Metropolises in Germany: Rating

Tip: Here you can also find large cities and towns. Click here to go back to the overview: Real Estate Lage | Lukinski Rating.

List: Attractiveness of location / metropolises

List of all 17 metropolitan areas (over 500,000 inhabitants), sorted alphabetically. You can take the exact rating to compare the column “Value”. The general rating can be found under “Grade”. “Short term” refers to the trend of the last 10 years, long term considers the last 30 years.

Germany Rating: Capital Investment Location Comparison

Current Lukinski Ratings:

Large cities (67) up to 500,000 inhabitants

Often more interesting than the metropolises, the numerous big cities in Germany. From east (Leipzig) to west (Bonn), north (Rostock) and south (Nuremberg). Here you will find good yield properties with A and B ratings.

• Rating: Large cities up to 500,000 inhabitants

Cities up to 100,000 inhabitants

Your advantage in cities between 40,000 to 100,000 inhabitants? You have less national and international competition. Especially if you live locally, a good strategic advantage, even for real estate newcomers. What’s your city’s rating? Find out here:

• Rating: Cities up to 100,000 inhabitants

A / A+ Ratings: Hidden Champions

A / A+ ratings means fairly secure performance. Perfect for investment properties with low yield but high, later resale value. At the same time a strong inflation protection. However, in metropolises like Munich, nothing for real estate beginners without sufficient equity.

• A / A+ ratings in Germany

B- / B / B+ Ratings

All B ratings show cities with solid development. Here you can also find yield properties that immediately provide income that covers your monthly burdens around repayment, interest and maintenance. Ideally with additional extra, for active asset accumulation.

• B- / B / B+ ratings in Germany

C- / C / C+ Ratings

All C ratings show cities with lower growth rates. Here, real estate as an investment should be treated with caution, because the vacancy risk is greater. This means that you pay more for every month in which your property is not rented out. In addition, the increase in value of the property is very low, to hardly available.

• C- / C / C+ ratings in Germany

D- / D Ratings: Risk Champions

D-rated cities have high risk, because their entire structure is extremely stagnant or even reduced. Economy, inhabitants, infrastructure, these are all indicators. D-Ratings are definitely not for beginners. Here you need not only experience, but also very good local knowledge to find the few, profitable properties. However, you will hardly ever experience an increase in value here.

• D- / D Ratings in Germany

Lichtentaler Allee: Living in the midst of nature

Lichtentaler Allee is a beautiful street in Baden-Baden, which lies in the middle of a green belt and also parallel to the river Oos. Properties on the avenue or Lichtentaler Straße are usually very large and offer a spacious property. Most villas offer an exclusive view of the Lichtentaler Allee and the large green area. Especially here an investment in a property is very suitable, because this area is especially suitable for families or but also for seniors. The proximity to the city centre and the life in the green go together on the Lichtentaler Allee, which makes this area so popular.

The price per square metre here is

Maximum price up to 10.000 €/ sqm

Here you will find top adresses like:

• Ivan Turgenev Statue
• City Museum Baden-Baden
• Museum Frieder Burda
• State Art Gallery Baden-Baden

Lichtentaler Allee in Baden-Baden (Map):

You want to take a closer look at the surroundings? Then you can explore the landscape here in a virtual way.

Villas & large properties: Why Stuttgart is so popular.

Living close to the city has always been very popular, but families in particular prefer a quieter and more family-friendly environment. If you are currently looking for a suitable property in Stuttgart, you should definitely take a look at the two most expensive streets. Here you will find numerous large properties, including villas and perfect locations. Close to the large green area “Feuerbacher Heide”, numerous schools and daycare centres as well as several sports clubs, you can live well and prosperously here, especially with children, and despite this, you can quickly reach the city centre.

List: the most expensive streets in Stuttgart

Before we go into the most expensive streets in Stuttgart with information such as location and prices per square meter: Here is an overview of the most expensive streets with the associated district. The purchase prices for real estate here range on average up to €10,000 per square metre.

• At the Bismarck Tower (Stuttgart-North)
• Feuerbacher Heath (Lenzhalde)

At the Bismarck Tower: a lot of space close to the city centre

The street “Am Bismarckturm” is located north of Stuttgart city centre and borders on the green area Feuerbacher Heide. In the middle of the street is the Bismarck Tower, which was built in honor of Bismarck. From there a residential street leads to the right and left side, which is characterized by large properties with many villas. The expensive street is located directly next to the Feuerbacher Heide, a green area, which lies to the north of the street. So if you own a property here, you have a quick connection to the city centre and still live in the green and with plenty of space. This area is therefore ideal for families or senior citizens, for example in an apartment or granny flat.

