Authored by the expert who managed and guided the team behind the Germany Property Pack
Yes, the analysis of Hamburg's property market is included in our pack
This article covers the current housing prices in Hamburg as of the first half of 2026, including neighborhood breakdowns, price trends, and what you can expect to pay.
We constantly update this blog post with the latest data from official German sources and major property portals.
Whether you're looking for an entry-level apartment or a luxury waterfront home, you'll find practical price ranges here.
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 Hamburg.
Insights
- Hamburg apartments cost around 72% more than they did ten years ago in nominal terms, but only about 32% more when you adjust for inflation.
- The gap between listing prices and actual sale prices in Hamburg sits around 8% to 10%, meaning buyers often negotiate significant discounts.
- Harvestehude remains Hamburg's priciest neighborhood for apartments, with prices reaching up to €13,400 per square meter.
- Wilhelmsburg offers the lowest entry point in Hamburg, with apartment prices starting around €2,200 per square meter for budget-conscious buyers.
- New-build properties in Hamburg typically cost 10% to 20% more than comparable existing homes, mainly due to better energy efficiency.
- Around 70% of Hamburg's residential market consists of apartments, making condos the dominant property type for buyers.
- Total closing costs in Hamburg typically add 8% to 12% on top of the purchase price before any renovation work.
- The average closed house transaction in Hamburg reached about €760,000 in 2024, reflecting strong demand for family homes.
What is the average housing price in Hamburg in 2026?
The median housing price gives you a better picture of what most buyers actually pay in Hamburg because it filters out the influence of ultra-expensive luxury sales that pull the average higher.
We are writing this as of the first half of 2026 using the latest data collected from Hamburg's official Gutachterausschuss market report and immowelt, which we manually verified for accuracy.
The median housing price for a condo in Hamburg in 2026 is around €480,000 (about $566,000 or €480,000), while the average condo price sits higher at approximately €520,000 ($613,000). For houses, the median is roughly €700,000 ($825,000) and the average reaches about €760,000 ($896,000).
About 80% of Hamburg apartments in 2026 fall within the €4,000 to €8,500 per square meter range, which translates to total prices between roughly €280,000 and €765,000 for typical units.
A realistic entry range in Hamburg starts around €250,000 to €350,000 ($295,000 to $413,000), which can get you an existing two-room apartment of about 45 to 55 square meters in neighborhoods like Billstedt or Wandsbek.
Luxury properties in Hamburg in 2026 typically range from €1.5 million to €4 million or more ($1.77 million to $4.7 million), which includes penthouses and newer waterfront apartments of 120 to 160 square meters in premium areas like HafenCity.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Hamburg.
Are Hamburg property listing prices close to the actual sale price in 2026?
The estimated gap between listing prices and actual sale prices in Hamburg in 2026 is around 8% to 10%, meaning buyers typically negotiate below the asking price.
This gap exists because sellers in Hamburg often price with negotiation room built in, especially when properties need energy-efficiency upgrades or repairs. The difference tends to be largest for older buildings with poor energy ratings and smallest for new or recently renovated homes in prime locations.
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What is the price per sq m or per sq ft for properties in Hamburg in 2026?
As of early 2026, Hamburg apartments average around €5,970 per square meter (about €555 per square foot, or $654 per square foot), while houses average roughly €5,180 per square meter (about €481 per square foot, or $567 per square foot). These figures reflect current listing prices across the city.
Smaller, centrally located apartments in prestigious neighborhoods command the highest price per square meter in Hamburg, while larger properties in outer districts like Wilhelmsburg and Billstedt have the lowest, mainly due to longer commutes and less prestige appeal.
Harvestehude has Hamburg's highest apartment prices in 2026, ranging from €7,850 to €13,400 per square meter, while Wilhelmsburg offers the lowest range at €2,200 to €8,200 per square meter. HafenCity and Eppendorf also sit at the premium end with averages above €8,000 per square meter.
How have property prices evolved in Hamburg?
Compared to one year ago (January 2025), Hamburg housing prices have risen by roughly 2% to 4% in nominal terms, though inflation eats into most of that gain. This modest increase happened because supply stayed tight while buyers adapted to higher interest rates and negotiated harder.
