Full market value report
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Detailed valuation report with in-depth review, research and a clearly reasoned derivation of the market value.
Property valuation expert · Berlin office
Property valuer in Berlin – personal property valuation
Berlin does not have one property market, but many. I value your property in its own location, not against a city-wide average. And I tell you in advance which valuation you actually need.
Jens Krüger · Let’s talk: +49 30 22 02 73 35
Full market value reports, short-form valuations and pre-purchase consultations for houses, flats, land, apartment buildings and commercial and industrial property in Berlin – handled personally by Jens Krüger, Dipl.-Wirtsch.-Ing. (FH), with more than 20 years of valuation practice and over 700 valuation instructions.
In Grunewald, buyers paid an average of €9,650 per m² of living area for detached and two-family houses in 2025; in Spandau, €4,133 per m². District and neighbourhood are only the start – what determines the value of your property is its residential location, plot and building.
Handled personally · independent · fixed prices from €499
Office: Kolonnenstraße 8, 10827 Berlin · site inspections throughout Berlin
Property valuation in Berlin – which service fits your purpose?
Short-form valuation
from €1,299
Expert valuation with a site inspection and a deliberately reduced scope of review and documentation.
Market value indication
from €599
Approximate desktop valuation without a site inspection for a first internal estimate of value.
Pre-purchase consultation
from €499
Viewing before the purchase decision: visible condition, conspicuous features and foreseeable investment needs assessed professionally, with the asking price put into context against them. Independent value estimate: €1,499 combined with a short-form valuation.
Floor area calculation
from €799
Measurement and calculation of living, usable and lettable areas, with overview floor plans if required.
Apartment buildings, commercial & industrial
individual quotation
Investment, commercial, production and industrial property – individual quotation after reviewing the property. Apartment buildings → Commercial & industrial →
Berlin in three findings: active, but uneven
Three results from the latest market report show why a Berlin average can only be the starting point for a valuation:
10% more than in 2024 – yet for developed plots, transaction volume still fell by 3%.
across Berlin; in the Mitte neighbourhood €9,374 per m², in Spandau €3,235 per m² of living area.
Transactions fell; for purely residential rental buildings, the price level was 4% lower.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
Your property valuation expert in Berlin – in person, not an anonymous platform.
The instruction stays professionally in one pair of hands: from the first conversation through the site inspection and market data analysis to the report and any follow-up questions.
Jens Krüger
Dipl.-Wirtsch.-Ing. (FH) · property valuation expert
Working in property valuation since 2005. A background in both construction and business: the property market, building, use and economic factors are assessed together.
Expert for the valuation of developed and undeveloped land (TÜV-Akademie Rheinland, final examination PersCert TÜV 2005)Geprüfter Sachverständiger für Immobilienbewertung (EIPOS, Level II, 2019) – examined property valuation expertmore than 700 valuation instructions handled personally
Qualifications & professional background →What do you need the property value for?
Inheritance & community of heirsEstate, buying out co-heirs, compulsory share or a planned sale.Separation, divorce & accrued gainsProperty values as at the relevant dates, documented transparently.Gifts & transfersValue for lifetime succession, including with usufruct or a right of residence.Partition auctionA report of your own as a basis for negotiation, or a review of the court-appointed valuation.Reviewing an existing reportPlausibility review, expert statement or counter-valuation where doubts are justified.Buying a houseVisible condition and investment needs before you decide; the asking price is put into context against them. For an independent value estimate: pre-purchase consultation with a short-form valuation – not a building defects survey.Sale & statement of assetsAn independent assessment as a basis for price expectations and decisions about assets.
Which property is to be valued?
Detached & two-family houseFlatLandApartment buildingMixed-use buildingCommercial propertyIndustrial & special-purpose property
For law firms, professional guardians, estate administrators and companies: valuations for professional clients. Encumbrances such as usufruct and rights of residence or a heritable building right are taken into account depending on the purpose of the valuation.
Berlin: a polycentric metropolis, not a uniform market
Berlin is Germany’s capital, a city of millions and a property location with exceptionally varied geography. For valuation purposes, what matters is that the market cannot be explained by the twelve districts alone. Within a single district, residential location, building structure, type of use, density and land value levels can vary considerably.
