Authored by the expert who managed and guided the team behind the Germany Property Pack
Everything you need to know before buying real estate is included in our Germany Property Pack
This guide covers the current housing prices in Germany as of the first half of 2026, with all the key numbers you need to understand the market.
We constantly update this blog post to reflect the latest available data from official German sources.
Whether you're buying your first home or investing in German real estate, you'll find clear and practical price information below.
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 Germany.
Insights
- Germany housing prices in 2026 are up about 3% to 4% compared to last year, marking the fourth straight quarter of growth after the 2023 correction.
- Munich remains by far the most expensive German city, with average asking prices reaching 11,400 euros per square meter in central neighborhoods like Maxvorstadt.
- New-build properties in Germany cost 15% to 30% more per square meter than existing homes, mainly because of stricter energy standards and high construction costs.
- The gap between listing prices and actual sale prices in Germany typically ranges from 3% to 8%, as buyers often negotiate down after inspections or energy assessments.
- About 55% of all residential listings in Germany are apartments, while single-family houses make up around 25% of the market.
- Berlin's Prenzlauer Berg neighborhood attracts many expats and commands prices between 4,800 and 6,500 euros per square meter for its renovated Altbau apartments.
- Property transfer tax in Germany varies significantly by state, ranging from 3.5% in Bavaria to 6.5% in states like North Rhine-Westphalia.
- For 200,000 dollars (about 170,000 euros), you can find a 2-room apartment of 55 to 65 square meters in cities like Leipzig or Duisburg.
- Germany's housing market is essentially two markets: expensive metros like Munich and Hamburg versus a large, more affordable non-metro Germany where prices can be 60% lower.
- Adding taxes, notary fees, and broker commissions typically increases your total buying cost in Germany by 10% to 18% on top of the purchase price.
What is the average housing price in Germany in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed upward by a few very expensive luxury homes.
We are writing this as of the first half of 2026 using the latest data from official sources like Destatis and the Bundesbank, which we manually verified for accuracy.
The estimated median home price in Germany in 2026 is around 260,000 euros (about 306,000 dollars or 260,000 euros), while the average home price sits higher at approximately 320,000 euros (about 377,000 dollars or 320,000 euros). This gap exists because larger homes and prime city properties pull the average upward.
About 80% of residential properties on the German market in 2026 fall within a price range of 150,000 to 550,000 euros (roughly 177,000 to 648,000 dollars).
A realistic entry-level budget in Germany in 2026 would be 80,000 to 160,000 euros (about 94,000 to 189,000 dollars), which could get you an existing 1 to 2 room apartment of 35 to 55 square meters in a lower-cost city like Chemnitz or parts of the Ruhr area.
Luxury properties in Germany in 2026 typically start around 1.5 million euros and can exceed 6 million euros (roughly 1.8 to 7.1 million dollars), and at this level you would find a fully renovated 140 to 250 square meter penthouse or townhouse in central Munich, prime Hamburg waterfront, or top Berlin Altbau locations.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Germany.
Are Germany property listing prices close to the actual sale price in 2026?
In Germany in 2026, closed sale prices are typically 3% to 8% below the listed asking prices.
This discount happens because many German sellers test the market with optimistic prices after the 2022-2023 correction, and buyers often negotiate down after inspections reveal energy efficiency issues or needed repairs. The gap is usually smaller for unique luxury properties in prime locations where supply is very limited, and those can sometimes sell at or above asking price.
Get fresh and reliable information about the market in Germany
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Germany in 2026?
As of early 2026, the average asking price in Germany is about 4,680 euros per square meter (roughly 5,510 dollars per square meter or 512 dollars per square foot), while our estimated median asking level sits around 4,100 euros per square meter (about 4,830 dollars per square meter or 449 dollars per square foot). In local terms, the average works out to about 434 euros per square foot and the median to around 381 euros per square foot.
Small, central apartments in top-city neighborhoods have the highest price per square meter in Germany in 2026 because buyers pay a premium for location scarcity and more people can finance smaller units, while larger houses in weaker-demand rural regions have the lowest price per square meter due to cheaper land and higher renovation needs.
