Berlin
Capital city. Counter-cyclical entry point ~10% below 2022 peak. STR restricted to 90 days. Strong tech/startup tenant demand.
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Berlin
Permit required from Bezirksamt; 90-day cap on secondary residences. Primary residence: no cap but must prove absence. Fines up to €500k. 47 Milieuschutzgebiete increasingly ban STR.
Market Analysis — Berlin
Key demand drivers and main investment risks
✅Demand Drivers
- •Tech/startup hub
- •Expat community 200K+
- •Student population
- •Counter-cyclical entry point
- •Government presence
⚠️Key Risks
- •Mietpreisbremse rent caps
- •STR restricted 90 days
- •Slow eviction 3-9 months
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: Deutsch; German · Source
Berlin Brandenburg International School
Curricula: IB Diploma Programme (DP); IB DP; IB Middle Years Programme (MYP); IB MYP; IB Primary Years Programme (PYP); IB PYP
Language of instruction: ENGLISH · Language source
Source · Checked:
Berlin British School gGmbH
Curricula: British/English curriculum; Cambridge IGCSE; IB Diploma Programme (DP); IB Primary Years Programme (PYP)
Stages or ages: Ages 3-18
Language of instruction: not stated by the source
Source · Checked:
Japanese International School Berlin
Curricula: not stated by the source
Stages or ages: Elementary Grade 1-Junior High Grade 9
Language of instruction: not stated by the source
Source · Checked:
John F. Kennedy School Berlin
Curricula: American High School Diploma; German Abitur pathway; German-American bicultural curriculum
Stages or ages: Entrance Class; Elementary Grades 1-6; Middle School Grades 7-10; High School Grades 11-12
Language of instruction: English; German · Language source
Source · Checked:
Lycée Français de Berlin (Französisches Gymnasium)
Curricula: Abibac; Abitur pathways; Baccalauréat; Diplôme national du brevet; French Baccalauréat; French national curriculum; French national curriculum (AEFE); German/French qualification pathway
Language of instruction: French · Language source
Source · Checked:
Nelson Mandela School
Curricula: Berlin State Curriculum (Abitur); IB Diploma Programme (DP)
Stages or ages: Primary and Secondary (Years 1 to 13 / Ages 6–19)
Language of instruction: English; German · Language source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Berlin
459 for sale·276 for rent
Properties for Sale in Berlin
Latest Listings
Showing 1–12 of 50 listings
4-Bed Apartment · 143 m² in Charlottenburg
1-Bed Studio · 43 m² in Friedrichshain
2-Bed Apartment · 53 m² in Friedrichshain
4-Bed Apartment · 125 m² in Friedrichshain
4-Bed Apartment · 120 m² in Mitte
1-Bed Apartment · 146 m² in Mitte
1-Bed Apartment · 146 m² in Mitte
3-Bed Apartment · 73 m² in Neukölln
4-Bed Apartment · 96 m² in Prenzlauer Berg
3-Bed Apartment · 102 m² in Schöneberg
3-Bed Apartment · 79 m² in Steglitz
2-Bed Apartment · 56 m² in Steglitz
Yield by Neighborhood — Berlin
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Kreuzberg | €4,288–€8,185 (₪14,932–₪28,502) | STR Banned 🔴 | STR Banned 🔴 | Inner-city mixed residential/commercial district |
| Steglitz | €3,494–€6,452 (₪12,167–₪22,467) | STR Banned 🔴 | STR Banned 🔴 | Southwest residential district with local retail |
| Charlottenburg premiumestablishedstable | €5,000–€8,000 (₪17,411–₪27,858) | 4%–6% | STR Restricted 🟡 | |
| Wedding valuegentrifying earlydiverse | €3,000–€4,500 (₪10,447–₪15,670) | 6.5%–9.5% | STR Restricted 🟡 | Best value in Berlin proper. Gentrification early stage. Strong immigrant community. |
| Neukölln multiculturalgentrifyingcreative | €3,500–€5,500 (₪12,188–₪19,152) | 6%–9% | STR Restricted 🟡 | |
| Prenzlauer Berg familygentrifiedmilieuschutz | €5,500–€7,500 (₪19,152–₪26,117) | 5%–7% | STR Restricted 🟡 | Family-friendly gentrified area. High demand from young professionals and families. Milieuschutz applies. |
