Apartments in Berlin for foreigners: where to buy

Berlin is the largest and, by German standards, still the most accessible big-city market: prices are well below Munich, and foreigners can buy without a special permit. What changes the outcome is not the passport but the district, the building and the rules that apply to it. This guide is for people who live in the EU or elsewhere and consider buying an apartment in Berlin, as of October 2026. For national price context see Germany property prices and buying costs.

Berlin districts and asking prices

Figures below are asking prices per square metre of used flats, taken from portals and market associations, not registered transaction prices. They are indicative and move quickly. Transaction prices are usually lower, so check the latest report of the Berlin valuation committee (Gutachterausschuss) before you offer.

• City-wide: the median asking price for a used flat was reported at about 5,500 EUR per m2 in the first quarter of 2026 (LBS), roughly 1% above a year earlier.
• Mitte: about 7,500 EUR per m2 in portal averages for 2026, the top of the market.
• Neukölln: about 5,700 EUR per m2, after a visible rise from the year before.
• Treptow-Köpenick: about 4,600 EUR per m2.
• Reinickendorf: about 4,200 EUR per m2, among the lower-priced districts.

Other districts such as Charlottenburg-Wilmersdorf, Pankow, Friedrichshain-Kreuzberg and Steglitz-Zehlendorf have their own price levels; see best areas to buy property in Germany for a wider view. Inside one district, the price can differ by 30-40% between streets, so compare by street and building year, not by district name only.

Rent brake: what it means for an owner

Berlin is a tight housing market. When a flat is re-let, the rent may in general be at most 10% above the local comparative rent (the Mietspiegel level), under the Mietpreisbremse. The federal rule has been extended to the end of 2029, and Berlin extended its ordinance accordingly; see the official Berlin notice. There are exceptions, for example for new builds and after extensive modernisation. For an investor this means that the rent you can ask is capped by the rulebook, not by what the market would bear. Do not assume that the asking rent in a listing is the legal rent. Yields are therefore best treated as a range you check flat by flat; we do not quote a figure here. More on this in rental yield and investment in Germany.

Milieuschutz and conversion rules

Many Berlin neighbourhoods are designated Milieuschutz areas (social preservation areas under an Erhaltungsverordnung). Typical consequences for a buyer:

• Modernisations such as a second bathroom, a lift or a large balcony may need district approval.
• The district can examine whether to use its right of first refusal when a building is sold. A buyer can sometimes avoid this by signing a waiver agreement (Abwendungsvereinbarung) with obligations.
• Converting a rented building into condominiums is restricted by a separate conversion ordinance, which Berlin has extended.

For a single flat already registered as a condominium, the effect is smaller, but ask the seller and the notary whether the building lies in such an area.

Condominium paperwork: Teilungserklärung and WEG

An apartment in Germany is bought as a share of a building, held in a homeowners' association (WEG). Ask for these documents before you sign:

• Teilungserklärung and community rules: what exactly belongs to you, what is common property and who pays for what.
• Protocols of the last three owners' meetings, and the current budget (Wirtschaftsplan) and annual statement.
• Erhaltungsrücklage (maintenance reserve): its balance, the monthly contribution and any planned or decided special levies. A low reserve in an old building often means a larger bill for the new owner.
• Energy certificate and the status of heating and roof, since efficiency rules change.

Our resale property checklist goes through the full list.

Buying costs in Berlin

The price is only part of the budget. Costs that the buyer normally pays on top:

• Grunderwerbsteuer (real estate transfer tax) in Berlin: 6% of the price.
• Notary and land register: about 1.5-2% of the price. The fees are set by statute (GNotKG), so notaries do not compete on price.
• Agent commission: since December 2020, for a flat or a single-family home the buyer can be charged at most half of the commission, in practice usually split between buyer and seller. The commission is set in the contract; read it before you sign.

Mortgage financing for non-residents is possible but depends on income proof and the bank; see mortgage for foreigners in Germany.

For Russian-speaking buyers and expats

Berlin has a large Russian-speaking community, and you can find lawyers, tax advisers and agents who work in Russian. Practical points:

• A notary must make sure you understand the contract. If you do not speak German well, expect to bring an interpreter or to ask for a translation; ask the notary early what they require.
• Documents: valid passport, proof of address, and a German tax ID (Steuer-ID) for mortgage and rental income. Foreign documents may need an apostille and a sworn translation.
• Banks and notaries apply anti-money-laundering checks (identity and source of funds). Prepare documents showing where the money comes from and keep the transfer path clear.
• Beware of sellers who ask for payment before the notarised contract.

Nothing here replaces advice from an independent lawyer who knows your situation.

FAQ

Can a foreigner buy an apartment in Berlin? In general yes. Germany has no general permit requirement for foreign buyers of flats; the process is the same as for locals. Confirm your case with a notary.

How much is the transfer tax in Berlin? 6% of the purchase price in 2026, paid by the buyer. Rates differ by federal state.

Can I rent out the flat at any price? No. In Berlin the rent brake limits the rent on re-letting to 10% above the local comparative rent in most cases. Check exceptions for the specific flat.

Which Berlin district is the cheapest? On asking prices, outer districts such as Reinickendorf and Treptow-Köpenick are lower than the centre, but street and building quality matter more than the district.

What is the maintenance reserve? A fund of the owners' association for repairs. Its size and the planned works tell you about future costs.

How we help

We are a trilingual platform (English, Russian, Polish) that finds properties and coordinates independent local lawyers and tax advisers; we do not give legal or tax advice. This text is informational and not legal, tax or investment advice. Rules change, so verify current rules with a notary and a tax adviser. You can browse listings in Germany and try our calculators.