City West, set out in figures

Editorial

What this compass does, and what it doesn't.

City West, the area around Kurfürstendamm, Charlottenburg and Wilmersdorf, is watched more closely than almost any other part of Berlin. That is exactly why most of the misleading figures circulate here. Prices from listings are passed off as the market situation. And an average across the whole district blurs the fact that a side street and a Ku'damm address are two different worlds.

Some figures are based on only a few sales, especially for new builds. We say so rather than pretending to a precision that currently does not exist.

Contents

Chapter 01 · Flat purchase prices

Paid and asking: two different figures.

The price in a listing is a wish, not a result. In Wilmersdorf, wish and reality are around 3 per cent apart, in Charlottenburg around 7 per cent. So anyone buying or selling should go by what was actually paid. The listing price is only the start of the conversation.

Existing owner-occupied flats, by neighbourhood

A comparison figure for the whole district

The IBB Housing Market Report 2025 listing data does not give a median price for Charlottenburg-Wilmersdorf. It only says how many flats fall into which price band. From this, we have extrapolated the median asking price: around €6,400/m². Median means that half the flats are above it and the other half below. The figure comes from our own calculation, not from an authority.

The figure is from 2025, so it is older than the Guthmann figures from 2026. As well as Charlottenburg and Wilmersdorf, it covers Grunewald, Halensee, Schmargendorf and Westend. It gives a rough framework but does not replace looking at the individual neighbourhood above.

Chapter 02 · Rents and land values

Rents and land values: the context.

We make the same distinction for rents. The median of all listings in the district is €19.17/m² net cold listing data, within a very wide range of €10.00 to €28.20/m². In Charlottenburg and Wilmersdorf, around €21/m² net cold is being asked. That is in the upper part of this range and well above the district median.

The standard land value (Bodenrichtwert) tells you what the land is worth, not the flat

The €1,800/m² is the median value across all 55 zones in the district, from the quiet residential street to the best address. In the best locations in the district, the land value reaches around €2,800/m² official, as of 01/01/2026.

Chapter 03 · Market trend

Three perspectives on one trend.

Depending on which statistics you read, the Berlin housing market is currently falling, flat or rising. All three statements are true. They just measure different things. That is why we put them side by side instead of picking out one figure.

In short: things are calming down, but it is not an upswing

For Berlin as a whole, there is still a slight decline. In the district, prices are roughly flat. In Charlottenburg and Wilmersdorf, actual sales show a clearer increase. But this is based on fewer cases than a large index. So read this figure with caution.

Bottom line: the market in City West is calming down and is strong in places. It is not a broad-based upswing.

Chapter 04 · Investment property

What comes in and what the loan costs.

If you buy a property as an investment, you look at a gap: what does it bring in each year, and what does the loan cost? The property yield rates (Liegenschaftszinssätze) of the valuation committee (Gutachterausschuss) provide reliable guidance. The property yield rate tells you what percentage of the purchase price a property in this location earns each year.

The price-to-rent multiplier tells you how many years of net cold rent a buyer pays for the building. In Charlottenburg-Wilmersdorf it is 24.5, while the Berlin median is 21.1. So buyers here pay more years of rent than in the rest of the city. Across the districts reported, the range runs from 15.9 in Marzahn-Hellersdorf to 24.5.

Chapter 05 · New builds

New builds: the official figure and the asking prices.

For newly built flats sold for the first time, the Berlin valuation committee (Gutachterausschuss) publishes a reliable figure for the whole city. There are no official statistics of this quality for City West alone. The asking price range for this location has now been confirmed by several independent sources for 2026.

Two figures that measure different things

The €7,878/m² is the median price actually paid for a new build across Berlin in 2024. It is based on many sales, so the figure is well founded.

The €10,000 to €13,000/m² is what is being asked in City West in 2026. Several independent sources confirm the range. It does not say what was actually paid in the end; there are no official statistics for this location.

Setting the two figures against each other would make no sense; they do not measure the same thing. Anyone who wants to assess a particular new-build project has to look at it individually.

Chapter 06 · Context

One district, two markets.

Charlottenburg-Wilmersdorf is not one market but two. The best addresses on Kurfürstendamm pull prices up. Much less is paid in the side streets. The next chart shows how prices are distributed across the district (IBB, listing data).

More than a third of all flats offered in the district are priced at €7,000/m² or above, and a good fifth even at €8,000/m² or more. This shows the split: at the top, the expensive locations on the Ku'damm, below them a broad mid-range. An average for the whole district is therefore of little help for your address.

Around Kurfürstendamm: what refurbished period buildings (Altbau) achieve

For refurbished period flats in the best locations on Kurfürstendamm, notarised sales show a range of around €7,500 to €9,000/m². At the top end, €10,000 to €11,000/m² is reached, and in individual cases more.

Behind this are the median prices of individual streets: George-Grosz-Platz €8,650/m², Savignyplatz €7,570/m² and Breitscheidplatz €6,920/m² (Guthmann, analysis of notarised sales, June and July 2026).

In Charlottenburg and Wilmersdorf, prices are 4 to 5 per cent above the previous year, while Berlin as a whole is still down 2.0 per cent. City West may therefore be recovering earlier than the city overall. However, this statement is based on the smaller data set from chapter 03. Read it with caution.

Chapter 07 · Sources

List of sources.

Every figure in this compass has a source. Official statistics and the observations of estate agencies differ in reliability. That is why we always show them separately.