| Schöneberg | €3,878–€7,164 (₪13,504–₪24,946) | STR Banned 🔴 | STR Banned 🔴 | Inner-city residential district with commercial corridors |
| Mitte | €4,963–€8,985 (₪17,282–₪31,288) | STR Banned 🔴 | STR Banned 🔴 | Central business/residential district |
| Friedrichshain nightlifestartupyoung-professionals | €4,500–€6,500 (₪15,670–₪22,634) | 5.5%–8% | STR Restricted 🟡 | Nightlife and startup hub. Young tenant base. East Berlin revival story. |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Berlin
Kreuzberg
Inner-city mixed residential/commercial district
Price from €4,288/m² (₪14,932/m²)
Steglitz
Southwest residential district with local retail
Price from €3,494/m² (₪12,167/m²)
Charlottenburg
Price from €5,000/m² (₪17,411/m²)
Wedding
Best value in Berlin proper. Gentrification early stage. Strong immigrant community.
Price from €3,000/m² (₪10,447/m²)
Neukölln
Price from €3,500/m² (₪12,188/m²)
Prenzlauer Berg
Family-friendly gentrified area. High demand from young professionals and families. Milieuschutz applies.
Price from €5,500/m² (₪19,152/m²)
Schöneberg
Inner-city residential district with commercial corridors
Price from €3,878/m² (₪13,504/m²)
Mitte
Central business/residential district
Price from €4,963/m² (₪17,282/m²)
Friedrichshain
Nightlife and startup hub. Young tenant base. East Berlin revival story.
Price from €4,500/m² (₪15,670/m²)
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Germany's Housing Correction Created a Search Opportunity — Not a Buy Signal
From 2022 to 2024, Germany's official index for existing homes fell 11.2%, while the new-home index fell 2.0%. Construction prices kept rising and completions dropped to their lowest level since 2012. That combination may have created opportunities in selected existing properties. It did not make Germany, or even German resale housing, automatically cheap.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
After Spain: Where Europe’s Foreign Property Money Goes Next
Spain is now late-cycle and crowded for foreign buyers — so where does Europe's property money rotate next? CASABROVA separates revealed preference, structural quality (the Score) and timing (the Master Index), and maps the case for Romania, Poland and the UAE.
CASABROVA Global Investor Briefing — June 2026
June’s briefing is a one-time Score reset: Netherlands, Ireland and Poland cluster at the top; Spain, Portugal and Czechia remain in withdrawal; Greece is at peak; Germany and the UK move toward recovery; Romania enters the Virtual Portfolio.
Market Review — Berlin
Berlin is Germany's capital and one of Europe's most watched property markets. Average prices of €4,500–6,000/sqm are rising after years of underperformance versus Munich and Hamburg, driven by tech sector growth (Berlin is Europe's startup capital), population growth of 1%+ annually, and constrained new construction. LTR yields of 3.5–4.5% are modest by CASABROVA standards, but appreciation potential is strong.
Germany's Mietpreisbremse (rent brake) limits new-let rents to 10% above the local Mietspiegel (rent index) in designated areas, affecting STR-to-LTR conversion strategies. STR (Zweckentfremdung) regulations require registration and cap short-term rentals at 90 days/year for non-primary residences. These regulations make Berlin primarily an LTR + appreciation play rather than a yield play.
Key considerations: Germany's 26.4% CGT drops to 0% after 10 years of ownership — a powerful incentive for long-hold strategies. Purchase costs are among Europe's highest: 6% transfer tax + 1.5% notary + 3.5% agent = ~11% all-in. The market's depth and transparency make Berlin suitable for institutional-quality investments.
Last updated: April 25, 2026
Discussions — Berlin
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