Berlin is a sought-after destination and several thousand people move to the German capital every year. What brings them there? In most cases, it’s work. The housing situation is becoming increasingly difficult, as living space is limited in the center of Berlin. For this reason, more and more people are moving to the surrounding districts. One of them is Steglitz-Zehlendorf.
In this article, we take a look at the Zehlendorf district in the south-west of Berlin, which is part of the district of Steglitz-Zehlendorf. Find out in which residential areas it is most worthwhile to buy a condominium, what to look out for and why Zehlendorf is the place of choice for families.
The location of the Zehlendorf district in Berlin
Purchase price trends for apartments in Zehlendorf
The residential location in Zehlendorf is good to very good, which is also reflected in the purchase prices for condominiums. As a part of the Steglitz-Zehlendorf district, Zehlendorf is located in the southwest of the German capital. There has been a significant increase in prices, with fewer condominiums being offered for sale each year. Anyone who has purchased an apartment in this exquisite district will keep this jewel.
Between 2010 and 2020, prices per square meter more than doubled. It is not apparent that this trend will change in the future. The price per square meter is 2022 average at € 5,502/m². In the years 2017 to 2022, this means an annual price increase that fluctuates in the range of 9 to 11 percent . The rental yield in Zehlendorf is above average, which is why the condominiums are very suitable as investment properties.
At what level is the rent index in Zehlendorf?
The average net rent in Zehlendorf in the fourth quarter of 2022 was € 11.77/m². This represents an increase of almost 17% since the fourth quarter of 2019. Apartments with an area of at least 140 m² are the most expensive at an average of €16.70/m², followed by apartments of less than 40 m² and 120 to 140 m², both at €15.00/m².
Development of property prices in Zehlendorf
A look at the property market shows that the standard land value in Zehlendorf more than tripled between 2010 and 2020. In the year In 2022, the standard land value between € 600/m² in Alt-Schönow and € 2,000/m² in Pasewaldtstrasse and Sundgauer Strasse .
Rent an apartment in Zehlendorf
Just over 16,000 new apartments were built in Berlin in 2020. Despite this, the city is experiencing a shortage of rental apartments, as many thousands of people move to the German capital every year. Beautiful apartments are available to rent in Zehlendorf. Many of them are located in stately residential buildings that are typical of the outer districts of Berlin. But Zehlendorf also has modern new-build apartments. Maisonettes and penthouses are particularly popular due to their unique views and location. In Zehlendorf, you are in the rural idyll of a suburb, but at the same time part of a big city. Even though you can walk for hours through the Grunewald forest, you can also reach the center of Berlin within half an hour by public transport. The average basic rent for apartments is €14.40/m², whereby the price trend over the last 12 months, with an increase of 8 percent, has been more moderate than the 13 percent increase in the city as a whole (as at December 2022). Decisive factors for the rent are, for example, the year of construction of the property, as well as the location, size and furnishings. Very small (< 40m²) and particularly large apartments (120-140 m²) have the highest rents per square meter in Zehlendorf(as of December 2022).
Buying a condominium in Zehlendorf
Anyone looking to buy a condominium in Berlin should definitely take a closer look at the Zehlendorf district. Although investors can hardly find cheap real estate in Berlin, there are some very secure investment opportunities with excellent returns. This also applies to Zehlendorf.
Numerous old buildings from the late 19th and early 20th century have been renovated and restored to the condition of new-build apartments. The simple, elegant style of the façades has been retained, resulting in modern houses with an unmistakable charm. Windows and balconies typical of the era round off the eye-catching façades. Many apartments have original wooden floors, exceptionally high ceilings and decorative stucco rosettes, continuing the old Berlin flair that can be admired on the façades and in the stairwells.
Elsewhere, large new construction projects are being planned and realized. Modern apartments are waiting to be inhabited by families, single people, students and senior citizens. The Zehlendorf district combines the idyll of nature with cultural offerings, cafés and bars that could not be more diverse. Lakes, forests, schools, kindergartens, theaters and other cultural facilities transform Zehlendorf into a breathtaking place to live for families in close proximity to the center of Berlin.
