# German Property Market: November 2026

> The German flat market in November 2026: asking prices per m² in every state and the largest cities, rents, gross rental yields and the cities with the highest yields.

Canonical: https://www.investbud.de/en/german-property-market
Last updated: 2026-11-04

In November 2026, flats are most expensive in Hamburg at a median €6,707 per m² and cheapest in Saxony-Anhalt at €1,732 per m². Among the larger markets, Plauen offers the highest gross rental yield at 7.7%.

As of November 4, 2026. Changes against October 2026.

## States

| State | Price per m² | Cold rent per m² | Gross yield |
| --- | --- | --- | --- |
| Hamburg | €6,707 | €18.00 | 3.2% |
| Berlin | €5,657 | €19.08 | 4.0% |
| Bavaria | €5,398 | €14.32 | 3.2% |
| Schleswig-Holstein | €4,316 | €11.37 | 3.2% |
| Hesse | €4,231 | €14.52 | 4.1% |
| Mecklenburg-Western Pomerania | €4,095 | €8.50 | 2.5% |
| Brandenburg | €3,986 | €12.00 | 3.6% |
| Baden-Württemberg | €3,836 | €13.40 | 4.2% |
| North Rhine-Westphalia | €3,328 | €10.00 | 3.6% |
| Rhineland-Palatinate | €3,261 | €11.00 | 4.0% |
| Lower Saxony | €3,093 | €10.00 | 3.9% |
| Bremen | €2,842 | €10.54 | 4.5% |
| Saxony | €2,606 | €6.83 | 3.1% |
| Saarland | €2,282 | €9.40 | 4.9% |
| Thuringia | €2,000 | €6.83 | 4.1% |
| Saxony-Anhalt | €1,732 | €7.00 | 4.9% |

## The largest cities

| City | Price per m² | Cold rent per m² | Gross yield |
| --- | --- | --- | --- |
| Berlin | €5,661 | €19.05 | 4.0% |
| München | €9,140 | €25.41 | 3.3% |
| Hamburg | €6,697 | €18.02 | 3.2% |
| Frankfurt am Main | €6,650 | €20.63 | 3.7% |
| Köln | €5,284 | €16.90 | 3.8% |
| Düsseldorf | €5,170 | €16.77 | 3.9% |
| Stuttgart | €4,645 | €18.25 | 4.7% |
| Leipzig | €3,006 | €12.51 | 5.0% |
| Dresden | €3,170 | €11.01 | 4.2% |
| Nürnberg | €3,840 | €14.63 | 4.6% |

## Highest gross rental yields

| City | Gross yield | Price per m² |
| --- | --- | --- |
| Plauen | 7.7% | €867 |
| Zwickau | 7.5% | €999 |
| Pinneberg | 6.4% | €2,915 |
| Chemnitz | 6.4% | €1,131 |
| Emden | 6.2% | €1,828 |
| Maintal | 6.1% | €2,949 |
| Bad Harzburg | 5.7% | €1,790 |
| Laatzen | 5.7% | €2,365 |
| Wilhelmshaven | 5.7% | €1,478 |
| Bad Herrenalb | 5.7% | €2,141 |

## Methodology

Medians of asking prices and asking rents of publicly listed apartments, recomputed daily; each monthly edition keeps the month's last figures. Asking prices are not sale prices; actual sale prices can differ. Yields before purchase costs, running costs and financing.

## Related

- [See the full rental yield ranking](https://www.investbud.de/en/rental-yield-ranking)
- [Property prices by state and city](https://www.investbud.de/en/property-prices)