The highest prices per square meter in Germany in 2026 are found in Munich's central districts like Maxvorstadt (9,700 to 13,100 euros per square meter) and Bogenhausen (8,000 to 10,800 euros per square meter). The lowest prices appear in outer districts of cities like Berlin Neukolln (4,200 to 5,700 euros per square meter) or Frankfurt Gallus (5,000 to 6,700 euros per square meter), and even lower in smaller East German cities.
How have property prices evolved in Germany?
Compared to January 2025, Germany housing prices in January 2026 are up about 3% to 4% in nominal terms. This recovery came after supply stayed tight due to slow new construction, and because mortgage rates stopped climbing aggressively, which helped buyer confidence return.
Looking back two years to early 2024, prices are now roughly flat or slightly up after the significant correction that happened in 2023. The 2023 drop was driven by the sharp rise in interest rates and affordability pressure, as the Bundesbank documented, but the market has since stabilized.
By the way, we've written a blog article detailing the latest updates on property price variations in Germany.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Germany.
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 types of properties are available in Germany and what do they cost in 2026?
In the Germany housing market in 2026, apartments make up about 55% of listings, single-family houses around 25%, semi-detached and row houses about 12%, small multi-family buildings 4%, new-build units sold individually 3%, and luxury properties about 1%, reflecting Germany's strong urban apartment culture and the fact that houses require more land in a densely populated country.
Average prices by property type in Germany as of the first half of 2026 vary significantly: existing apartments (75 square meters) cost around 310,000 euros (365,000 dollars), new-build apartments around 380,000 to 500,000 euros (448,000 to 589,000 dollars), existing houses (140 square meters) range from 550,000 to 700,000 euros (648,000 to 825,000 dollars), row houses (110 square meters) from 420,000 to 520,000 euros (495,000 to 613,000 dollars), semi-detached homes (130 square meters) from 500,000 to 650,000 euros (589,000 to 766,000 dollars), and premium penthouses in prime cities start at 2.2 million euros (2.6 million dollars) and up.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Germany in 2026?
New-build properties in Germany in 2026 cost about 15% to 30% more per square meter than comparable existing homes.
This premium exists because new construction meets stricter energy efficiency standards (meaning lower future utility and maintenance costs), and because high material and labor costs have pushed replacement values significantly higher than older stock.
Buying real estate in Germany can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Germany in 2026?
In Berlin's Prenzlauer Berg, you will find mostly renovated Altbau apartments popular with families and expats, with prices ranging from 4,800 to 6,500 euros per square meter (5,700 to 7,700 dollars per square meter) as of the first half of 2026. This premium exists because of the neighborhood's central location, charming historic buildings, excellent cafes, and strong demand from international buyers.
Hamburg's Eppendorf is a classic expat-family district with leafy streets and good schools, where apartments typically cost between 7,100 and 9,600 euros per square meter (8,300 to 11,300 dollars per square meter) in January 2026. The high prices reflect Eppendorf's reputation as one of Hamburg's most desirable residential areas with consistently strong demand.
Frankfurt's Sachsenhausen attracts professionals working in the city's banking sector, with prices ranging from 5,400 to 7,300 euros per square meter (6,300 to 8,600 dollars per square meter) as of the first half of 2026. This neighborhood commands a premium because of its walkability, proximity to the financial district, and its lively restaurant and bar scene along the Main River.
