City West, Charlottenburg & Wilmersdorf

At a glance

The market in one paragraph.

From 2022 to 2024, prices in the west of Berlin fell. That is over: in 2025 and 2026 they are rising slightly again. For a resale flat in Charlottenburg, notarised prices are around €5,900 per square metre, in Wilmersdorf somewhat higher.

The land on Kurfürstendamm is the most expensive in all of Berlin: up to €19,000 per square metre where shops and offices stand. Residential land in the district has a median value of €1,800.

More is being sold again, and prices are rising slowly. The market is far from a boom.

What this report contains

1 · Purchase prices for owner-occupied flats

Existing flats at around €5,900 to €6,140 per square metre.

For resale flats, notarised prices in Charlottenburg are around €5,900 per square metre, in Wilmersdorf around €6,140. Both neighbourhoods are 4 to 5 per cent above the previous year. For Berlin as a whole, the official figure is around €5,140. So the west remains more expensive than the rest of the city.

2 · Standard land values

From residential plots to the most expensive land in Berlin.

In hardly any other district are the values so far apart. On Kurfürstendamm and Tauentzien, where shops and offices stand, land costs up to €19,000 per square metre. That is the highest value in Berlin. The residential streets behind them have a median value of €1,800. Anyone who speaks of a single price per square metre for City West is misleading you.

3 · Rents

Two rental worlds that must not be confused.

For rents there are two figures, and they mean completely different things. The first is the local comparative rent from the Berlin rent index (Mietspiegel) 2026. The Berlin average is €7.71 per square metre net cold rent. It is the yardstick for what the rent cap (Mietpreisbremse) allows.

The second is what appears in listings when a flat is re-let. In Charlottenburg and Wilmersdorf that is around €21 per square metre, a multiple of the first figure.

What this means for letting

The rent cap (Mietpreisbremse) under § 556d BGB (German Civil Code) applies in Berlin and has been extended until the end of 2029. When a new tenant moves in, the rent may be at most 10 per cent above the local comparative rent. There are exceptions, including for new builds and for flats that have been completely renovated.

So the high figures from listings cannot be achieved for every flat. The rent index places each flat in a category according to location, year of construction, size and features. Charlottenburg and Wilmersdorf are mostly classed as a good residential location (gute Wohnlage).

4 · Houses and apartment buildings

Villas in Grunewald, apartment buildings (Zinshäuser) at 24.5 times the annual rent.

Houses in Charlottenburg-Wilmersdorf cost around €7,700 per square metre on average, slightly less than in the previous year. In Grunewald, detached houses are at around €8,160 to €8,430 per square metre. Depending on the plot and condition, the range is wide.

For an apartment building, the annual rent counts, not the square metre

For multi-family buildings and apartment buildings (Zinshäuser), the price per square metre says little. Too few are sold, and no two buildings are alike. More telling is how many years' net cold rent the buyer pays.

In Charlottenburg-Wilmersdorf that is 24.5 times the annual rent (Guthmann Estate, based on the purchase price data of the valuation committee, as of 2026). Put another way, around 4.1 per cent of the purchase price comes in as rent each year, and that is before any costs.

For comparison: in 2021, at the peak, buyers in the district paid almost 40 times the annual rent. The return was correspondingly low. Measured by the annual rent, investors are therefore buying more cheaply today than before the fall in prices.

5 · Transactions and trend

More sales, moderately rising prices.

The Berlin property market saw considerably more turnover again in 2024/2025.

In 2025, the valuation committee (Gutachterausschuss) counted exactly 22,912 sales across all types of property, 10 per cent more than in the previous year. A total of €16.05 billion changed hands, 8 per cent more. The valuation committee analyses the contracts signed before a notary. At present the figures do not go beyond 2025.

For resale flats, the official average in the first half of 2025 was €5,140 per square metre, 3.2 per cent more than a year earlier.

Where the market stands

From 2022 to 2024, prices fell because interest rates rose. In 2025 things calmed down, and in 2026 prices are rising slightly again. Visibly more is being sold, and prices are rising slowly. The market is returning to normal. This is not a new boom.

For owners this means it is a reasonable time to sell. The right price in the listing will get you more than waiting for double-digit growth.

6 · Micro-locations and assessment

Here the street decides, not the postcode.

The averages in this report hide how far apart individual streets are.

In Charlottenburg, flat prices range from around €4,800 on Schloßstraße to over €8,600 per square metre on George-Grosz-Platz. In Wilmersdorf they are between around €4,300 and €8,300.

Of two flats of the same size, one can therefore cost almost twice as much as the other, purely because of the address.

What this means for your property

An average helps to put the market into perspective. It does not determine the price of your flat. Condition, layout, floor, lift, balcony and the exact address shift the value considerably. That takes someone who knows the streets and looks at the flat. That is exactly what we have been doing in Berlin for around 30 years.

7 · Methodology and sources

Where the figures come from.

This report relies mainly on official sources and supplements them with reputable market data. Where a figure is officially confirmed and where it has been estimated is stated in each case.

All values rounded. The new-build prices by neighbourhood and some apartment building values are based on only a few sales. They indicate a direction, not an exact value. This report provides information about the market. It does not replace a valuation of your property or an expert report under § 194 BauGB (German Federal Building Code).