
While Germany's national housing market has returned to positive territory through 2025, certain Düsseldorf micro-locations have seen flat or slightly negative price movement of 0% to 2% over the past two years, particularly older buildings with deferred maintenance or weak locations within otherwise decent districts.
The underlying causes of price stagnation differ by Düsseldorf area:
- Outer Garath: Price-sensitive buyer pool heavily dependent on financing conditions and rate movements
- Peripheral Reisholz: Industrial character limits lifestyle appeal and constrains demand ceiling
- Weaker Hassels pockets: Limited amenities and longer commutes reduce tenant and buyer willingness-to-pay
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Which Areas in Düsseldorf Have the Best Long-Term Appreciation Potential?
Which areas in Düsseldorf have historically appreciated the most recently?
The Düsseldorf areas that have historically shown the strongest price appreciation over the past five to ten years include Oberkassel, Pempelfort, Unterbilk, Flingern Nord, and Golzheim, all benefiting from deep demand, constrained supply, and strong rental fundamentals.
Here is the approximate appreciation these top-performing Düsseldorf districts have achieved:
- Oberkassel: Cumulative appreciation of roughly 40% to 50% over the past decade, driven by scarcity
- Pempelfort: Annual growth averaging 3% to 5%, compounding steadily on central location appeal
- Flingern Nord: Outperformed the city average with gains of 5% to 7% annually during gentrification phase
- Unterbilk: Strong MedienHafen spillover drove appreciation of roughly 35% to 45% over ten years
The main driver behind above-average appreciation in these Düsseldorf areas is the combination of persistent rental demand, limited new construction due to land scarcity, and growing lifestyle appeal that attracts both local and international buyers.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Düsseldorf.
Which neighborhoods in Düsseldorf are expected to see price growth in coming years?
The Düsseldorf neighborhoods expected to see the strongest price growth in coming years are Unterbilk, Derendorf, the Stockum-Unterrath-Lohausen corridor (benefiting from U81), and Flingern Nord.
Here are the projected growth rates for these high-potential Düsseldorf neighborhoods:
- Unterbilk and Bilk: Expected annual growth of 3% to 5% as tenant demand remains robust
- Derendorf: Projected gains of 3% to 4% annually from development spillover and connectivity
- Stockum, Unterrath, Lohausen: Potential for 5% to 8% uplift as U81 opens in 2026
- Flingern Nord: Continued appreciation of 3% to 5% if gentrification momentum holds
The single most important catalyst expected to drive future price growth in these Düsseldorf neighborhoods is the completion of the U81 metro line, which will transform airport and Messe connectivity for northern districts while central areas benefit from continued supply constraints and strong employment growth.
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 Do Locals and Expats Really Think About Different Areas in Düsseldorf?
Which areas in Düsseldorf do local residents consider the most desirable to live?
The Düsseldorf areas that local residents consistently consider the most desirable to live are Oberkassel, Golzheim, Pempelfort, and Kaiserswerth, all commanding premium prices that reflect sustained local demand.
Here is what makes each of these Düsseldorf areas most desirable to locals:
- Oberkassel: Rhine views, elegant architecture, and a distinct "left bank" identity separate from the busier east
- Golzheim: Quiet riverside living with embassy-quarter prestige and excellent park access
- Pempelfort: Central convenience with a neighborhood feel, popular cafes, and easy transit
- Kaiserswerth: Village atmosphere with top schools and family-friendly green spaces
The typical residents in these locally-preferred Düsseldorf areas are established professionals, families with school-age children, and long-term local households who prioritize stability, quality of life, and community character over yield optimization.
Local preferences in Düsseldorf largely align with what foreign investors target for capital appreciation, though locals tend to value neighborhood feel and schools more heavily than pure rental yield calculations.
Which neighborhoods in Düsseldorf have the best reputation among expat communities?
The Düsseldorf neighborhoods with the best reputation among expat communities are Oberkassel, Kaiserswerth, Golzheim, and Pempelfort, all offering the combination of international-friendly housing, good schools, and convenient airport access that relocating professionals prioritize.