Looking back two years, the trend is similar, with Hamburg prices showing slight nominal gains but essentially flat growth in real terms. The market stabilized after the interest rate shock of 2022-2023, with fewer sellers willing to give up their low-rate mortgages.
By the way, we've written a blog article detailing the latest updates on property price variations in Hamburg.
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 Hamburg.
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.
How do prices vary by housing type in Hamburg in 2026?
In Hamburg's residential market in 2026, apartments make up about 70% of available properties, row houses and detached homes account for roughly 25%, and luxury villas or penthouses represent around 5%, reflecting Hamburg's dense urban character.
A starter two-room apartment (50 square meters) in Wandsbek averages around €245,000 ($289,000), while a family apartment (100 square meters) in Winterhude reaches about €822,000 ($969,000). Townhouses in Wandsbek run approximately €629,000 ($741,000) for 130 square meters, and prime apartments in Harvestehude can exceed €1.4 million ($1.67 million) for 140 square meters.
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Hamburg?
- How much should you pay for an apartment in Hamburg?
- How much should you pay for a studio in Hamburg?
How do property prices compare between existing and new homes in Hamburg in 2026?
New-build properties in Hamburg in 2026 typically cost 10% to 20% more than comparable existing homes, depending on location and specifications.
This premium exists because new constructions offer better energy efficiency (lower heating bills), modern layouts, and reduced maintenance risk, which buyers value highly given Germany's strict energy regulations.
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How do property prices vary by neighborhood in Hamburg in 2026?
Eppendorf is popular with expats and families who want a leafy, walkable neighborhood with good schools and cafes. Apartments here average around €8,290 per square meter ($9,770), with a 75-square-meter unit costing roughly €505,000 to €775,000 ($595,000 to $913,000).
HafenCity attracts buyers looking for modern, waterfront living in new-build developments near the city center. Prices here average €8,940 per square meter ($10,540), with typical apartments ranging from €485,000 to €882,000 ($572,000 to $1.04 million) for 75 square meters.
Wilhelmsburg offers the best value in Hamburg for budget-conscious buyers willing to trade some prestige for affordability. Apartment prices start as low as €2,240 per square meter ($2,640), making it possible to find a 75-square-meter unit for €168,000 to €618,000 ($198,000 to $728,000).
You will find a much more detailed analysis by areas in our property pack about Hamburg. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (75 m² apt) | Price per m² | Price per sq ft |
|---|---|---|---|---|
| Harvestehude | Prestige / Alster | €589k - €1.01m ($694k - $1.19m) | €7,850 - €13,440 ($9,250 - $15,840) | €730 - €1,250 ($860 - $1,470) |
| HafenCity | New-build / Waterfront | €485k - €882k ($572k - $1.04m) | €6,460 - €11,760 ($7,620 - $13,860) | €600 - €1,090 ($710 - $1,290) |
| Eppendorf | Expat / Family | €505k - €775k ($595k - $913k) | €6,730 - €10,340 ($7,940 - $12,190) | €625 - €960 ($740 - $1,130) |
| Winterhude | Expat / Lifestyle | €471k - €827k ($555k - $975k) | €6,280 - €11,030 ($7,400 - $13,000) | €583 - €1,025 ($687 - $1,208) |
| Blankenese | Villa / Green | €357k - €852k ($421k - $1.00m) | €4,760 - €11,360 ($5,610 - $13,390) | €442 - €1,056 ($521 - $1,245) |
| Ottensen | Trendy / Commute | €434k - €711k ($512k - $838k) | €5,780 - €9,480 ($6,815 - $11,175) | €537 - €881 ($633 - $1,038) |
| Eimsbüttel | Central / Commute | €431k - €657k ($508k - $775k) | €5,750 - €8,770 ($6,780 - $10,340) | €534 - €815 ($630 - $961) |
| St. Pauli | Central / Nightlife | €399k - €725k ($471k - $855k) | €5,320 - €9,670 ($6,270 - $11,390) | €494 - €898 ($582 - $1,058) |
| Wandsbek | Budget / Family | €235k - €578k ($277k - $681k) | €3,130 - €7,710 ($3,690 - $9,090) | €291 - €716 ($343 - $843) |
| Wilhelmsburg | Value / Growth | €168k - €618k ($198k - $728k) | €2,240 - €8,240 ($2,640 - $9,720) | €209 - €766 ($245 - $902) |
| Billstedt | Entry / Value | €250k - €350k ($295k - $413k) | ~€4,060 (~$4,780) | ~€377 (~$444) |
| Hamburg (overall) | Benchmark | €243k - €896k ($287k - $1.06m) | €3,240 - €11,940 ($3,810 - $14,080) | €301 - €1,110 ($354 - $1,306) |
How much more do you pay for properties in Hamburg when you include renovation work, taxes, and fees?
