Berlin-Spandau: prices, rents and location
Spandau lies in the west of Berlin at the confluence of the Spree and Havel and, with its old town and citadel, has its own historic core. The district is strongly characterised by water and woodland. Its buildings range from period buildings in the Altstadt, Neustadt and Wilhelmstadt, via large housing estates such as Falkenhagener Feld and Staaken, to areas of detached houses and villas in Kladow and Gatow.
Facts and figures
| Inhabitants | 263.683 |
|---|---|
| Area | 91.9 km² |
| Avg. purchase price, freehold flats | 3,235 €/m² (Berlin: 5,511 €/m²) |
| Avg. asking rent (net cold) | 12.50 €/m² |
| Milieu protection areas | 3 (Wilhelmstadt, Spandauer Neustadt, Stresow) |
| S-Bahn and U-Bahn | U7, S3, S9, long-distance and regional services at Bahnhof Spandau |
| Localities | Spandau, Haselhorst, Siemensstadt, Staaken, Gatow, Kladow, Hakenfelde, Falkenhagener Feld, Wilhelmstadt |
The district
Spandau has 263,683 inhabitants (as at 30.06.2026) and is growing; in 2024, 2,477 flats were completed here and, at 1,807, the most flats of all districts were approved (IBB). The largest development projects are Wasserstadt Oberhavel and Siemensstadt Square, where Siemens is planning a new urban quarter on its historic industrial site with jobs and – depending on the planning stage – around 2,700 to 3,750 homes; according to Deutsche Bahn, the Siemensbahn is to connect the area to the S-Bahn again from 2029. With a mainline station, the U7 and the S-Bahn, Spandau is well connected to the city centre and long-distance services.
For investors
At around 3,235 €/m², Spandau has the lowest average purchase price level of the Berlin districts (Gutachterausschuss 2025), with an asking rent of 12.50 €/m² (IBB 2025). The ratio of rent to purchase price is therefore more favourable than in the inner city. Opportunities arise from projects such as Siemensstadt Square and the planned Siemensbahn – but their timetables are not guaranteed. Risks: demand is more price-sensitive, the median net household income, at 2,625 €, is below the Berlin median (IBB, 2024), and additional permit requirements apply in the three social preservation areas (Wilhelmstadt, Spandauer Neustadt, Stresow). The rent cap (Mietpreisbremse) and the conversion ban apply throughout Berlin.
Sources
- https://download.statistik-berlin-brandenburg.de/7cb89e083c1ea02d/4e03c8e1693a/SB_A01-05-00_2026h01_BE.xlsx
- https://download.statistik-berlin-brandenburg.de/0f2df93f2c44a5e1/7fdeb7f2def9/SB_A05-03-00_2024j01_BE.xlsx
- https://www.berlin.de/gutachterausschuss/_assets/amarktinformationen/amarktanalyse/04-03-010-2500.pdf
- https://www.ibb.de/media/dokumente/publikationen/berliner-wohnungsmarkt/wohnungsmarktbericht/2025/ibb-wohnungsmarktbericht-angebotsmieten_2012-2025.pdf
- https://www.ibb.de/media/dokumente/publikationen/berliner-wohnungsmarkt/wohnungsmarktbericht/2025/spandau.pdf
- https://www.berlin.de/sen/stadtentwicklung/quartiersentwicklung/stadterneuerung/soziales-erhaltungsrecht/
- https://www.berlin.de/sen/stadtentwicklung/_assets/quartiersentwicklung/stadterneuerung/soziales-erhaltungsrecht/260221_strassenliste.pdf
- https://www.berlin.de/sen/wohnen/rechtliches/umwandlungsverordnung/
- https://www.berlin.de/aktuelles/10014766-958090-mietpreisbremse-bis-2029-verlaengert.html
- https://www.gesetze-im-internet.de/bbaug/__24.html
- https://www.gesetze-im-internet.de/bbaug/__172.html
- https://pardok.parlament-berlin.de/starweb/adis/citat/VT/19/SchrAnfr/S19-20607.pdf
- https://www.bvg.de/de/verbindungen/linienuebersicht
- https://bauprojekte.deutschebahn.com/p/siemensbahn-reaktivierung
- https://www.berliner-zeitung.de/article/175326
Frequently asked questions
Is Spandau the cheapest district for freehold flats?
According to the figures of the Berlin Committee of Valuation Experts for 2025, yes: the average price level was around 3,235 €/m² of living space, just ahead of Marzahn-Hellersdorf.
What milieu protection areas are there in Spandau?
Three social preservation areas (soziale Erhaltungsgebiete): Wilhelmstadt, Spandauer Neustadt and Stresow (SenStadt street list, as at 21.02.2026).
How is Spandau connected to the city centre?
Via the U7, the S-Bahn lines S3 and S9 and Spandau long-distance and regional station. According to Deutsche Bahn, the Siemensbahn to Siemensstadt is to run again from 2029.
General information, as at October 2026. It does not replace advice from a tax adviser, solicitor or notary.
