The Market for Apartment Packages in Berlin: Overview and Dynamics
With over 3.8 million residents, Berlin is not only Germany’s largest city but also one of Europe’s most dynamic real estate markets. Demand for housing remains high – from both owner-occupiers and investors.
In recent years, a clear trend has emerged: more and more multifamily buildings have been divided into condominiums, which were then sold individually or in packages. This was common until 2022, when new regulations restricted such practices. As a result, investors can now directly target packages of condominiums.
Typical package sizes include:
- Small packages (2–4 units): popular with private investors or families securing housing for children.
- Medium packages (5–15 units): attractive to experienced investors and semi-professionals.
- Large packages (20+ units): typically acquired by family offices, institutional investors, or international buyers.
For sellers, package sales make it possible to place larger volumes in a shorter time. Buyers, in turn, benefit from discounts, management synergies, and strong diversification.
Types of Apartment Packages: Variants and Buyer Profiles
Not all apartment packages are the same – depending on structure, location, and composition, different opportunities and strategies arise.
- Small packages (1–3 units)
- Typical buyers: private investors, parents for children, future owner-occupiers.
- Advantages: manageable investment, easier financing, flexible exit strategies (e.g., selling individually after a few years).
- Medium packages (5–15 units)
- Typical buyers: experienced capital investors, semi-professional investors.
- Advantages: stronger negotiation position, economies of scale in management and maintenance, solid diversification.
- Large packages (20+ units)
- Typical buyers: family offices, institutional investors, foreign buyers.
- Advantages: significant discounts per unit, professional portfolio management, tax optimization opportunities.
- Packages in one building vs. spread across multiple buildings
- In one building: easier to manage, clear structure, more homogeneous tenant base.
- Spread across multiple buildings: better risk diversification, varied locations, more flexible resale options.
Advantages of Buying Apartment Packages in Berlin
- Price benefits through bulk purchases
Sellers usually grant discounts when multiple apartments are purchased. These range from around 3% for small packages to up to 15% for larger packages. - Financing advantages
Banks often finance apartment packages similarly to multifamily buildings, with more favorable conditions compared to numerous individual purchases. Transaction costs (e.g., notary, land registry) can also be bundled. - Tax advantages and depreciation
Through residual-use appraisals or specific depreciation models, investors can lower their tax burden – particularly beneficial for high-income buyers. - Risk diversification
Investing in multiple units reduces exposure to rental defaults or vacancies. - Management benefits
A property manager or in-house team can handle several units more efficiently, lowering per-unit management costs.
Practical Variants: How Apartment Packages Can Be Structured
- Rented apartment packages: ideal for long-term investors, providing immediate rental income.
- Vacant apartment packages: offer potential for owner-occupiers or buyers planning to renovate and re-let.
- Old-building packages: highly sought after for their intrinsic value and classic Berlin charm.
- Mixed packages: a combination of rented and vacant units, spread across different neighborhoods.
Apartment Packages in Berlin as a Future-Proof Investment
Buying apartment packages in Berlin means benefiting from economies of scale, diversifying risk, and gaining access to one of Europe’s most stable residential markets. While single apartments remain attractive, packages open up greater possibilities – whether for private investors, family offices, or international buyers.
Berlin continues to be a magnet for capital investment. Those who invest in apartment packages today secure not only stable rental income but also strong value appreciation potential in a growing market.
ADEN Immobilien has been supporting buyers and sellers of apartment packages in Berlin for many years – with a German-French background, an international network, and an experienced team. Whether you are looking to buy or sell 2, 5, 15, or more units, we provide comprehensive and transparent advice.