When you factor in taxes, notary fees, and potential broker costs in Hamburg in 2026, expect to add roughly 8% to 12% on top of the purchase price, not including any renovation work.
For a property around $200,000 (about €170,000) in Hamburg, you would pay approximately €9,400 in transfer tax (5.5%), plus roughly €2,500 for notary and land registry fees. If a broker is involved, that could add another €6,000, bringing your total additional costs to between €12,000 and €18,000 ($14,000 to $21,000).
For a property around $500,000 (about €424,000) in Hamburg, your transfer tax would be roughly €23,300, notary fees around €6,400, and broker fees (if applicable) about €15,100. Total closing costs would range from €30,000 to €45,000 ($35,000 to $53,000) before any renovation.
For a property around $1,000,000 (about €848,000) in Hamburg, expect transfer tax of approximately €46,600, notary fees around €12,700, and potential broker fees of about €30,300. Your total closing costs could reach €60,000 to €90,000 ($71,000 to $106,000), and a full renovation could add another €100,000 or more.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Hamburg.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Hamburg
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Grunderwerbsteuer (Transfer Tax) | Tax | 5.5% of the purchase price. This is Hamburg's official rate and applies to all property purchases. On a €500,000 property, this equals €27,500 ($32,400). |
| Notary Fees | Fees | Approximately 1.0% to 1.5% of the purchase price. These fees are set by German law and cover the notarization of the sales contract. A €500,000 purchase typically costs €5,000 to €7,500 ($5,900 to $8,800). |
| Land Registry (Grundbuch) | Fees | Around 0.3% to 0.5% of the purchase price. This covers registering your ownership and any mortgage. Expect €1,500 to €2,500 ($1,770 to $2,950) on a €500,000 property. |
| Broker Commission | Fees | 0% to 3.57% for buyers when a broker is involved. Under German law, the seller must pay at least half of the total commission. Many deals have no buyer-side broker fee, but budget up to €17,850 ($21,040) on a €500,000 purchase if applicable. |
| Light Renovation | Renovation | €300 to €700 per square meter ($354 to $825 per m²). This covers cosmetic updates like painting, flooring, and minor fixtures. A 100 m² apartment would cost €30,000 to €70,000 ($35,400 to $82,500). |
| Full Renovation | Renovation | €800 to €1,500 per square meter ($943 to $1,768 per m²). This includes kitchen and bathroom remodeling, new electrical systems, and structural improvements. A 100 m² apartment could cost €80,000 to €150,000 ($94,300 to $176,800). |
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 Hamburg in 2026 with different budgets?
With $100,000 (about €85,000), there is no realistic market for standalone residential properties in Hamburg in 2026, as even the smallest apartments in the cheapest neighborhoods start well above this budget.
With $200,000 (about €170,000), your options in Hamburg are very limited, but you might find a small existing apartment of 35 to 40 square meters in Wilhelmsburg if you search patiently and negotiate well.
With $300,000 (about €255,000), you can buy an existing two-room apartment of around 50 square meters in Billstedt, a similar-sized unit in Wandsbek in mid condition, or a small apartment of 40 to 50 square meters in Wilhelmsburg with good negotiation.
With $500,000 (about €424,000), Hamburg offers an existing two to three room apartment of around 60 square meters in central St. Pauli, a similar-sized unit in popular Eimsbüttel, or a larger family apartment of 75 to 85 square meters in budget-friendly Wandsbek.
With $1,000,000 (about €848,000), you can purchase an existing family apartment of around 100 square meters in desirable Winterhude, a newer apartment of 90 to 100 square meters in waterfront HafenCity, or an 85 to 95 square meter unit in upscale Eppendorf.