Special and well-known locations in Zehlendorf
Zehlendorf borders the Teltow Canal to the south, which forms the border between Berlin and Brandenburg in this section. The B1 runs through the middle of the district and the A115 runs along the northern border. Schlachtensee and Krumme Lanke are ideal for swimming in the summer months. Part of the Grunewald forest also belongs to Zehlendorf. Forest paths and dreamy clearings delight both residents and tourists. The district is also in the immediate vicinity of Potsdam.
In the southern and eastern parts of Zehlendorf, there are mainly residential complexes for families. Prices here are somewhat lower than in the posh districts with their stately old buildings. Schlachtensee, Wannsee and Nikolassee are among the exclusive areas in Zehlendorf. If you buy a property on Quermatenweg, you will be living right on the edge of the forest – and still be in the heart of Berlin. Argentinische Allee is home to large, renovated residential complexes. The streets are lined with large trees and usually have little traffic. For this reason, Zehlendorf is one of the most popular residential areas in Berlin. Hardly any other district has such good transport links to the city center and at the same time boasts such extensive green spaces. We would like to introduce you to some of the most popular locations in Zehlendorf.
Onkel-Toms-Hütte - the forest settlement in Zehlendorf North
Argentinische Allee is bordered on both sides by the Zehlendorf forest estate. It is a residential area that was built between 1926 and 1932 under the supervision of chief architect Bruno Taut. Unlike in other housing estates, where Bruno Taut was not able to fully develop his ideas due to a lack of space, Zehlendorf had extensive areas. The housing was intended to be non-profit and was characterized by the region’s old trees. The guiding principle was to create a residential area in the immediate vicinity of Berlin’s city center that offered residents an above-average quality of life. The streets have wide green strips and the blocks of houses have spacious tenant gardens. Many of the apartments are also larger than average . The Onkel-Toms-Hütte residential area (also known as Waldsiedlung or Papageiensiedlung) comprises a total of 800 detached houses and 1,900 apartments, offering around 15,000 people an extremely attractive place to live with a high quality of life. The Onkel Toms Hütte subway station was opened in 1929, providing the residential area with excellent connections to Berlin’s city center. The Brandenburg Gate is just half an hour away. Today, the Onkel Toms Hütte estate is an area monument that is lovingly cared for by its residents. By public transport, residents and visitors to the Zehlendorf forest district can reach the Riemeisterfenn, Krumme Lanke and Schlachtensee lakes in no time at all. Or they can visit the Kunsthaus Dahlem, the Brücke-Museum or the Haus am Waldsee.
Anyone buying an apartment in the Waldviertel Zehlendorf district will enjoy this architectural monument, which still enchants today with its colorful facades, spacious apartments and distinctive green spaces.
Schlachtensee in Zehlendorf-West
Schlachtensee is not only very attractive for walkers and joggers – there are also many detached and semi-detached houses as well as city villas along the southern and eastern shores of the lake. If you’re lucky, you might even have a view of the lake and on the other side of the lake you can see the Grunewald forest.
The lively Dubrowplatz is also located in the immediate vicinity of Schlachtensee, where detached houses and town villas can be found and the district is characterized by smaller housing estates.
Zehlendorf-Süd: Diverse living
Teltower Damm leads to the southern part of Zehlendorf, extends as far as the Teltow Canal and is home to detached, semi-detached and multi-family houses as well as apartment blocks built by large housing associations. A small neighborhood center has formed on the market square on Ladiusstrasse. On the southern edge, there are large industrial and commercial sites as well as some allotment gardens, meadows and fields.
On the other side of the Teltow Canal lies the town of Teltow.
The Düppel museum village is also located in Zehlendorf-Süd. In a scientific experiment, a village was reconstructed here as it might have been around 800 years ago. Including houses, huts, craft businesses, agricultural land and animals.
A prison and the veterinary faculty of the Free University of Berlin can also be found in Düppel.
Zehlendorf-Mitte: The garden city between Berlepschstraße and Machnower Straße
Zehlendorf-Mitte is home to the town hall, public library, local history museum, shops for everyday needs, restaurants and cafés. The business center is located right at the intersection of many important roads that connect Zehlendorf with other districts. Potsdamer Straße leads west to Wannsee and Potsdam. To the east, Berliner Straße leads to the district of Lichterfelde, which belongs to Steglitz, and to the south via Teltower Damm to the town of Teltow. Clayallee leads north to Dahlem and then on to Wilmersdorf.