The Berlin valuation committee therefore analyses the market by sub-market, residential location, age band and – where possible – down to the level of former districts or neighbourhoods. For building land, use and development density are added.
The residential location classification distinguishes simple, average and good residential locations. For property valuation, the valuation committee adds a very good residential location. The model takes into account, among other things, the standard land value, green space provision, distance to centres and public transport, and ambient noise.
District and neighbourhood are therefore important geographical reference points – but they replace neither the specific residential location nor the examination of the plot and building.
More transactions and higher turnover – but different sub-markets
In 2025, 22,912 transactions were registered, 10% more than in 2024. Transaction volume rose by 8% to around €16.1bn.
+10%
+8%
+35%
+10%
The overall figures must not be read as a uniform price trend. For developed plots, the number of sales rose by 11%, while transaction volume fell by 3%. Activity, transaction volume and price levels have to be considered separately.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
First half of 2026: fewer transactions, prices largely stable
The half-year update of September 2026 shows weaker transaction activity, while prices have so far reacted much less.
Sales −5% · volume −7%
Sales −3%
Sales −12% · volume −19%
Sales −4% · volume +17%
In the new-build flat market, the formal average price fell by 8%. The report attributes this largely to fewer sales of micro-apartments, which form a separate high-priced sub-market at around €10,000 per m². Without this volume effect, there is instead an increase of around 2%. An average has to be understood before it is applied to a specific property.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
District and neighbourhood do not yet define a property’s location
The sale price data shows how wide the spread within Berlin can be. The following figures are not a ranking, but evidence that a Berlin average can only be the starting point for placing a property in the market.
Avg. living area 2025 · 8 sales
Avg. living area 2025 · 7 sales
Avg. living area 2025 · 54 sales
Avg. living area 2025 · 169 sales
Even within one neighbourhood, residential location, plot, year of construction, building type and condition can lead to considerable differences.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
Berlin’s largest sub-market – and particularly dependent on location
In 2025, 16,386 flats were sold, 11% more than in the previous year. Transaction volume rose by 15% to around €6.54bn. The Berlin-wide average purchase price was €5,511 per m² of living area (+5%). New-build developments achieved an average of €8,108 per m².
Berlin-wide average 2025
Average 2025
Avg. 2025 · 779 sales
Avg. 2025 · 456 sales
Prenzlauer Berg was at €6,300/m², Grunewald €6,111/m², Friedrichshain €5,887/m², Kreuzberg €5,647/m², Charlottenburg €5,201/m², Zehlendorf €4,768/m² and Neukölln €4,425/m². For a specific flat, the age and condition of the building, residential location, size, floor level, fittings, common property and legal circumstances have to be assessed together.
The highest flat sale reported was around €6.5m, or €22,350/m², in Mitte – an exceptional case, not a benchmark for the neighbourhood.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
Year of construction, residential location and building type change the price level
In 2025, 2,647 plots with detached and two-family houses were sold (+7%). The Berlin-wide average – excluding villas and country houses – was around €3,830 per m² of value-relevant gross floor area (wGF), almost unchanged on the previous year.
For detached houses, the average total purchase price was around €670,000. Typical ranges: €400,000–850,000 for buildings constructed before 1949, €430,000–700,000 for 1949–1989 and €590,000–930,000 for buildings from 1990 onwards.
For detached houses built between 1920 and 1948, the average in simple/average residential locations was €3,175/m² wGF and in good/very good residential locations €4,583/m². Residential location and year of construction have to be considered together.
Important: wGF is not living area. The average conversion factor from living/usable area to wGF for detached and two-family houses is approximately 81/100.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
Price per square metre and income multiplier do not tell the same story
In 2025, 415 purely residential rental buildings and 419 mixed-use buildings were sold.
