# German Property Market: October 2026

> The German flat market in October 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/2026-10
Last updated: 2026-10-31

In October 2026, flats are most expensive in Hamburg at a median €6,695 per m² and cheapest in Saxony-Anhalt at €1,716 per m². Among the larger markets, Plauen offers the highest gross rental yield at 7.6%.

As of October 31, 2026. First edition; month-on-month changes follow from the next one.

## States

| State | Price per m² | Cold rent per m² | Gross yield |
| --- | --- | --- | --- |
| Hamburg | €6,695 | €18.05 | 3.2% |
| Berlin | €5,667 | €19.25 | 4.1% |
| Bavaria | €5,397 | €14.35 | 3.2% |
| Schleswig-Holstein | €4,345 | €11.33 | 3.1% |
| Hesse | €4,247 | €14.48 | 4.1% |
| Mecklenburg-Western Pomerania | €4,125 | €8.50 | 2.5% |
| Brandenburg | €4,016 | €11.95 | 3.6% |
| Baden-Württemberg | €3,848 | €13.40 | 4.2% |
| North Rhine-Westphalia | €3,329 | €9.99 | 3.6% |
| Rhineland-Palatinate | €3,268 | €11.00 | 4.0% |
| Lower Saxony | €3,100 | €10.00 | 3.9% |
| Bremen | €2,875 | €10.54 | 4.4% |
| Saxony | €2,604 | €6.77 | 3.1% |
| Saarland | €2,282 | €9.59 | 5.0% |
| Thuringia | €2,000 | €6.80 | 4.1% |
| Saxony-Anhalt | €1,716 | €7.00 | 4.9% |

## The largest cities

| City | Price per m² | Cold rent per m² | Gross yield |
| --- | --- | --- | --- |
| Berlin | €5,667 | €19.25 | 4.1% |
| München | €9,217 | €25.79 | 3.4% |
| Hamburg | €6,695 | €18.05 | 3.2% |
| Frankfurt am Main | €6,650 | €20.75 | 3.7% |
| Köln | €5,321 | €17.27 | 3.9% |
| Düsseldorf | €5,173 | €16.85 | 3.9% |
| Stuttgart | €4,640 | €18.50 | 4.8% |
| Leipzig | €3,012 | €12.00 | 4.8% |
| Dresden | €3,170 | €11.34 | 4.3% |
| Nürnberg | €3,835 | €14.84 | 4.6% |

## Highest gross rental yields

| City | Gross yield | Price per m² |
| --- | --- | --- |
| Plauen | 7.6% | €872 |
| Zwickau | 7.5% | €1,000 |
| Bad Herrenalb | 6.4% | €2,133 |
| Chemnitz | 6.4% | €1,131 |
| Pinneberg | 6.2% | €3,000 |
| Wesel | 6.1% | €2,060 |
| Emden | 6.0% | €1,900 |
| Maintal | 5.9% | €3,040 |
| Wilhelmshaven | 5.8% | €1,468 |
| Bad Harzburg | 5.7% | €1,790 |

## 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)