You will find a much more detailed analysis by areas in our property pack about Germany. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (EUR / USD) | Per sqm (EUR / USD) | Per sqft (EUR / USD) |
|---|---|---|---|---|
| Berlin - Prenzlauer Berg | Popular / Expat | 4,830 - 6,530 / 5,690 - 7,700 | 4,830 - 6,530 / 5,690 - 7,700 | 449 - 607 / 529 - 715 |
| Berlin - Charlottenburg | Family / Expat | 4,580 - 6,200 / 5,400 - 7,310 | 4,580 - 6,200 / 5,400 - 7,310 | 426 - 576 / 502 - 679 |
| Berlin - Neukolln | Value / Creative | 4,220 - 5,710 / 4,970 - 6,730 | 4,220 - 5,710 / 4,970 - 6,730 | 392 - 530 / 462 - 625 |
| Munich - Maxvorstadt | Central / University | 9,690 - 13,110 / 11,420 - 15,450 | 9,690 - 13,110 / 11,420 - 15,450 | 900 - 1,218 / 1,061 - 1,435 |
| Munich - Bogenhausen | Family / Luxury | 7,970 - 10,790 / 9,400 - 12,710 | 7,970 - 10,790 / 9,400 - 12,710 | 741 - 1,002 / 873 - 1,181 |
| Munich - Sendling | Commute / Value | 7,210 - 9,750 / 8,490 - 11,490 | 7,210 - 9,750 / 8,490 - 11,490 | 669 - 906 / 789 - 1,067 |
| Hamburg - HafenCity | Waterfront / Luxury | 7,600 - 10,280 / 8,960 - 12,120 | 7,600 - 10,280 / 8,960 - 12,120 | 706 - 955 / 832 - 1,126 |
| Hamburg - Eppendorf | Family / Expat | 7,080 - 9,580 / 8,340 - 11,290 | 7,080 - 9,580 / 8,340 - 11,290 | 658 - 890 / 775 - 1,049 |
| Hamburg - Altona-Altstadt | Popular / Commute | 5,960 - 8,070 / 7,030 - 9,510 | 5,960 - 8,070 / 7,030 - 9,510 | 554 - 750 / 653 - 884 |
| Frankfurt - Nordend-West | Family / Central | 6,420 - 8,690 / 7,570 - 10,240 | 6,420 - 8,690 / 7,570 - 10,240 | 596 - 807 / 703 - 952 |
| Frankfurt - Sachsenhausen | Popular / Expat | 5,370 - 7,260 / 6,330 - 8,560 | 5,370 - 7,260 / 6,330 - 8,560 | 499 - 675 / 588 - 796 |
| Frankfurt - Gallus | Value / Renewal | 4,980 - 6,740 / 5,870 - 7,950 | 4,980 - 6,740 / 5,870 - 7,950 | 463 - 626 / 545 - 737 |
How much more do you pay for properties in Germany when you include renovation work, taxes, and fees?
When buying property in Germany in 2026, you should expect to pay an additional 10% to 18% on top of the purchase price to cover all taxes, fees, and potential renovation costs.
If you buy a property for around 200,000 dollars (about 170,000 euros) in Germany, you would typically pay an additional 17,000 to 34,000 euros (20,000 to 40,000 dollars) for property transfer tax, notary fees, and broker commissions. Add light renovation costs if needed, and your total all-in cost would be roughly 190,000 to 220,000 euros (224,000 to 260,000 dollars).
For a property purchased at 500,000 dollars (about 425,000 euros) in Germany, expect additional costs of 42,000 to 68,000 euros (50,000 to 80,000 dollars) for mandatory fees and taxes, plus potentially 35,000 to 100,000 euros more if energy upgrades or renovations are needed, bringing your total to around 500,000 to 600,000 euros (590,000 to 710,000 dollars).
At the 1,000,000 dollar level (about 850,000 euros), your additional costs in Germany would run approximately 85,000 to 130,000 euros (100,000 to 155,000 dollars) for fees and taxes, with any renovation on top of that, meaning your total outlay could reach 935,000 to 980,000 euros (1.1 to 1.16 million dollars) even before major upgrades.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Germany.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Germany
| Expense | Category | Estimated Cost (EUR and USD) |
|---|---|---|
| Property Transfer Tax (Grunderwerbsteuer) | Tax (Mandatory) | This tax ranges from 3.5% to 6.5% of the purchase price depending on the German state. For example, on a 400,000 euro property, you would pay 14,000 to 26,000 euros (16,500 to 30,700 dollars). Bavaria has the lowest rate at 3.5%, while states like North Rhine-Westphalia charge the maximum 6.5%. |
| Notary Fees | Fees (Mandatory) | Notary fees in Germany typically run about 1.0% to 1.5% of the purchase price. On a 400,000 euro purchase, this means roughly 4,000 to 6,000 euros (4,700 to 7,100 dollars). The notary handles the legally required property transfer documentation. |
| Land Registry (Grundbuch) | Fees (Mandatory) | Registering your ownership costs around 0.5% of the purchase price. For a 400,000 euro property, expect about 2,000 euros (2,360 dollars). This fee is paid to officially record you as the new owner in Germany's land registry. |
| Broker Commission (Buyer Share) | Fees (Often Applies) | Since the 2020 reform, buyers often pay up to half of the broker fee, commonly around 3.0% to 3.57% including VAT. On a 400,000 euro purchase, this could be 12,000 to 14,300 euros (14,100 to 16,900 dollars). Some private sales have no broker involved. |
| Light Renovation (Cosmetic) | Renovation (Optional) | Cosmetic updates like painting, new flooring, and kitchen refreshes typically cost 200 to 600 euros per square meter (236 to 708 dollars per square meter). For a 75 square meter apartment, budget 15,000 to 45,000 euros (17,700 to 53,000 dollars). |
| Deep Renovation (Energy/Structural) | Renovation (Often Needed) | Major renovations including heating systems, insulation, and windows can cost 800 to 1,800 euros per square meter (943 to 2,120 dollars per square meter). For a 140 square meter house, this means 112,000 to 252,000 euros (132,000 to 297,000 dollars). |
We made this infographic to show you how property prices in Germany compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Germany in 2026 with different budgets?