Influenced by the “garden city movement” originating in England, a garden city was built in Zehlendorf-Mitte between 1913 and 1930 between Berlepschstraße in the north and Machnower Straße in the south. The houses were mainly single-family terraced or semi-detached houses and some multi-storey buildings with several rental apartments. This building project bears witness to the mass housing construction carried out in the 1910-1930s and although not all the criteria of the garden city movement are fulfilled, the buildings are nevertheless based on its ideas.
Is it possible to find cheap apartments in Zehlendorf?
It is a very popular place to live in the direct catchment area of Berlin. Inexpensive apartments are therefore rare, whether for sale or rent. However, the price-performance ratio of the properties is extremely good. Although the apartments are in a higher price bracket, they are worth every penny. The renovated old buildings are generally in mint condition without losing their old-world charm and the residential complexes have large gardens and colorful facades. Those who live in Zehlendorf enjoy an excellent quality of life.
The residential area is in high demand, with sales advertisements online for an average of around 30 days, compared to just 20 days for rental advertisements. This shows how popular the Zehlendorf district is. It is true that Zehlendorf is not a place where bargains are offered for sale. But the investment is worthwhile, because even if the prices are relatively high, an above-average rental yield can be achieved with a condominium here.
Interesting facts about Zehlendorf and the surrounding area
Are you interested in buying or renting a property in Zehlendorf? Then we will inform you here about everything you need to know about living in this popular district.
Which districts belong to the Steglitz-Zehlendorf borough?
Before the formerly independent districts of Zehlendorf and Steglitz were united to form Steglitz-Zehlendorf in 2001, the four districts of Zehlendorf, Dahlem, Nikolassee and Wannsee formed the former district of Zehlendorf. The districts Steglitz, Lankwitz, Lichterfelde and Schlachtensee formed the former district of Steglitz.
Steglitz-Zehlendorf is the all-rounder among Berlin’s districts. It combines villa districts, palaces, shopping centers, recreational areas and a university campus in a way that hardly any other district in the capital does.
With 10,256 hectares, Steglitz-Zehlendorf is the third largest district in Berlin and ranks second among the districts with the most bodies of water (as of 31.12.2021).
Land use in the Steglitz-Zehlendorf district (31.12.2021)
How many kindergartens and schools are there in Zehlendorf?
The Zehlendorf district is characterized by its above-average quality of living and quality of life. This also includes the comprehensive range of kindergartens, elementary school and secondary schools. 78 general education schools are available to the young residents of the Steglitz-Zehlendorf district (as of 2022).
Steglitz-Zehlendorf is also very popular with students due to its university campus.
For families, the good educational network is one of the main reasons why they choose Zehlendorf as the ideal place to live. In addition to state schools and educational institutions, there are numerous alternative educational establishments in Zehlendorf.
Does Zehlendorf have a good infrastructure?
If you live in Zehlendorf, you will find local authorities, office buildings and schools, whereas large shopping centers are more likely to be found in Steglitz. What also sets the district apart is its excellent connection to Berlin’s public transport network. Zehlendorf residents can reach the city center within half an hour by subway or S-Bahn. Four S-Bahn stops of the so-called “Wannseebahn” are located in Zehlendorf and the U3 underground line also ends at the “Krumme Lanke” station in Zehlendorf. The most important and largest public transport hub is Zehlendorf station.
But you also have direct access to the city center and the surrounding freeways by car. The main traffic axis in the Steglitz-Zehlendorf district is the B1. It runs through the middle of the district and is an ideal link between the individual districts. From Zehlendorf, you can reach the A115 within a few minutes and drive on it to the city ring road or in the direction of the Berliner Ring.
Resident parking in Zehlendorf
Residents in Zehlendorf can also apply for a resident parking permit in a parking management zone. This allows you to park in signposted zones.
