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Rent: Stuttgart overtakes Munich in Mietspiegel evaluation


Apartments in the metropolitan areas have become more expensive for years. According to a new rent index analysis for 351 cities, rents in many places are rising more moderately. Munich is no longer the most expensive city.

In recent years, rents in most major cities have only one trend: upwards. Many people can therefore afford in the inner cities of Munich, Frankfurt and other cities no more apartments and move into the surrounding area, as a result, the rents rise there as well.

However, according to a recent study, the trend of over-stimulated real estate markets is slowly coming to an end. The research company F + B has evaluated the official Mietspiegelindex of 351 German cities from 20,000 inhabitants for its so-called Mietspiegelindex 2019 and found: Rents are rising less. In Germany, local comparative rents rose by 1.8 per cent this year - by 2018 it was still 2.2 per cent.

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Rent: These cities are the most expensive

For the first time in 20 years, Munich did not cite the evaluation last year. This year, the Bavarian capital even slipped to sixth place. The most expensive municipality is for the second time in a row, the Munich suburb of Karlsfeld : In the 22,000-inhabitant place tenants have to pay for a 65 square meter apartment in medium and average facilities on average a net cold rent of 10.86 euros per square meter.

Stuttgart displaces Munich

The most expensive metropolis is now Stuttgart , which lands in second place of the Mietspiegelindex. There, the net cold rent for a 65 square meter apartment is 10.41 euros per square meter, 48 percent above the German average. The top ten complement places from the surrounding areas of these major cities: Leinfelden-Echterdingen , Tübingen , Ludwigsburg and Ditzingen are located near Stuttgart. Germering, Dachau and Erding are located near Munich.

On the places ten to twenty follow large cities such as Hamburg , Wiesbaden , Dusseldorf and Frankfurt am Main , but also other places from the Stuttgart region: Kornwestheim, Esslingen am Neckar, Leonberg and Fellbach. (The exact placements can be seen in the table.) While rents in Munich itself are rising less strongly, the suburbs and the Stuttgart metropolitan region are catching up. "This shows that the old rule, who would like to live more cheaply, has to move to the surrounding area, does not apply any more," says F + B Managing Director Bernd Leutner.

The top 30 most expensive cities

rank place index
1 Karlsfeld 154
2 Stuttgart 148
3 Leinfelden-Echterdingen 148
4 Germering 146
5 Dachau 139
6 Munich 138
6 Tübingen 138
8th Ludwigsburg 134
9 Erding 130
10 Ditzingen 128
11 Darmstadt 128
12 Kornwestheim 128
13 Hamburg 127
14 Esslingen on the Neckar 125
15 Wiesbaden 125
16 Leonberg 124
17 Fellbach 124
18 Constance 123
19 Dusseldorf 123
20 Frankfurt am Main 122
21 Norderstedt 121
22 Remseck on the Neckar 120
23 Cologne 120
24 Maintal 117
25 Reutlingen 117
26 Ravensburg 115
27 Offenbach am Main 115
28 Heidelberg 115
29 Weinstadt 115
30 Bietigheim-Bissingen 114

Local comparison rents 2019 as a percentage of the Germany-wide average; Source: F + B Mietspiegelindex 2019

Rental rates reflect a large range of rents

Rent levels are collected in most major and many smaller cities. They not only cover new contract rentals, but also existing rents, which have been raised or lowered over the past four years. The so-called "local comparative rents" are intended to give an impression of how much tenants really pay in the respective cities.

This is important for landlords, tenants and investors. Thus, landlords may, among other reasons with the Mietspiegel justified a rent increase - but this may not be outdated. The legislature also uses rent index as an indication, for example in the rental price brake.

In practice, however, rent levels vary from city to city. The range of rents, which are included in the respective average value, can be very large. Especially where rents have increased the fastest in recent years, the existing rents of the old contracts and the new lease rents far apart.

Top-ranked far exceed average rent by far

In Germany, the rental price of the example apartment with 65 square meters, according to the F + B study on average at 7.04 euros per square meter. The Mietspiegelindex shows how strongly the individual cities deviate from it: For example, rents at the front runner Karlsfeld are 54 percent above the German average (index value 154).

In Berlin , rents are still comparatively cheap. Because the properties in the western and eastern parts of the city are very different, F + B has divided the capital into East and West. While rents in the west averaged 7.32 euros per square meter (index value 104), in the east they are only below average 6.55 euros (index value 93). "This shows what financial advantages tenants have with old leases to newcomers and anyone else who just want to or have to move, still have," says F + B Managing Director Leutner.

First East German city in the ranking is Jena in 90th place (2018: 76th place). Here rents are roughly at the national average level. In Rostock , Erfurt and Potsdam they are slightly below. In Leipzig, rents are about 24 percent below the German average.

Click on the selected cities in the Germany map to find out what the rents are there.

Why rents will increase less in the future

At F + B you can see a turnaround despite the increases: the period of large rent increases is on average over, it says. This is slowly becoming noticeable in the rent levels.

The company suspects several trends behind the rent increase:

  • First, many people simply could not afford the high rents in central locations in the metropolises.
  • Second, landlords have become more cautious with increases. For those who can not move to another city, rent high-priced apartments only for the early days and pull out as quickly as possible - which means more administrative burden for landlords.
  • Third, F + B believes that landlords' growing reluctance is also due to public discussion about rents and announced policies. Thus, expropriation of real estate companies has been discussed since spring. The Federal Constitutional Court ruled that the rental price brake introduced in 2015 does not violate the Basic Law. And in Berlin, the red-red-green coalition wants to introduce a Mietendeckel that freezes the rents in the capital for five years. However, the constitutionality is contested.

Despite the high prices in the Stuttgart and Munich environment, tenants can therefore hope that rent increases in the future again lower than before.

In the video: When the state intervenes in the real estate market - Mietendeckel in Berlin



Source: spiegel

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