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Property in Spandau
In no Berlin district is the purchase price equivalent to as few annual rents as in Spandau. For buyers who want to let, that is the most important figure.
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Spandau Citadel with its moat. Photo: Flocci Nivis, CC BY 4.0, cropped
- Google rating 4.6 out of 5 stars47 Google reviews, as of 28/09/2026
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Overall rating and number of reviews from our Google profile, as of 28/09/2026. We do not check whether the reviewers actually used our services, and we give no consideration in return for reviews. Notes on reviews
around 25calculated price-to-rent multiplier, i.e. purchase price divided by annual rent, the lowest figure of the twelve districts (Berlin around 31)IBB Housing Market Report 2025, our own calculation from listing data; median falls in an open-ended outer class, so less certain
57%of owner-occupied flats on offer cost less than €4,000 per m², the highest share in BerlinIBB Housing Market Report 2025, listing data
€12.50 per m²median asking rent across all listingsIBB Housing Market Report 2025, listing data
plus 2,325arrivals minus departures in 2025, number of people, the fourth-highest figure of the twelve districtsStatistical Office for Berlin-Brandenburg, Statistical Report A III 2 - j/25
Estate agent in Spandau
BBI Immobilien brokers owner-occupied flats, houses and apartment buildings in Spandau, from the old town and Wilhelmstadt to Kladow and Gatow. Responsible is our team at Kurfürstendamm 178-179: twelve staff, ten of them estate agents, working across the whole of Berlin with a focus on the City West. The BBI brand has existed since 1995; today it is part of NAI apollo. On paper, around 25 annual rents are contained in the purchase price here, the lowest figure of the twelve districts, compared with around 31 in Berlin (IBB Housing Market Report 2025, own calculation from listing data). And 57 per cent of the owner-occupied flats on offer cost less than 4,000 euros per square metre. We carry out the initial appraisal free of charge (method); details of the commission are on Selling.
What the location shows
A note on accuracy. The source groups prices into classes, and the lowest class has no lower limit. Some of the purchase prices are therefore below the lowest stated threshold. This makes the median purchase price here less certain than in the other eleven districts.
The overall picture still holds. On paper, the purchase price is equivalent to around 25 annual rents, compared with around 31 in Berlin. That is the lowest figure of the twelve districts (listing data from the IBB Housing Market Report 2025, our own calculation).
57 per cent of owner-occupied flats on offer cost less than €4,000 per square metre, the highest share in Berlin. The median asking rent across all listings is €12.50 per square metre. If you are looking for rental income and do not need to stay in the city centre, this is, on paper, the best starting position in the city.
Neighbourhoods and locations
A single figure for the whole district lumps together very different markets. These locations shape Spandau:
- Altstadt Spandau and Wilhelmstadt: The historic core, densely built up, home to most of the district's multi-family buildings.
- Kladow and Gatow: Areas of detached houses near the Havel, with the highest price level in Spandau.
- Hakenfelde and Haselhorst: Locations near the water with extensive new building in recent years.
- Staaken and Falkenhagener Feld: Large housing estates and terraced houses on the western edge of the city, the least expensive part of the district.
Prices per square metre in Spandau 2026
In Spandau, sellers asked for an average of €3,737 per square metre for flats according to the latest IBB Housing Market Report, against €5,789 across Berlin. The average asking rent was €12.50 per square metre per month (Berlin €15.78). That works out at 24.9 years of rent in the asking price, 30.6 across Berlin. For multi-family buildings sold by notary in 2026 up to 13 October, the multiple in the district was 19.0 (28 sales, Berlin 20.9). These are asking prices, not purchase prices; for your flat the street, building, floor and condition are decisive.
Source: IBB Housing Market Report 2025, Tables 25 and 27, own calculation by BBI; as of: 2025 edition. Multiplier for multi-family buildings: Guthmann Estate, based on transaction data from the Berlin valuation committee (Gutachterausschuss), as of 13/10/2026. The median purchase price for Spandau comes from a price band that is open at the bottom and is therefore less certain. All districts compared: Asking prices for owner-occupied flats by district and Price-to-rent multiplier in Berlin.
Selling in Spandau
Spandau is often underrated because many people use inner-city prices as their yardstick. When selling, proximity to water and green space is the strongest argument, and in Kladow and Gatow the character of the detached houses adds to it. With multi-family buildings, the low multiplier convinces anyone who wants to let.
BBI Immobilien is based on Kurfürstendamm and brokers property throughout Berlin. Our focus is City West. We work the same way for Spandau. Market data backed by evidence, not gut feeling. An asking price that comes from the specific location. And, where it suits the property, a quiet approach to registered buyers first, before we publish widely.
Buying in Spandau
For buyers on a tight budget, Spandau is one of the few districts where a home of your own with a garden is still affordable. Check the journey times: getting from Kladow to the centre takes a while, and that belongs in the purchase decision.
Looking for a different district? The market data section puts all twelve Berlin districts in context.
For buyers
For buyers in Spandau
Current offers in Spandau, plus calculators and guides for buyers.
Frequently asked questions
Spandau: frequently asked questions.
Answers as of 6 November 2026
Is Spandau a good place for a buy-to-let flat?
On paper, yes. The purchase price is equivalent to around 25 annual rents, the lowest figure of all Berlin districts (listing data, IBB Housing Market Report 2025, our own calculation). So for the same annual rent, you pay less here than elsewhere in Berlin. Whether an individual building is worth it also depends on its condition, the existing tenancy agreements and any upcoming repairs.
How is Spandau developing?
In 2025, 2,325 more people moved in than moved out, the fourth-highest figure of the twelve districts (Statistical Office for Berlin-Brandenburg, Statistical Report A III 2 - j/25). By 2040, the Senate Department expects around 6.1 per cent more residents (medium variant, base year 2024). In 2025, 814 flats were completed in Spandau, rank 7 of 12 (Statistical Office), after 2,477 in 2024. So supply is growing more slowly than before.
How much does an owner-occupied flat cost in Spandau?
57 per cent of the owner-occupied flats on offer cost less than 4,000 euros per square metre, the highest share in Berlin (IBB Housing Market Report 2025, listing data). The figure is not exact: the lowest price band in the source is open-ended, so the median purchase price is less certain than in the other eleven districts.
How high are rents in Spandau?
Landlords ask 12.50 euros per square metre at the median of all listings (IBB Housing Market Report 2025). Together with the low purchase prices, this works out at around 25 annual rents in the purchase price. Anyone seeking rental income who does not need to stay in the inner city will find, on paper, the best starting position in the city here.
Who is Spandau suitable for?
For buyers on a tight budget looking for a home of their own with a garden; in few districts is that still affordable. Travel times belong in the decision. It takes a while to get from Kladow to the centre.
Which parts of Spandau are the most expensive?
Kladow and Gatow, detached-house areas close to the Havel with the highest price level in the district. The cheapest are Staaken and Falkenhagener Feld on the western edge of the city. The old town and Wilhelmstadt contain most of Spandau's apartment buildings.
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What really helps at this point.
Market data for all twelve districtsSpandau is at the bottom end on several key figures. Berlin housing marketWhy the outer areas have recently gained more in relative terms. Additional purchase costs in BerlinWith lower purchase prices, they weigh more heavily in proportion. Charlottenburg-Wilmersdorf: market dataThe neighbouring district that Spandau prices take their cue from. Price-to-rent multiplier BerlinHow many annual net cold rents the purchase price contains, with completed sales and asking prices kept separate.
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