With 100,000 dollars (about 85,000 euros) in Germany in January 2026, you could buy an existing studio apartment of around 30 square meters in Chemnitz, an existing 1-bedroom apartment of about 45 square meters in Gelsenkirchen in the Ruhr area, or a small existing apartment of 35 square meters in outer Magdeburg, all in older buildings with basic finishes.
With 200,000 dollars (about 170,000 euros), you could purchase an existing 2-room apartment of around 55 square meters in Leipzig's outer districts, an existing 2 to 3 room apartment of about 65 square meters in select Duisburg neighborhoods, or a small existing row house of 70 to 85 square meters in a smaller town in Saxony-Anhalt that needs some refreshing.
With 300,000 dollars (about 255,000 euros), you could find an existing 3-room apartment of around 70 square meters in Berlin's outer districts or the Brandenburg commuter belt needing updates, an existing 2 to 3 room apartment of about 75 square meters in Cologne's outer districts with some trade-offs on condition, or a small existing detached house of 90 to 110 square meters in a smaller Lower Saxony city requiring partial renovation.
With 500,000 dollars (about 425,000 euros), you could buy an existing 3-room apartment of around 80 square meters in Frankfurt Gallus depending on condition, an existing 3-room apartment of about 85 square meters in Berlin Neukolln in a typical market segment, or an existing row house of around 110 square meters in Hamburg's outer districts, though not in prime areas at this budget.
With 1,000,000 dollars (about 850,000 euros), you could purchase an existing 4-room apartment of around 120 square meters in Frankfurt Nordend-West in good condition, an existing family apartment of about 95 square meters in Hamburg Eppendorf at the higher end of the range, or an existing renovated Altbau-style apartment of around 100 square meters in Berlin Prenzlauer Berg.
With 2,000,000 dollars (about 1.7 million euros), there is definitely a market for this in Germany's top cities: you could buy a premium apartment of 120 to 160 square meters in Munich Maxvorstadt (prime or renovated), a penthouse-style apartment of 150 to 200 square meters in Hamburg HafenCity in the luxury segment, or a high-end apartment or townhouse of 180 to 250 square meters in Berlin's prime west or central districts in top condition.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Germany.