The price per square metre here is

Maximum price up to 10.000€/ sqm

Here you will find top adresses like:

• Bismarck Tower Stuttgart
• The Tent Theatre Project
• Feuerbach Heath

At the Bismarck Tower Stuttgart (Map):

Get a picture of the surroundings yourself and explore the environment in a virtual way!

Feuerbacher Heide: ideal place for families

Feuerbacher Heide is located northwest of Stuttgart city centre and is situated in the Lenzhalde district. The street is surrounded by numerous large properties and villas and offers an ideal location in addition to the attractive real estate on offer. Feuerbacher Heide is on the outer edge of the city, yet the city centre can be reached in just a few minutes by car or public transport. In addition, this residential area is ideal for families, as you live close to a large green area and have schools, daycare centres and numerous sports clubs in the immediate vicinity.

The price per square metre here is

Maximum price up to 10.000€/ sqm

Here you will find top adresses like:

• Tennis Club Doggenburg eV
• Feuerbacher Heide (green space)
• Villa Levi

Feuerbacher Heide in Stuttgart (map):

You are interested in a property in the Feuerbacher Heide, but you don’t have time to see it in real at the moment? No problem! Here you can explore the expensive street in a virtual way.

Premium or luxury property? Read more: Realtor Stuttgart

Buy in Stuttgart

First we take a detailed look at current statistics for buyers. Here you will find a lot of information, from the purchase price for a newly built condominium to tips for renting property.

1. Buying in Stuttgart?
2. Development of property prices (10 years)
3. Number of sales of luxury homes
4. Let the property

If you’re looking to invest in Germany’s thriving real estate market, Lukinski has you covered. From guides to German inheritance law, tax optimization, additional costs and hidden purchase fees, renovation, and the list goes on. Want to delegate the work? As German real estate experts, we can be your man on the ground:

• Realtor, Agent, and Advisor: Lukinski

Where is it Worth Buying? Comparison

Where is it worth buying a property (house, semi-detached house, condominium, etc.)? In comparison, one sees the potential that lies dormant above all in NRW and Hessen. This chart shows the cost advantages of home ownership compared to rents in German metropolitan areas in 2018.

1. Düsseldorf with 53.8%
2. Cologne with 53.6%
3. Frankfurt with 50.1%
4. Stuttgart with 44.0%
5. Leipzig with 41.8%
6. Munich with 37.6%
7. Hamburg with 35.0%
8. Berlin with 26.9%

Development of Real Estate Prices (10 years)

Many are interested not only in current prices, but also in the development of values. The 10-year review is very helpful in this case. Therefore, we have here for you a statistic from 2011 about purchase prices for residential properties in Saarland and Baden-Württemberg by cities in the first half of 2011.

• Stuttgart – Terraced house 467.821 Euro / single family house 685.941 EUro
• …
• Freiburg – terraced house 431.528 Euro / single family house 562.552 Euro
• Friedrichshafen – terraced house 328.278 Euro / single family house 476.439 Euro
• Heidelberg – row house 376.731 Euro / single family house 549.292 Euro

Number of Sales of Luxury Homes

How many luxury properties are sold and bought in Germany each year? These statistics show how manageable the market is. Here you can see the number of sales of luxury homes in selected cities in Germany.

Data show for visualization last survey in the 1st half of 2010 and 2011.

Are there Enough Apartments?

You can live in your own property yourself or you can rent it out. With the current housing shortage, this is a good prerequisite for increasing rental income. Because as always, supply and demand. The chart shows the share of annual building completions in 2016-2018 in the annual demand in the period 2016-2020.

1. Hamburg and Düsseldorf Coverage / year at 86%
2. Frankfurt am Main Coverage / year at 78%
3. Berlin coverage / year at 73%
4. Munich Coverage / year at 67%
5. Stuttgart Coverage / year at 56%
6. Cologne Coverage / year at 46%

Rental

1. Rental price for dream apartment
2. Reality Check: Prices for first time rentals
3. Service charges in comparison
4. Housing market: Current requests and offers
5. Rent office: Free areas and practices

Rental price for Dream Apartment

When it comes to the rent you’re willing to pay for the perfect apartment, Stuttgart is way up there in a Germany-wide comparison of average rents. The chart shows the average rent for an apartment with 3 to 4 rooms (81 to 105 sqm).

1. Munich – 1.500 Euro / month
2. Frankfurt – 1.170 Euro / month
3. Stuttgart – 1.080 Euro / month
4. Hamburg – 1.030 Euro / month
5. Düsseldorf – 900 Euro / month
6. …

Reality Check: Prices for first time rentals

The chart shows the cold rents for first-time rentals in top 7 cities per square metre.