Avg. 2025 · multiplier 22.6
2025
Avg. 2025 · multiplier 21.9
2025
For rental buildings, the price per square metre rose from €1,915 to €2,035/m² wGF, while the multiple of annual net rent fell from 23.5 to 22.6. For mixed-use buildings, the price per square metre fell from €1,855 to €1,775/m², while the multiplier remained almost stable at 21.9 compared with 21.7.
An income multiplier must not be applied in isolation. Rent, property size, commercial share, age of the building, remaining useful life, land value, operating costs and the mix of sales all influence where a property sits in the market. In H1 2026, the price level of purely residential rental buildings was 4% lower, while mixed-use buildings were stable at around +1%.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
Location, use and development density determine the level of land values
A blanket “Berlin land price” would be professionally useless. The valuation committee distinguishes between detached-house areas with open development, closed residential development with different floor area ratio (GFZ) ranges, and office and commercial uses.
very good location · standard land value 1 Jan 2026
very good location
very good location
very good location
As at 1 January 2026, standard land values for individual housing were reduced by 5% across Berlin; for multi-storey residential development they remained unchanged. For office land in secondary locations and investment-oriented commercial locations, reductions of 10 to 25% were made depending on location.
For dense closed residential development with a GFZ of 2.0–4.5, the standard land value level in good residential locations in Mitte reaches up to €12,000/m². Not only location but also development density fundamentally changes the level of land values.
Standard land value and land value – what is the difference? →
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
Berlin’s commercial market also breaks down into different segments
In 2025, 100 office and commercial buildings were sold, 20% more than in 2024. Transaction volume also rose by 20% to around €1.47bn. The report separates the City from the rest of Berlin and shows considerable differences.
Avg. 2025 · 8 sales
Avg. 2025 · 3 sales
2025 · +26%
2025 · −37%
For older buildings constructed up to 1919, the City average was €8,458/m² wGF – but based on only ten sales. The number of cases is therefore an integral part of the figure. For retail properties, the valuation committee expressly does not give a price because of the small number of cases and the very different uses.
For commercial building land, office locations were mostly adjusted downwards. Particularly outside the S-Bahn ring, weaker letting markets, high construction costs and more restrictive financing are affecting marketability. Standard land value corrections reach up to 25%, depending on location. Simple commercial uses and sought-after retail locations, on the other hand, show a different picture.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
Reference unit, number of cases and model are part of the figure
Berlin has an exceptionally extensive official data basis. For precisely this reason, the professional task is not to adopt as many figures as possible, but to select the data that fits the specific property.
Living area and value-relevant gross floor area must not be confused. Averages can be influenced by the mix of transactions. Small numbers of cases limit their reliability. Standard land values must match the specific zone, use and development density. Income multipliers only make sense within their respective model.
The figures shown on this page are therefore intended as market orientation. A market valuation begins where sub-market, location, plot, building, use, legal circumstances and suitable market data are brought together.
Full market value report → Short-form valuation → Market value indication → Commercial & industrial →
Villas, country houses and townhouses need their own assessment
Villas and country houses form a separate sub-market. In 2025, this market was shaped by Kladow, Grunewald, Westend, Wilmersdorf, Biesdorf, Pankow and Mahlsdorf, among others. Location, plot and building size, specification and condition explain the wide spread.
Avg. 2025 · 3 sales
Avg. 2025 · 8 sales
Avg. 2025 · 6 sales
Dahlem
The small numbers of cases make it clear that these are not automatic comparable prices. Townhouses are also recorded separately: ten resales in Mitte, Friedrichshain and Prenzlauer Berg, averaging around €2.82m, with a typical range of €960,000–7.1m and €8,502/m² wGF.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
Berlin properties need the right figure
Berlin has an exceptionally extensive official data basis – the real task is to select the data that fits your property. Reference unit, number of cases and residential location belong to every figure. I bring together sub-market, location, plot, building and legal circumstances to arrive at a clearly reasoned value.
Request a valuation → or call directly: +49 30 22 02 73 35
Official market data for 2025 with the latest half-year update
The main professional basis is the Immobilienmarktbericht Berlin 2025/2026 (Berlin property market report) of the Gutachterausschuss für Grundstückswerte in Berlin. It analyses the market year 2025. In addition, the analysis of the first half of 2026 published in September 2026 is used.
