Immobilien: Bis zu 75 Jahre lang günstiger: Hier sparen Käufer im Umland von Berlin am meisten

For those residing in Blankenfelde-Mahlow, a commute to Berlin's main railway station takes just 20 minutes via regional express train. Nearby Bernau, located northeast of Berlin, boasts excellent public transportation links. This makes Blankenfelde-Mahlow and Bernau particularly appealing to potential real estate buyers seeking a new home outside Berlin.

The Brandenburg region has long been favored by both property buyers and tenants, as living costs in Brandenburg are generally much lower than in the capital. Additionally, the supply of housing in Berlin does not keep up with demand, prompting many people to move to Brandenburg. The Federal Institute for Building, Town and Spatial Research recently published an analysis indicating that the number of professional commuters is set to rise again in 2025, including in Berlin.

According to the institute, 400,000 employees who are obligated to have social insurance moved to Berlin last year, about 1100 more than the previous year. Using exclusive data from the HWWI economic institute, commissioned by the Postbank, the Handelsblatt magazine has identified which locations in Brandenburg are currently most attractive to buyers and commuters.

The focus is on existing properties. While the average square meter price for apartments in Berlin stood at 5,796 euros last year, apartments in the surrounding areas cost at least 1,900 euros per square meter on average, according to the "Postbank Wohnatlas 2026." Potsdam is the exception, where apartment prices are even slightly higher than in Berlin.

However, buyers should consider additional costs for fuel, electricity, or train tickets, which can negate savings from purchasing a property. The time and money spent commuting to the city center also adds to the expenses. The HWWI economists compared the purchase price advantage with transportation costs and calculated how long it takes for the cost advantage to be consumed.

These transportation costs consist of bus and train ticket prices or expenses for operating the vehicle. The time spent commuting is also factored in. The researchers compared the purchase of an average-priced 70-square-meter apartment in Berlin with the acquisition of a similarly sized apartment in the surrounding areas. The eight Landkreise of Barnim, Dahme-Spreewald, Havelland, Märkisch-Oderland, Oberhavel, Oder-Spree, Potsdam-Mittelmark, and Teltow-Fläming were selected.

In total, 34 cities and municipalities in the Berlin Umland were analyzed. Given that properties in well-connected areas tend to be more expensive, the study calculated a 20 percent price increase based on the average price of each Landkreis. Blankenfelde-Mahlow and Bernau topped the list this year. For a 70-square-meter apartment, an additional five-day weekly commute by bus and train would recover the purchase price advantage after 28.4 years in Blankenfelde-Mahlow and 25.8 years in Bernau.

None of the other cities would break even on investment within 25 years. The study states that for a purchase in the Umland to be financially worthwhile, the increased transportation costs must be covered for at least 25 years. This typically equates to the remaining working life of buyers, who typically live to around 40 years old.

Driving five days a week to Berlin does not make financial sense for any of the studied regions when purchasing a 70-square-meter apartment. Commuting by car remains advantageous only in Panketal, Hoppegarten, and Neuenhagen bei Berlin, with a payback period of approximately ten years. Larger apartments pay off more slowly for commuters.

When buying a 120-square-meter apartment, the analysis diverges significantly. Twelve cities have a payback period exceeding 25 years for a commuter who takes the bus or train to Berlin. Blankenfelde-Mahlow still waits the longest at 75.4 years. Bernau remains a profitable investment even with a Berlin office for more than 40 years.

Cities such as Oranienburg and Königs Wusterhausen, which were previously not worth moving to due to additional commuting costs, have now entered the list. Manuel Beermann, responsible for real estate product management at the Postbank, advises a thorough analysis of costs before purchasing property in the Umland. Commuters should consider not only the lower square meter price but also transportation expenses, time spent commuting, and personal preferences, such as proximity to a kindergarten or train station, as well as apartment features.

While the housing market in the Umland is generally favorable, it is essential to consider all factors before making a decision.