1. Munich from 12.96 Euro to 17.42 Euro (+ 4.46 Euro)
2. Stuttgart from 10.00 Euro to 14.21 Euro (+ 4.21 Euro)
3. Frankfurt from 11.57 Euro to 14.18 Euro (+ 3.01 Euro)
4. Hamburg from 12.00 Euro to 13.16 Euro (+ 1.16 Euro)
5. Düsseldorf from 8.62 Euro to 12.55 Euro (+ 3.93 Euro)
6. Berlin from 7.05 Euro to 12.40 Euro (+ 5.35 Euro)
7. Cologne from 9.12 Euro to 12.39 Euro (+ 2.59 Euro)
8. Comparable value: Germany from EUR 6.99 to EUR 9.58 (+ EUR 2.59)

Service Charges in Comparison

The chart shows the total ancillary housing costs per year for a three-person household (in euros). The average in Germany is EUR 1,900.84 per year. The cheapest cities for ancillary costs are:

1. Munich – 1.643,00 Euro / year (257,84 Euro less)
2. Mainz – 1,686.02 Euro / year
3. Hamburg – 1,682.40 Euro / year
4. Kiel – 1.682,40 Euro / year
5. Stuttgart – 1,729.74 Euro / year

More statistics can be found at Statista

Home market: Current requests and offers

The chart shows requests and offers for rental apartments in the 14 largest cities in Germany. 150,000 advertisements for rental apartments and the corresponding contact enquiries were evaluated.

More statistics can be found at Statista

Rent office: Free areas and practices

Finding the perfect office – How does Stuttgart compare to other German cities? How many free spaces and practices are there in relation to Frankfurt, Cologne, Düsseldorf, Munich & Co. This chart shows the proportion of vacant office space as a proportion of total office space in selected German cities in 2018.

1. Frankfurt am Main – 6.8% free / 93.2% rented
2. Düsseldorf – 6.4% vacant / 93.6% rented
3. Hamburg – 3.6% vacant / 96.4% rented
4. Cologne – 2.8% free / 97.2% rented
5. Stuttgart – 2.3% free / 97.7% rented
6. Munich – 1.8% free / 98.2% rented
7. Berlin – 1.5% free / 98.5% rented

More statistics can be found at Statista

Living, economy, city and inhabitants

1. City map of Stuttgart
2. Private households: Forecast until 2030 in BW
3. Place 1 of the most livable cities in Germany
4. Stuttgart is family-friendly

City map Stuttgart

Private households: forecast until 2030

How is Stuttgart developing as a city and in Baden-Württemberg as a federal state? Here you can see the number of private households in Germany by federal state in 2018 and forecast for 2030 (in 1,000). This is an optimal situation for landlords as the demand for living space increases.

More statistics can be found at Statista

Place 1 of the most livable cities in Germany

Do you consider your city worth living in?

1. Stuttgart – 89% think the city is worth living in! 9 out of 10 people live in Stuttgart
2. Cologne – 89%
3. Hamburg – 88%
4. Dusseldorf – 87%
5. Bremen – 86%
6. Munich – 84%
7. Berlin – 83%
8. Essen – 80%
9. Frankfurt – 79%
10. Dortmund – 76%

More statistics can be found at Statista

Stuttgart is family-friendly

Do you consider your city to be family-friendly?

1. Stuttgart – 65%
2. Dortmund – 63%
3. Bremen – 61%
4. Hamburg – 60%
5. Cologne – 60%
6. Dusseldorf – 57%
7. Munich – 56%
8. Frankfurt – 51%
9. Berlin – 48%
10. Essen – 41%

More statistics can be found at Statista

Buy in Germany

Tip! Read more about Buy an apartment: The 10 most expensive German cities.

• Ranking: Square meter prices for condominiums
• House price index: development of house prices
• Development of construction investments in Germany
• Ownership ratio in Germany

Ranking: Square meter prices for condominiums

Cities with the highest prices per square meter for condominiums in 2015 and 2019 (in euros per square meter).

1. Munich – 8,993 Euro / square meter
2. Frankfurt am Main – 6,701 Euro / square meter
3. Stuttgart – 6,324 Euro / square meter
4. Potsdam – 6.1.64 Euro / square meter
5. Berlin – 5.578 Euro / square meter
6. Hamburg – 5,507 Euro / square meter
7. Düsseldorf – 5,470 Euro / square meter
8. Erlangen – 5.416 Euro / square meter
9. Regensburg – 5.411 Euro / square meter
10. Freiburg im Breisgau – 5,349 Euro / square meter

More statistics can be found at Statista

House price index: development of house prices

Development of house prices in Germany in the years from 2000 to 2018 (2015 = Index 100).