The reference periods are not mixed: 2025 forms the complete annual basis; the first half of 2026 serves solely as a current market update. Where small numbers of cases or particular sampling effects limit the reliability of a figure, this is stated explicitly.
Source: Gutachterausschuss für Grundstückswerte in Berlin (Berlin valuation committee), Immobilienmarktbericht Berlin 2025/2026 (market year 2025) and analysis of the first half of 2026; Datenlizenz Deutschland – Zero – Version 2.0.
Property valuer in Berlin – and for Potsdam and Brandenburg
My office is at Kolonnenstraße 8 in Berlin; from here I value property throughout the city, from period buildings in Prenzlauer Berg and villas in Steglitz-Zehlendorf to detached houses in Spandau or Treptow-Köpenick. I also take on instructions in Potsdam and the state of Brandenburg – in Potsdam-Mittelmark, Teltow-Fläming, Oberhavel, Barnim, Havelland, Dahme-Spreewald, Oder-Spree and Märkisch-Oderland, as well as in Brandenburg an der Havel and Frankfurt (Oder).
Within Berlin, the valuation committee distinguishes simple, average, good and very good residential locations and – where possible – analyses down to neighbourhood level. In Brandenburg, the districts and independent towns form separate property markets, each with its own data from the local valuation committees.
Frequently asked questions
Is the Berlin average price enough to estimate the value of my flat?
No. The Berlin-wide average for flats in 2025 was €5,511 per m² of living area, but the neighbourhoods are far apart – Prenzlauer Berg at €6,300/m², for example, and Neukölln at €4,425/m². For your flat, the age and condition of the building, residential location, floor level, fittings, common property and legal circumstances also come into play.
Why does the Berlin market report give house prices per m² of floor area rather than living area?
The valuation committee mostly analyses detached and two-family houses and rental buildings per m² of value-relevant gross floor area (wGF). wGF is not living area: for detached and two-family houses, the conversion factor is approximately 81/100. Anyone who confuses the two will arrive at the wrong result.
Is the standard land value already the value of my plot?
No. The standard land value is an average location value for a model plot within a standard land value zone. The specific plot may differ from it.
Do you also value apartment buildings and commercial property?
Yes. Besides residential property, I value apartment buildings, mixed-use buildings and commercial, production and industrial property.
Which valuation is right for my case?
That depends on the occasion, the type of property and the depth required. Before you instruct me, we clarify together which scope suits the purpose.
How much does a property valuer in Berlin cost?
With Berlin property values, that is a fair question: valuation fees based mainly on the value of the property quickly become high here. My prices are not based solely on the property value, but above all on the service, the type of property and the work involved. For flats and detached and two-family houses with up to 160 m² of living area under normal valuation conditions, the short-form valuation starts at €1,299 and the full market value report at €2,599 – each incl. VAT. For apartment buildings and investment properties, you receive an individual quotation. All prices at a glance.
Regional property markets in Brandenburg
The property markets in Brandenburg differ considerably. The market pages are therefore organised according to the responsible valuation committees and their regional data.
Property valuer for Potsdam →Property valuation for Kleinmachnow, Teltow and Potsdam-Mittelmark →Property valuation in the Teltow-Fläming district →Valuer for Oberhavel →Property valuation in Barnim →Market value reports in Havelland →Property valuer for Dahme-Spreewald →Property valuation in the Oder-Spree district →Valuer for Märkisch-Oderland →Property valuation for Brandenburg an der Havel →Property valuer for Frankfurt (Oder) →
Standard land values and property market data in Brandenburg
The locally responsible valuation committees keep purchase price collections, determine standard land values and derive other data required for valuation.
A standard land value is not the market value of a specific plot. It relates to a model reference plot within a zone. Differing plot characteristics and the specific market situation have to be examined in the valuation.
Direct contact
JK-Wertermittlung · Berlin office
Kolonnenstraße 8
10827 Berlin
Tel.: +49 30 22 02 73 35
info@jk-wertermittlung.de
Let’s talk.You speak directly to me: +49 30 22 02 73 35