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 Germany, 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 |
|---|---|---|
| Destatis (Federal Statistical Office) | Germany's official statistics office and the primary source for the national House Price Index. | We used it to anchor our price change analysis with official index movements. We also used it to align our yearly comparisons to the official concept of residential property prices. |
| vdpResearch Property Price Index | Based on actual transaction data from hundreds of German banks' mortgage lending, making it unusually reliable. | We used it to cross-check the recovery trend and describe which segments moved more. We also used its methodology to explain why transaction-based measures differ from listing portals. |
| Deutsche Bundesbank | Germany's central bank provides authoritative analysis of macro drivers like rates, affordability, and rental pressure. | We used it to explain why Germany's prices fell in 2023 and why the rental market tightened. We also used it to support the mechanism behind recent price dynamics. |
| immowelt | A major German property portal with large, consistent coverage that shows what listings actually look like. | We used it for practical buyer-facing price levels and city comparisons. We treated these as asking prices and separated them from transaction indices. |
| ImmoScout24 | Germany's largest real estate platform with comprehensive market data and regular market reports. | We used their WohnBarometer reports to validate national price trends. We also used their data to cross-reference neighborhood-level asking prices. |
| Destatis CPI Data | The official Consumer Price Index series from Germany's national statistics office, updated frequently. | We used it to set the inflation backdrop for real vs nominal price comparisons. We also used it to justify why real price growth can differ from euro-denominated growth. |
| European Central Bank | The official euro reference exchange rate that most European financial and statistical work relies on. | We used it to convert euro prices into dollars in a reproducible way. We showed our conversion assumption so readers can redo calculations with different rates. |
| Engel & Volkers | A long-standing premium brokerage brand that publishes structured, district-level price data with clear time labels. | We used it as a sanity check for neighborhood-level patterns and city sub-market narratives. We treated it as a credible private benchmark, not official data. |
| Hypofriend | A German mortgage advisory platform that maintains accurate calculators for property transfer taxes and notary fees. | We used their property transfer tax calculator to verify state-by-state rates. We also used their notary fee calculator to estimate closing costs. |
| Reuters | A major global news agency providing timely coverage of German economic data releases. | We used their December 2025 reporting to confirm Q3 2025 price movements. We cross-referenced their figures with official Destatis releases. |
| Bundesbank HICP Data | The Bundesbank's harmonized inflation data aligned with European statistical standards. | We used it to contextualize inflation-adjusted price changes. We ensured our real vs nominal distinctions were consistent with official inflation measures. |
| immowelt Hamburg Eppendorf | Neighborhood-specific listing data from a major portal, providing granular local pricing. | We used it to establish Eppendorf's price range for the neighborhood table. We treated these as asking-price indicators with appropriate ranges. |
| immowelt Frankfurt Sachsenhausen | District-level data for one of Frankfurt's most popular expat neighborhoods. | We used it to populate Sachsenhausen pricing in our neighborhood comparison. We expressed these as ranges rather than exact transaction prices. |
| immowelt Munich Maxvorstadt | Neighborhood data for Munich's most expensive central district, useful for luxury segment analysis. | We used it to establish the upper end of Germany's price spectrum. We also used it to illustrate the Munich premium compared to other cities. |
| immowelt Frankfurt Gallus | Data for a Frankfurt neighborhood undergoing renewal, useful for value-segment analysis. | We used it to show more affordable options within Frankfurt. We included it in budget examples showing what buyers can get at different price points. |
| immowelt Frankfurt Nordend-West | Pricing data for a desirable Frankfurt family neighborhood. | We used it in our neighborhood comparison table and budget examples. We treated the data as asking prices with appropriate disclaimers. |
| Engel & Volkers Hamburg Altona | Brokerage data for Hamburg's Altona district with professional market analysis. | We used it to validate our Altona-Altstadt pricing estimates. We cross-referenced with immowelt data for consistency. |
| Immoportal | A German property portal providing additional neighborhood-level price references. | We used it to cross-check Berlin and Munich neighborhood data. We compared their figures with immowelt to ensure consistency. |
| Engel & Volkers Commission Reform Guide | Authoritative explanation of Germany's 2020 broker commission reform from a major brokerage. | We used it to accurately describe buyer-side broker fees. We ensured our additional costs table reflected current regulations. |
| Hypofriend Transfer Tax Calculator | Accurate, state-by-state property transfer tax rates maintained by a German mortgage platform. | We used it to verify the 3.5% to 6.5% range across German states. We included specific examples in our costs table. |
| Hypofriend Notary Calculator | A calculator for German notary and land registry fees based on official fee schedules. | We used it to estimate notary and Grundbuch costs at different purchase prices. We incorporated these into our total cost examples. |
| German Construction Industry Data | Industry reports on construction costs and renovation pricing in Germany. | We used it to establish renovation cost ranges per square meter. We distinguished between cosmetic and deep renovation costs. |
| ECB Exchange Rate Archives | Historical euro-dollar exchange rate data from the European Central Bank. | We used the late December 2025 rate of 1 euro = 1.18 dollars for all conversions. We noted this assumption so readers can recalculate if needed. |
Get the full checklist for your due diligence in Germany
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.