More statistics can be found at Statista

Development of construction investments in Germany

Development of construction investments in Germany in the years 2000 to 2016 (compared to previous year).

More statistics can be found at Statista

Ownership ratio in Germany

Ownership rate in Germany in the period from 1998 to 2018 by Länder

All further information on statistics can be found at Statista

Rentals in Germany

Tip! Read more about Rent an apartment: The 10 most expensive German cities.

1. Development of the rental price index
2. Ranking: Rents for apartments
3. Number of newly constructed residential buildings

Development of the rental price index

Development of the rent price index for Germany in the years from 1995 to 2019 (2015 = Index 100)

More statistics can be found at Statista

Ranking: Rents for apartments

Cities with the highest rental prices for apartments in Germany in the 4th quarter of 2019(in euros per square metre)

More statistics can be found at Statista

Number of newly constructed residential buildings

New construction: Where are new apartments being built? Number of newly constructed residential buildings in Germany by federal state in 2017 and 2018 (in 1,000).

Stuttgart districts: popular and sought-after residential areas in the state capital

Stuttgart is not only a well-known production location, but also the sixth largest city in Germany. Over 600,000 people have settled here. And more and more people are drawn here. The 152 city districts are divided into 23 boroughs. Numerous parks, which form a green belt around the city centre, enhance the quality of life and living in the city. Thus, recreational and leisure opportunities are offered here. Especially inviting for day trips are the Schlossgarten, the Rosensteinpark or the Park am Killesberg. As already mentioned, the city is a strong business location with branches of world-famous brands such as Daimler and Porsche.

Stuttgart inspires with its high quality of life and living

Here is the largest and the most populous district:

• Stuttgart-Vaihingen is the largest urban district in terms of area.
• Stuttgart-Bad Cannstatt is the city district with the highest population

Stuttgart: Map and location

The capital of Baden-Württemberg is located in the southern west between the cities of Ludwigsburg and Tübingen. Stuttgart is not only attractive because of its infrastructure, booming economy and the diversity of the capital. Its location also makes it a popular place to live, as neighbouring Switzerland and Austria are within easy reach by car.

Popular districts of Stuttgart: Birkach, Nord, Degerloch & Co.

Here you will find an overview of the most popular and sought-after districts in Düsseldorf. These include Birkach and Stuttgart-Nord, among others. In addition to a brief summary of the respective property market, you will also find the area, population and population density of the district.

Here are the most popular places to live in the state capital:

• Birkach
• Stuttgart-North
• Degerloch
• Stuttgart-Mitte

Birkach: Rural idyll in the big city

The district of Birkach is one of the smallest districts in Stuttgart and is particularly popular with families and people looking for recreation due to its rural idyll.

• Area: 300 ha
• Population: 7,149
• Population density: 2,383 inhabitants per km²
• Read more here: Selling real estate in Birkach

Stuttgart-North: Attractive area close to the city centre

The demand for living space in the Stuttgart-Nord district is high, the district is still in the inner circle of the city, the centre is therefore quickly accessible.

• Area: 681.5 ha
• Population: 27,629
• Population density: 4,054 inhabitants per km²
• Read more here: Selling real estate in Stuttgart-Nord

Degerloch: Villas and vineyards

The district of Degerloch is located south of the city centre and is home to numerous villas between vineyards. The most expensive adresses in Stuttgart are located here.

• Area: 802 ha
• Population: 16,686
• Population density: 2,081 inhabitants per km²
• Read more here: Selling real estate in Degerloch

Stuttgart-Mitte: Good infrastructure on Königsstraße

The Stuttgart-Mitte district is located in the heart of Stuttgart. Numerous shops have set up shop on Königsstraße.

• Area: 380.6 ha
• Population: 23,956
• Population density: 6,294 inhabitants per km²
• Read more here: Selling real estate in Stuttgart-Mitte

Selling real estate in Stuttgart: Hiring an estate agent or selling privately?

If you want to sell your property independently and without professional help in Stuttgart, you take high risks, because the sale of a property should be well considered. Most property sales take place due to a change of job, the desired increase or also because of a move to a desired area. So why is it worth hiring a real estate agent?

Private sale: The biggest challenges

Whether it’s a maisonette, a detached house or a semi-detached house – selling a property is a complex process that only a few private individuals see through. Many sellers of a property completely misjudge the effort alone and are then quickly overwhelmed or do not find buyers. In the worst case they even let themselves be “ripped off”. Without a professional brokerage firm, the sale of one’s own property can then become a real test of endurance, which is to be avoided.

