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German city rents rose by a quarter in five years.

A new lease costs 54% more per m² than tenants paid in 2022. See what that means for your budget.

Check your rentBrowse 37 cities
7 €17 € per m²
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  • 11.38€/m²Typical asking rent. A 60 m² flat in the median city: about 680 € a month, cold.
  • 35of 37Cities where rents rose. Over the last 12 months. The typical rise is 4.2%.
  • +54%Extra for a new lease. Per m², compared with existing leases in the typical city.
  • 4.09%Mortgage rate. Up from 1.35% at the start of 2022, so more people keep renting.[2]

Data up to June 2026. Rebuilt automatically every week, last on 2026-11-09.

What would a flat cost you?

Pick a city, a size and your household's net income. We compare the median with the 30% rule of thumb.[1]
Starts at a typical two-person household in Berlin. Drag to use your own.
A 60 m² flat in Berlin is advertised at about
910 €per month, cold

Half of all listings: 620 € to 1,200 €. Heating and running costs come on top.

Comfortable21% of your income
0%30%40%100%

That is within the common rule of thumb that rent should take no more than 30% of net income.[1] If the trend holds, the same flat would be listed at about 970 € a year from now (likely between 930 € and 1,000 €).

The same 60 m² flat in all 37 cities. The dashed line is 30% of your income (1,310 €).
500 €750 €1,000 €1,250 €30% budgetChemnitz: 370 €Gelsenkirchen: 450 €Hamm: 490 €Duisburg: 510 €Wuppertal: 540 €Dresden: 570 €Bochum: 570 €Essen: 580 €Dortmund: 580 €Brunswick: 590 €Bocholt: 600 €Mönchengladbach: 600 €Bielefeld: 600 €Leipzig: 600 €Erfurt: 600 €Mettmann district: 650 €Kiel: 680 €Hanover: 680 €Bremen: 680 €Aachen: 690 €Rhein-Erft district: 720 €Lübeck: 740 €Mannheim: 750 €Nuremberg: 770 €Karlsruhe: 810 €Bonn: 810 €Münster: 840 €Wiesbaden: 840 €Augsburg: 850 €Düsseldorf: 870 €Potsdam: 870 €Berlin: 910 €Hamburg: 930 €Cologne: 930 €Stuttgart: 960 €Frankfurt: 1,050 €Munich: 1,390 €Berlin
Your pick Within 30% Over 30%

It stays within 30% of your income in 36 of 37 cities. Noticeably cheaper options: (370 €), (450 €) and (490 €).

Read the full Berlin profile Search all 400 districts by budget

Rents have climbed almost everywhere

Since January 2020 the typical city's asking rent rose 31%. Berlin climbed fastest (+52%), Chemnitz slowest (+15%).

Asking rents since 2020

Median asking rent per city, monthly. Grey lines are the other cities; pick up to six to highlight.

Source: GREIX Mietpreisindex (Kiel Institut für Weltwirtschaft); Deutsche Bundesbank for loan rates.
How to read this chart

Change since 2020 puts every city on the same starting line, so you can compare the pace of rises regardless of how expensive a city was to begin with. € per m² shows the actual price level.

Hover over the chart to read exact values for the highlighted cities. Single months can be noisy, so the long-run direction is more reliable than any one month.