Here is why expats prefer these Düsseldorf neighborhoods over others:
- Oberkassel: International schools nearby, English-friendly services, and prestigious address appeal
- Kaiserswerth: Family-oriented with excellent schools and a safe, village-like environment
- Golzheim: Embassy proximity creates a multicultural feel with upscale housing stock
- Pempelfort: Central location with diverse dining and easy access to business districts
The typical expat profile in these popular Düsseldorf neighborhoods includes corporate transferees, embassy staff, international business executives, and families on multi-year assignments who value quality of life and are willing to pay premium rents for turnkey living.
Which areas in Düsseldorf do locals say are overhyped by foreign buyers?
The Düsseldorf areas that locals most commonly say are overhyped by foreign buyers include Altstadt-adjacent micro-locations, parts of Carlstadt, and some MedienHafen-facing Unterbilk properties where postcard appeal drives premiums that do not always translate to strong yields or livability.
Here is why locals believe these Düsseldorf areas are overvalued:
- Altstadt fringe: Nightlife noise and tourist crowds make actual living less pleasant than photos suggest
- Carlstadt (certain blocks): Historic charm comes with building constraints, high HOA costs, and STR enforcement risk
- MedienHafen edge (Unterbilk): Architectural appeal attracts premium pricing but yields often disappoint
Foreign buyers typically see iconic architecture, central location, and Instagram-worthy streetscapes in these Düsseldorf areas, while locals know that the same features come with noise, regulatory friction, and lower practical livability compared to quieter premium neighborhoods like Oberkassel or Golzheim.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Düsseldorf.
Which areas in Düsseldorf are considered boring or undesirable by residents?
The Düsseldorf areas that residents most commonly consider boring or undesirable include parts of Garath, outer Hassels, and peripheral Reisholz, where limited nightlife, fewer restaurants, and longer commutes create a less vibrant daily experience.
Here is why residents find these Düsseldorf areas less appealing:
- Garath: Suburban character with limited retail, dining, and cultural amenities compared to central districts
- Hassels: Residential-only feel with few walkable destinations and a quieter, less dynamic atmosphere
- Reisholz: Industrial adjacency and sparse amenities make it functional but not lifestyle-oriented
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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 |
|---|---|---|
| Gutachterausschuss Düsseldorf | Official city valuation committee publishing transaction-backed market statistics | We used it to anchor real market context including sales volumes and price trends. We treat it as the local ground-truth check against portal data. |
| BORIS-NRW | Official NRW land value portal run by appraisal committees | We used it to verify where land is most expensive and confirm structural price differences. We also flagged areas where land values diverge from listing trends. |
| Destatis (Federal Statistical Office) | Germany's national statistics office providing the official house price index | We used it to frame the broader German price cycle entering early 2026. We use it as the macro backdrop behind Düsseldorf's local trends. |
| Deutsche Bundesbank | Germany's central bank publishing standardized property market indicators | We used it to check price-to-rent dynamics and market heat over time. We use it as the macro valuation check behind neighborhood yield differences. |
| vdpResearch | Transaction-based index from data submitted by hundreds of German banks | We used it to validate that the German market stabilized and rose again through late 2025. We avoid overreacting to portal-driven monthly noise. |
| Immowelt | Major German property portal with consistent district-level methodology | We used it to build neighborhood-by-neighborhood price maps for buyers. We combine it with rent benchmarks to compute gross yield estimates. |
| ImmoScout24 | Germany's largest property portal with repeatable local rent benchmarks | We used it as the rent input for yield calculations and tenant demand comparisons. We treat it as new-let asking rent rather than official regulated rent. |
| City of Düsseldorf (Zweckentfremdung) | Official city rulebook for short-term letting restrictions and enforcement | We used it to set the regulatory risk baseline for Airbnb-style rentals. We factor these rules into best areas and oversaturation risk assessments. |
| City of Düsseldorf (U81 Update) | Official project timeline update directly from the municipality | We used it to identify neighborhoods benefiting from improved airport and Messe connectivity. We treat it as evidence-based infrastructure tailwind analysis. |
| AirDNA | Most widely used professional dataset for short-term rental occupancy and revenue | We used it to quantify realistic STR performance metrics rather than anecdotal claims. We cross-check it with city rules to judge regulatory friction. |
| Visit Düsseldorf | Official city tourism board with downloadable monthly arrival statistics | We used it to validate that short-term rental demand drivers are real and measurable. We use it as the demand-side check behind Airbnb performance. |
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