Here is a summary of some of the disadvantages:

• Lack of expertise
• Poor organization
• Too little time
• Lack of negotiating skills / sales talent

Tasks of a real estate agent: exposé, purchase negotiation & Co.

A good real estate agent can provide you with the missing expertise you need to sell a house or condo, and take the time out of the entire selling process that you surely lack, because selling a property takes time. So don’t take any chances and avoid ending up with a sale price that is too low or suffering personally from the stress.

Benefits: Expertise, negotiation skills & a stress-free sale.

Here is an overview of all the tasks of the real estate agent:

• Valuation
• Real estate marketing
• Preparation of an exposé
• Carrying out and planning the viewing appointments
• Purchase negotiations
• Processing and drawing up of the purchase contract
• Handover of keys

Advantages of a real estate agent: Expertise & experience

Especially the development of the price with future perspective and possible fluctuations can often only know a professional. A good real estate agent team have many reports, current data, years of experience as well as special additional information that allow us to sell your property professionally.

Benefits: Expertise, experience, negotiation skills & a stress-free sale.

You want to buy a property and are therefore in a hurry to sell your current property? Or you want to buy an apartment building as quickly as possible in order to rent it out lucratively? The right real estate agent at your side gives you enough time and freedom to focus on your future planning.

Property valuation: Important criteria & tips

In addition to the know-how and the necessary time, a competent real estate agent also brings everything necessary to first determine the value of your property, which is the first and most important step. Because before you place ads or contact potential buyers, you first need to know how much your property is worth.

Valuing real estate: These factors influence the purchase price

An advertisement is not simply placed, but prospective buyers must also be attracted. In addition, you do not want to sell your property below value. Therefore, it is indispensable to have a good plan before it “really starts”. Above all, this plan should be in place before the ad is published. This plan should contain certain preparations that will steer a sale on the right track from the very beginning.

So an estate sale needs one thing above all else:

Planning, planning, planning!

And this already starts with the property valuation. The following factors determine the amount of the purchase price:

• Location
• Infrastructure
• Connection to schools & hospitals
• Year of manufacture
• Building fabric
• Equipment

Valuation: Avoid mistakes!

The valuation always forms the beginning of the sales process of a property and should therefore also be carried out with the necessary care. However, it is precisely this determination of value that is extremely complicated and can quickly present the uninformed with a major challenge. If mistakes are made in the valuation, the whole process usually suffers and you do not receive what you had in mind for your property.

Reading tip: Valuing real estate

Determining the purchase price with the support of a real estate agent

Especially people from outside the industry often find it very difficult to estimate the selling price and then make mistakes, which you can quickly avoid with the help of an expert. Do not underestimate the importance of the valuation and trust an experienced professional. Also, please do not confuse the value to be assessed, which you may still be able to approximate, with the complex background that the real estate market has to offer today.

Our advice: Be sure to have a professional assist you with the valuation.

Procedure of the sale: documents, exposé & inspection

Likewise, marketing involves a great risk of mistakes and disadvantages for the seller. In addition to the communication with potential buyers and the presentation of the property, it also requires good negotiating skills and the preparation of the necessary documents.

Important documents: floor plan, site plan & Co.

The preparations that a real estate agent can help you with relate, for example, to obtaining all the necessary documents such as floor plans, the extract from the land register or a site plan. These will be needed later not only for the exposé, but also for the settlement.

Here is an overview of the most important documents:

• Energy certificate
• Floor plan
• Land register excerpt
• Site plan
• Invoices from renovations & maintenance

Exposé: energy consumption, photos and important key data

Birkach, Mitte, Nord or Degerloch – The exposé should never be created and presented lightly, but must contain all important information and facts such as energy consumption. In addition to the important documents, expressive photos are of course also important to convince the prospective buyer.

Viewing of the property: support and answering of important questions

Also, please do not underestimate the amount of time that is required when the first interested parties then come to view the property. These visitors must also be looked after and possible questions should be answered correctly immediately. If private persons offer such viewings, it happens quickly that potential buyers do not feel well informed or become suspicious due to errors in the documents or an overstrained seller and want to buy somewhere else.

Reading Tip: 11 Tips: Here’s what you should keep in mind when visiting

Conclusion: Selling real estate in Stuttgart

The real estate market in Stuttgart is currently very lively and prices are continually rising. The sale of a property is a complex process in which an inexperienced person can quickly lose the overview. Let an expert assist you with the sale of your property, you will save a lot of stress and effort and avoid financial losses due to ignorance.