Show the numbers
CityAsking rent, June 2026Since January 2020Last 12 months
Berlin15.18 €+52%-2.0%
Potsdam14.55 €+46%+8.0%
Lübeck12.30 €+44%+5.1%
Mönchengladbach10.00 €+43%+9.3%
Leipzig10.00 €+39%+1.5%
Bochum9.58 €+37%+4.5%
Wuppertal9.00 €+37%+4.2%
Essen9.70 €+36%+4.2%
Rhein-Erft district11.98 €+36%+3.0%
Bonn13.54 €+35%+4.6%
Münster13.92 €+35%+5.4%
Cologne15.55 €+35%+6.1%
Duisburg8.49 €+35%+4.9%
Augsburg14.09 €+34%+4.4%
Wiesbaden14.00 €+34%+5.3%
Kiel11.27 €+33%+4.8%
Hamburg15.47 €+32%+5.1%
Dortmund9.70 €+32%+2.4%
Düsseldorf14.45 €+31%+4.1%
Erfurt10.00 €+31%+6.7%
Munich23.23 €+31%+3.0%
Mettmann district10.80 €+31%+6.2%
Karlsruhe13.53 €+30%+4.8%
Bielefeld10.00 €+30%+2.9%
Gelsenkirchen7.56 €+30%+3.4%
Aachen11.57 €+30%+2.6%
Bremen11.38 €+30%+2.6%
Nuremberg12.89 €+29%+4.0%
Frankfurt17.50 €+28%+3.2%
Hanover11.38 €+28%+4.3%
Hamm8.10 €+26%+1.5%
Mannheim12.54 €+25%+3.8%
Dresden9.53 €+25%+4.2%
Bocholt10.00 €+25%+2.8%
Brunswick9.78 €+22%-0.1%
Stuttgart15.98 €+19%+0.1%
Chemnitz6.10 €+15%+4.2%

The figures come from , which tracks listings in 37 large cities and adjusts for size and quality, so a rise means the same kind of flat got dearer, not that bigger flats came onto the market.[3][11]

The shaded year is 2022, when interest on new housing loans jumped from 1.35% to 3.66%. Buying suddenly cost far more each month, which pushed housing demand towards renting.[2] Rents kept rising through and after that shock.

Moving costs more than staying

The 2022 census recorded what people actually paid on their existing leases: the . Compared with today's asking rent, a newcomer in the typical city pays a of 54%.

In Berlin the gap reaches 98%: a flat an existing tenant rents for 7.67 € per m² is advertised at 15.18 € to someone new. This gap is one reason many people stay in flats that no longer fit them.[5][6]

Existing leases (2022) versus new leases today, € per m²

Sorted by the size of the gap. The 14 largest cities are shown first.

Source: Zensus 2022 (Statistische Ämter des Bundes und der Länder); GREIX asking rents.
How to read this chart

The green dot is the average rent on all existing contracts in May 2022, including many old, cheap leases. The orange dot is the median rent advertised for new leases in the latest month. The number on the right is how much more the new lease costs.

Part of the gap is four years of rent growth since 2022. Part is that rents in existing leases are adjusted to the market less often, and the law caps rises for sitting tenants.[4] Either way, it is what someone looking for a flat faces today.

Show the numbers
CityExisting 2022Asking todayExtra
Berlin7.67 €15.18 €+98%
Potsdam7.85 €14.55 €+85%
Munich12.89 €23.23 €+80%
Hamburg9.16 €15.47 €+69%
Augsburg8.48 €14.09 €+66%
Cologne9.39 €15.55 €+66%
Frankfurt10.58 €17.50 €+65%
Lübeck7.47 €12.30 €+65%
Aachen7.20 €11.57 €+61%
Karlsruhe8.46 €13.53 €+60%
Münster8.71 €13.92 €+60%
Bocholt6.26 €10.00 €+60%
Hanover7.21 €11.38 €+58%
Nuremberg8.21 €12.89 €+57%
Düsseldorf9.24 €14.45 €+56%
Rhein-Erft district7.67 €11.98 €+56%
Mönchengladbach6.41 €10.00 €+56%
Leipzig6.44 €10.00 €+55%
Erfurt6.48 €10.00 €+54%
Stuttgart10.39 €15.98 €+54%
Bochum6.25 €9.58 €+53%
Wiesbaden9.21 €14.00 €+52%
Dortmund6.45 €9.70 €+50%
Mettmann district7.21 €10.80 €+50%
Mannheim8.39 €12.54 €+50%
Bonn9.09 €13.54 €+49%
Kiel7.64 €11.27 €+48%
Wuppertal6.10 €9.00 €+48%
Bremen7.75 €11.38 €+47%
Duisburg5.84 €8.49 €+45%
Essen6.72 €9.70 €+44%
Hamm5.75 €8.10 €+41%
Bielefeld7.12 €10.00 €+40%
Gelsenkirchen5.47 €7.56 €+38%
Dresden6.92 €9.53 €+38%
Brunswick7.27 €9.78 €+35%
Chemnitz5.26 €6.10 €+16%

Expected change in asking rent over the next 12 months

Dot: most likely change. Bar: the range the model considers 80% likely.

