Ask where land in Berlin costs the most, and the answer is the centre. The dearest district is Mitte, at about €2,733 per square metre, and the cheapest is Spandau, at about €383, a gap of roughly seven times. The figure here is the Bodenrichtwert, the official land reference value per square metre of ground. It is not the price of a finished flat or house, so read it as the cost of the plot, not the building on it.
The full ranking, most to least expensive
These are land reference values per district, in euro per square metre. The Berlin-wide average is about €1,215. One district, Tempelhof-Schöneberg, has no published value in our data and is left out of the table below.
| Bezirk | Land value (€/m²) |
|---|---|
| Mitte | €2,733 |
| Friedrichshain-Kreuzberg | €2,496 |
| Charlottenburg-Wilmersdorf | €1,941 |
| Pankow | €1,393 |
| Neukölln | €962 |
| Steglitz-Zehlendorf | €901 |
| Lichtenberg | €505 |
| Treptow-Köpenick | €498 |
| Marzahn-Hellersdorf | €452 |
| Reinickendorf | €404 |
| Spandau | €383 |
The spread is wide for a single city. The top three all sit above €1,900, while the bottom five fall below €510, so the district you pick moves the land cost far more than any single plot within it.
What drives the gap
The pattern is about location more than anything else. The three dearest districts, Mitte, Friedrichshain-Kreuzberg and Charlottenburg-Wilmersdorf, are all central or inner-city. They hold the main rail interchanges, the office clusters and the older, denser blocks where land is scarce and built up tightly. Pankow follows at about €1,393, still close to the inner ring.
The cheapest districts sit at the edge of the city. Spandau at €383, Reinickendorf at €404 and Marzahn-Hellersdorf at €452 are outer Bezirke, further from the centre and from the main job clusters, with more open land and a longer commute. The order tracks distance from the middle far more cleanly than the old division between East and West. Eastern Friedrichshain-Kreuzberg ranks second overall, while western Spandau sits at the bottom, so the border that mattered for decades no longer explains who pays the most for ground.
What it means for buyers
Land value is one input into what a property costs, not the whole price. A finished flat folds in the building itself, its age, its condition and its size, so two homes on land worth the same per square metre can sell for very different sums. Use the district land value to read how central and how scarce the ground is, then look at the actual listings on top of it.
The practical read is that central living comes at a steep premium on the land alone. Moving from Mitte to an outer district like Treptow-Köpenick at €498 or Lichtenberg at €505 cuts the land cost by roughly four fifths, in exchange for a longer trip into the centre. The middle of the table, Neukölln at €962 and Steglitz-Zehlendorf at €901, sits below the Berlin average and within reach of the inner ring.
These are district-wide reference values, so they hide the spread inside each Bezirk. A single street can sit well above or below its district figure, which is why the €1,215 average is only a starting point. Use it to build a shortlist, then look at the neighbourhood level before you decide. You can sort every district and neighbourhood yourself in the explorer, or open a city to see its breakdown. All figures here come from the public sources listed on our data sources page.