Parking permits for residents can be applied for in three ways:
- You can submit the application conveniently online fill out
- To apply by e-mail, please complete, sign and send your documents to the e-mail address of the Steglitz-Zehlendorf district office: parkausweise@ba-sz.berlin.de
- You can send applications by post to this address: Bezirksamt Steglitz-Zehlendorf von Berlin Bürgeramt Steglitz 14160 Berlin
In order to obtain a resident parking permit, you must be registered with the authorities in the requested parking zone, which must be presented at the time of application.
The resident parking permit in Zehlendorf is valid for a maximum of two years, after which you must reapply and have the permit reissued.
The costs for the resident parking permit are absolutely reasonable at 20.40 euros for a maximum validity of two years. The processing time is up to four weeks. (as of December 2022)
More detailed information on requirements and necessary documents can be found on the website of the Service Portal Berlin.
How high is the quality of life in Zehlendorf?
Most of the residents would probably answer this question with “fantastic”. Because even though Zehlendorf has a reputation for being very middle-class and sedate, residents enjoy the above-average quality of life. You can find everything you need in Zehlendorf. Small stores where you can buy flowers or cafés that invite you to linger for hours. The district exudes great charm and enchants every visitor with its sheer endless variety. Those who live in Zehlendorf have the feeling of living in a village. A village where you can find everything your heart desires – and a little bit more. While other districts of Berlin are hipper or younger, Zehlendorf is above all close to nature. A place where you can be in the center of the city in no time and yet only have to walk a few steps to stand in the middle of the forest and watch the dragonflies fly over the surface of the lakes.
With 8 allotment gardens, a total of 10 parks and green spaces as well as other open spaces for dog runs and hiking trails, Zehlendorf has plenty of nature to offer.
In addition, in year 2016 in Zehlendorf 114 out of 489 Berlin income millionaires. Nevertheless, the level of crime in the Steglitz-Zehlendorf district as a whole is very low compared to Berlin as a whole. In 2020, a total of around 105,600 cases of so-called “neighborhood crimes” were recorded in Berlin. These are usually characterized by a close connection between the crime scene and the perpetrator’s place of residence. The Mitte district recorded the most cases with around 16,300, while the Steglitz-Zehlendorf district only recorded around 5,400. This is also the lowest number of all Berlin districts.
The demographic structures in Zehlendorf
Zehlendorf is home to students, families and senior citizens. The district of Zehlendorf (including Zehlendorf, Dahlem, Nikolassee, Wannsee and Schlachtensee) has a total of 104,494 inhabitants, giving it a population density of around 1,482 inhabitants/km². The entire district of Steglitz-Zehlendorf has 310,454 inhabitants and is therefore the sixth most populous district in Berlin. (as at 30.06.2022)
Population structure in the Zehlendorf district (as at 30.06.2022)
In 2022, the average age in the Steglitz-Zehlendorf district will be 46.4 years. The 45 to 65-year-olds and the over-65s are the largest age groups in terms of numbers and are almost equally represented. However, the group of 18 to 45-year-olds has grown more strongly in recent years, as young families with children have increasingly settled in Stegelitz-Zehlendorf. The reason? The extremely high quality of life. Hardly any other place is so close to Berlin’s city center and at the same time surrounded by such large green spaces, parks and forests. Zehlendorf is a residential area where children can grow up in a quiet location in the big city.
Residents of the Steglitz-Zehlendorf district by marital status (January to June 2022)
Party shares in the Berlin district of Steglitz-Zehlendorf: How do people vote?
In the Steglitz-Zehlendorf district, the CDU won the most votes in the 2021 Bundestag election. However, it was closely followed by the SPD and the Greens. By contrast, the FDP, AfD and DIE LINKE came bottom of the table.
Cultural offers and top sights in Zehlendorf
There is a lot to discover in Zehlendorf. Tourists mainly visit the Peacock Island and the Liebermann Villa on Wannsee, but the district has much more to offer.
The Wannsee and the Liebermann Villa
Since 2006, the former summer house of impressionist artist Max Liebermann has been home to the Liebermann Museum, which is visited by many thousands of art lovers every year. In summer, you can sit on the terrace with coffee and cake and marvel at the magnificent garden, which served as a source of inspiration for numerous works of art by the painter almost 100 years ago.