Source: ImmoDash forecast: LightGBM quantile regression on the GREIX index, conformal-calibrated.[12][13][14]
How to read this chart

Read each row as “most likely about this much, but anywhere along the bar would not be a surprise”. A wide bar means the city's rents have been jumpy and the model is less sure.

The forecast only knows past rents and their momentum. It cannot anticipate new laws, a sudden wave of new construction or a recession. How the model works and how it was tested.

Show the numbers
CityNowLowMost likelyHigh
Berlin15.18 €15.42 €16.24 €16.73 €
Leipzig10.00 €10.33 €10.67 €10.99 €
Rhein-Erft district11.98 €12.41 €12.77 €13.13 €
Dortmund9.70 €10.02 €10.31 €10.52 €
Bremen11.38 €11.73 €12.09 €12.47 €
Aachen11.57 €11.90 €12.28 €12.59 €
Gelsenkirchen7.56 €7.78 €8.02 €8.17 €
Augsburg14.09 €14.57 €14.94 €15.32 €
Düsseldorf14.45 €14.91 €15.32 €15.55 €
Frankfurt17.50 €18.00 €18.52 €18.96 €
Hanover11.38 €11.72 €12.04 €12.33 €
Dresden9.53 €9.80 €10.07 €10.31 €
Bonn13.54 €13.93 €14.30 €14.64 €
Essen9.70 €9.97 €10.24 €10.38 €
Kiel11.27 €11.61 €11.89 €12.14 €
Wiesbaden14.00 €14.35 €14.77 €15.06 €
Potsdam14.55 €14.64 €15.35 €15.72 €
Duisburg8.49 €8.71 €8.95 €9.08 €
Bochum9.58 €9.80 €10.09 €10.30 €
Hamm8.10 €8.27 €8.53 €8.73 €
Hamburg15.47 €15.91 €16.28 €16.67 €
Wuppertal9.00 €9.22 €9.47 €9.67 €
Munich23.23 €23.71 €24.44 €24.95 €
Nuremberg12.89 €13.24 €13.55 €13.85 €
Cologne15.55 €15.98 €16.33 €16.72 €
Bielefeld10.00 €10.24 €10.50 €10.75 €
Mönchengladbach10.00 €10.21 €10.49 €10.71 €
Lübeck12.30 €12.60 €12.89 €13.20 €
Mettmann district10.80 €11.00 €11.31 €11.56 €
Stuttgart15.98 €16.35 €16.70 €17.22 €
Brunswick9.78 €9.98 €10.22 €10.56 €
Münster13.92 €14.03 €14.54 €14.93 €
Mannheim12.54 €12.76 €13.08 €13.44 €
Erfurt10.00 €10.02 €10.41 €10.71 €
Bocholt10.00 €10.05 €10.38 €10.78 €
Karlsruhe13.53 €13.55 €13.99 €14.40 €
Chemnitz6.10 €6.07 €6.21 €6.41 €

Rents are expected to keep rising

A machine-learning model trained on each city's rent history estimates where asking rents will be in 12 months. The typical city is expected to move +5.3%, and no city is expected to get cheaper.

Every city gets a , not a single number. On past data it had not seen, its 12-month forecasts missed by 1.7% on average, against 4.6% for assuming rents stay flat, and 82% of real outcomes landed inside the range.

All 37 cities at a glance

Sort by price, momentum, how much of local income rent takes, or how fast flats are let. uses a 60 m² flat and two average residents' net income.