With $2,000,000 (about €1.7 million), Hamburg's luxury market opens up, offering a top-condition apartment of 140 to 160 square meters in HafenCity, a prime renovated apartment of 160 to 180 square meters in prestigious Harvestehude, or a large house of 160 to 200 square meters in leafy Blankenese.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Hamburg.
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 Hamburg, 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 Hamburg Immobilienmarktbericht 2025 | This is Hamburg's official transaction-based market report built from the city's purchase price collection. | We used it to establish actual closed transaction prices and long-term trends. We also calculated average house values from turnover and deal counts. |
| immowelt Hamburg Price Pages | One of Germany's largest property portals with transparent neighborhood-level price data. | We used it to capture current listing prices and realistic price ranges by district. We extracted min/max bands to define the 80% market range. |
| European Central Bank FX Rates | The ECB is the official central bank for the euro area and the standard reference for exchange rates. | We used the EUR/USD rate of 1.1787 to convert all euro prices to dollars consistently throughout the article. |
| Hamburg Government Portal (Grunderwerbsteuer) | This is the official Hamburg government page stating the applicable transfer tax rate. | We used it to confirm the 5.5% transfer tax rate and calculate closing cost estimates for buyers. |
| German Broker Fee Law 2020 | This is the Federal Law Gazette publication governing broker fee allocation in residential deals. | We used it to explain why buyer-paid broker costs are often shared. We applied realistic buyer-side ranges in our budgeting examples. |
| DIE WELT (ImmoScout24/Sprengnetter Study) | A widely cited data-driven study on negotiation gaps between listing and closing prices. | We used it to estimate the 8% to 10% gap between asking prices and final sale prices in Hamburg. |
| DBnomics/AMECO HICP Data | A standardized macroeconomic database publishing official EU inflation indices. | We used it to inflation-adjust the ten-year price change from nominal to real terms. |
| German Notary Fee Law (GNotKG) | This is the official German law governing notary and land registry fees. | We used it to estimate notary and Grundbuch costs as a percentage of purchase price. |
| immowelt Harvestehude | District-specific price data from a major German property portal. | We used it to identify Harvestehude as Hamburg's priciest neighborhood and extract its price ranges. |
| immowelt HafenCity | District-specific price data from a major German property portal. | We used it to document HafenCity's new-build premium and waterfront pricing for luxury examples. |
| immowelt Eppendorf | District-specific price data from a major German property portal. | We used it to show Eppendorf's appeal to expats and families with its mid-to-high price range. |
| immowelt Winterhude | District-specific price data from a major German property portal. | We used it to document Winterhude's Alster-adjacent lifestyle appeal and corresponding prices. |
| immowelt Blankenese | District-specific price data from a major German property portal. | We used it to illustrate Blankenese's villa and green character with its wide price range. |
| immowelt Wilhelmsburg | District-specific price data from a major German property portal. | We used it to identify Wilhelmsburg as the lowest-priced neighborhood for entry-level buyers. |
| immowelt Billstedt | District-specific price data from a major German property portal. | We used it to define realistic entry-range examples for budget-conscious Hamburg buyers. |
| immowelt Wandsbek | District-specific price data from a major German property portal. | We used it to show Wandsbek as a family-friendly, budget-accessible neighborhood option. |
| immowelt Eimsbüttel | District-specific price data from a major German property portal. | We used it to document Eimsbüttel's central location and mid-range pricing for commuters. |
| immowelt St. Pauli | District-specific price data from a major German property portal. | We used it to illustrate St. Pauli's central nightlife character and corresponding prices. |
| immowelt Ottensen | District-specific price data from a major German property portal. | We used it to show Ottensen's trendy appeal with good commute access and mid-range pricing. |
| Investropa Germany Property Pack | Our own comprehensive research pack covering the German real estate market. | We cross-referenced our findings with our detailed market analysis for consistency and depth. |
| Destatis (Federal Statistical Office) | Germany's official statistical authority for demographic and economic data. | We used it to contextualize Hamburg's population growth and housing demand pressures. |
| Deutsche Bundesbank | Germany's central bank providing authoritative economic and financial data. | We used it to understand interest rate trends affecting Hamburg buyer behavior. |
| Statistikamt Nord | The regional statistics office for Hamburg and Schleswig-Holstein. | We used it to verify local housing stock data and construction activity in Hamburg. |
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