Berlin-Spandau: prices, rents and neighbourhood

Spandau lies in the west of Berlin at the confluence of the Spree and Havel rivers and, with its old town (Altstadt) and Citadel (Zitadelle), has a historic centre of its own. The district is strongly shaped by water and woodland. Buildings range from period properties (Altbauten) in the Altstadt, Neustadt and Wilhelmstadt, through large housing estates (Großsiedlungen) such as Falkenhagener Feld and Staaken, to areas of detached houses and villas in Kladow and Gatow.

Key figures

Residents	263,683
Area	91.9 km²
Average apartment price	3,235 €/m² (Berlin: 5,511 €/m²)
Average asking rent (net cold)	12.50 €/m²
Social preservation areas (Milieuschutz)	3 (Wilhelmstadt, Spandauer Neustadt, Stresow)
Transport	U7, S3, S9, Fern- und Regionalverkehr Bahnhof Spandau
Neighbourhoods	Spandau, Haselhorst, Siemensstadt, Staaken, Gatow, Kladow, Hakenfelde, Falkenhagener Feld, Wilhelmstadt

The district

Spandau has 263,683 inhabitants (as of 30 June 2026) and is growing; in 2024, 2,477 dwellings were completed here and, at 1,807, more dwellings were approved than in any other district (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 dwellings; according to Deutsche Bahn, the Siemensbahn line is to connect the area to the S-Bahn network again from 2029. With its long-distance railway station, the U7 and the S-Bahn, Spandau is well connected to the city centre and to long-distance rail services.

For investors

At around €3,235 per m², Spandau has the lowest average purchase price level of all Berlin districts (according to the Expert Committee on Property Values (Gutachterausschuss), 2025), with an asking rent of €12.50 per 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, although their timetables are not guaranteed. Risks: demand is more price-sensitive, the median household net income of €2,625 is below the Berlin median (IBB, 2024), and additional permit requirements apply in the three social preservation areas (soziale Erhaltungsgebiete) (Wilhelmstadt, Spandauer Neustadt, Stresow). The rent cap (Mietpreisbremse) and the conversion ban (Umwandlungsverbot) apply throughout Berlin.

Properties for sale here

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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 owner-occupied flats (Eigentumswohnungen)?

According to the figures of the Berlin Gutachterausschuss for 2025, yes: the average price level was around €3,235 per m² of living space, just ahead of Marzahn-Hellersdorf.

Which social preservation areas (Milieuschutzgebiete) are there in Spandau?

Three social preservation areas: Wilhelmstadt, Spandauer Neustadt and Stresow (SenStadt street list, as of 21 February 2026).

How well is Spandau connected to the city centre?

Via the U7, the S-Bahn lines S3 and S9, and Spandau long-distance and regional railway station. According to Deutsche Bahn, the Siemensbahn to Siemensstadt is to run again from 2029.

General information, as of October 2026. It does not replace advice from a tax adviser, a lawyer or a notary.