Click a column to sort. Click a city for its full profile, neighbourhood map and outlook.

Market
Munich Bayern23.23 €+3.0%+27%21.9%22+5.2%tight
Frankfurt Hessen17.50 €+3.2%+24%21.4%25+5.9%tight
Stuttgart Baden-Württemberg15.98 €+0.1%+15%18.3%29+4.5%balanced
Cologne Nordrhein-Westfalen15.55 €+6.1%+29%19.5%22+5.0%balanced
Hamburg Hamburg15.47 €+5.1%+29%18.8%23+5.2%tight
Berlin Berlin15.18 €-2.0%+29%20.9%26+7.0%tight
Potsdam Brandenburg14.55 €+8.0%+30%19.2%22+5.5%tight
Düsseldorf Nordrhein-Westfalen14.45 €+4.1%+30%16.0%26+6.1%balanced
Augsburg Bayern14.09 €+4.4%+28%19.9%24+6.0%balanced
Wiesbaden Hessen14.00 €+5.3%+24%14.9%27+5.5%balanced
Münster Nordrhein-Westfalen13.92 €+5.4%+31%17.2%21+4.5%tight
Bonn Nordrhein-Westfalen13.54 €+4.6%+24%16.8%23+5.6%tight
Karlsruhe Baden-Württemberg13.53 €+4.8%+26%17.1%22+3.4%balanced
Nuremberg Bayern12.89 €+4.0%+23%17.1%31+5.1%balanced
Mannheim Baden-Württemberg12.54 €+3.8%+21%16.8%28+4.3%balanced
Lübeck Schleswig-Holstein12.30 €+5.1%+32%17.3%24+4.8%balanced
Rhein-Erft district Nordrhein-Westfalen11.98 €+3.0%+24%15.3%25+6.6%tight
Aachen Nordrhein-Westfalen11.57 €+2.6%+24%16.3%26+6.1%balanced
Hanover Niedersachsen11.38 €+4.3%+25%15.3%27+5.8%balanced
Bremen Bremen11.38 €+2.6%+26%15.3%26+6.3%balanced
Kiel Schleswig-Holstein11.27 €+4.8%+29%16.2%23+5.5%balanced
Mettmann district Nordrhein-Westfalen10.80 €+6.2%+26%12.5%29+4.7%balanced
Bocholt Nordrhein-Westfalen10.00 €+2.8%+24%12.3%30+3.8%tight
Mönchengladbach Nordrhein-Westfalen10.00 €+9.3%+35%14.1%31+4.9%balanced
Bielefeld Nordrhein-Westfalen10.00 €+2.9%+25%13.3%30+5.0%balanced
Leipzig Sachsen10.00 €+1.5%+31%15.2%31+6.7%tight
Erfurt Thüringen10.00 €+6.7%+27%14.2%29+4.2%balanced
Brunswick Niedersachsen9.78 €-0.1%+16%12.7%29+4.5%balanced
Essen Nordrhein-Westfalen9.70 €+4.2%+26%13.5%32+5.5%balanced
Dortmund Nordrhein-Westfalen9.70 €+2.4%+23%14.4%33+6.2%balanced
Bochum Nordrhein-Westfalen9.58 €+4.5%+25%13.9%31+5.3%balanced
Dresden Sachsen9.53 €+4.2%+24%13.4%27+5.7%balanced
Wuppertal Nordrhein-Westfalen9.00 €+4.2%+27%12.8%35+5.2%balanced
Duisburg Nordrhein-Westfalen8.49 €+4.9%+28%14.5%35+5.4%balanced
Hamm Nordrhein-Westfalen8.10 €+1.5%+23%12.6%32+5.3%balanced
Gelsenkirchen Nordrhein-Westfalen7.56 €+3.4%+23%13.5%41+6.1%balanced
Chemnitz Sachsen6.10 €+4.2%+15%8.8%61+1.7%slack

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