The area is very exclusive and sought-after. Rented condominiums are ideal as real estate investments, with the penthouse apartments in particular offering breathtaking views. Another very interesting project is the luxury houseboats, whose terraces offer a panoramic view of the lake and the ancient trees.
A visit to the botanical garden is one of the best tips in Zehlendorf
The botanical garden in the Dahlem district has been part of Freie Universität Berlin since 1995. But from its foundation as an electoral model garden in 1679 to the present day, it has had a long history. In addition to the huge outdoor area with 43 hectares of detailed gardens, a total of 15 greenhouses await visitors. The largest of these was built in 1907 and is 25 meters high. The plants inside the greenhouses are divided according to their habitat and origin. In total, around 22,000 different plant species are waiting to be discovered and admired by visitors in the botanical garden on the palace grounds of the royal domain in Dahlem.
The Nikolassee villa district
The district of Nikolassee in Zehlendorf is known for its upscale yet modest residential areas. The villa district is a quiet residential area that extends around the Nikolassee S-Bahn station. The villas date from times long past and have since been renovated. They have retained their charm, which is why they are still admired today by visitors strolling through the small, tree-lined streets.
The Schlachtensee student village comprises 27 residential buildings and was built in the 1960s. Those looking for a particularly exclusive place to live can buy one of the luxury properties on the small island of Schwanenwerder, which is located in Wannsee.
The Grunewald forest with its impressive hunting lodge
The A115 runs through the middle of the approximately 4,500-hectare forest area in the southwest of Berlin. The northern half of the forest belongs to the district of Charlottenburg-Wilmersdorf, the southern half to the district of Steglitz-Zehlendorf. The lake district, the hiking trails and the impressive Grunewald hunting lodge, which was built in the mid-16th century, are among the tourist attractions of the Steglitz-Zehlendorf district.
Due to the exclusive location, real estate prices are not exactly low. However, investing in an investment property is still very interesting. In addition to owner-occupied apartments in noble, elegant old buildings, large apartments in new construction projects are also offered for sale.
A day trip to the paradisiacal Peacock Island
If you are in Zehlendorf, you should definitely plan a trip to the Peacock Island. The approximately 67-hectare island, which can only be reached by ferry, is one of Berlin’s most popular tourist attractions. If you want to take a quiet stroll, you can enjoy the 400 or so ancient oak trees, the castle, Berlin’s oldest rose garden and, of course, the peacocks that roam freely on the island. It is no coincidence that this paradisiacal piece of land is a UNESCO World Heritage Site.
Our insider tip: A bike tour through Steglitz-Zehlendorf
If you want to get to know the Steglitz-Zehlendorf district better, you should definitely plan an extended bike tour. This way you will experience the district from a completely new perspective and have the opportunity to combine the most famous sights. Ride through the Lichterfelde villa district to the Teltow Canal, along the banks of which runs a well-developed cycle path. From there you can reach the Düppel museum village via Zehlendorfer Damm and Ludwigsfelder Straße. Within a few minutes you have reached the Nikolassee district and can marvel at the housing estates and old villas. If you would also like to cycle through the forest on your bike tour, take the turn-off in Nikolassee that leads you to Schlachtensee. Cycle along the lakeshore and you will reach Krumme Lanke. If the temperatures allow, you should definitely pack your swimming gear, as there are always small bays and stretches of beach along the lake district that invite you to take a dip. Via Quermatenweg and Onkel-Tom-Straße, you will reach Toms Hütte subway station, where you can end your bike tour. You can be back in Berlin city center within half an hour by subway.
Conclusion
Zehlendorf is not one of the youngest or hippest places to live in and around Berlin, but there is hardly any other district that is so diverse.
In addition to a very good infrastructure, Zehlendorf also has plenty of educational institutions, as well as cultural offerings, theaters, cinemas and museums. The botanical garden is one of the largest in the world and the small cafés invite you to linger and enjoy the view of the small stores in the tree-lined streets with a good piece of cake.
Buying an apartment in Zehlendorf guarantees your family a peaceful environment, surrounded by nature and yet only a stone’s throw away from Berlin’s city center.
