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Germany’s once red-hot Zinshaus market, which had cooled significantly in recent years, looks as if it's ready to heat up again. Two recent reports from Schick Immobilien and Colliers signal that a turning point is on the horizon. Lower purchase prices, paired with rising rents, are luring investors back into the game, suggesting that the sharp corrections of 2023 may have paved the way for a fresh wave of opportunity.
According to Colliers' September 2024 report, purchase prices for residential and commercial buildings, including Zinshäuser, have stabilized after a dramatic 33% drop in the 52 cities they track. Felix von Saucken, Head of Residential Germany at Colliers, sums it up succinctly: "Investors are increasingly viewing the price level that has now been reached as attractive and are using it to re-enter the market." The key factors driving this change? A surge in rents, coupled with a frightening decline in new housing construction, has investors seeing potential where uncertainty once reigned.
But first, what exactly are Zinshäuser? These multi-family rental buildings, often dating back to Germany’s imperial era, were built with one goal in mind—steady, long-term rental income. Historically, they’ve been a safe haven for institutional and private investors, offering both stability and the promise of capital growth. After years of climbing prices, the market for these properties cooled significantly over the last two years. However, as the new data suggests, the tide may be turning.
Shift in the market is underway
Schick Immobilien’s latest analysis confirms that the Zinshaus market is indeed finding its footing again. Major cities like Berlin, Hamburg, and Frankfurt are leading the recovery, with prices stabilizing and demand ticking upward. Many of the players jumping back in are semi-professional investors, high-net-worth individuals, and family offices—groups that see the long-term value in a market where rents continue to climb and supply remains squeezed. As Felix von Saucken points out, "Falling new construction figures and rising rents will reinforce this trend. From a long-term perspective, residential property remains a megatrend."
The numbers back this up. In the first half of 2024, residential rents surged by 7% in Germany’s seven largest cities, and by 8% in the 50 largest, outpacing household income growth by a considerable margin. With demand outstripping supply, rents show no signs of slowing down. The collapse of new housing construction is only amplifying this effect. Building permits have fallen by 21% year-on-year, making it clear that new supply isn’t going to fill the gap anytime soon.
Limited supply, increasing scarcity
In fact, the scarcity of rental properties is becoming one of the defining features of the market. Schick Immobilien highlights the fact that in the 50 largest cities, the number of available rental apartments has shrunk by 4% in the last year alone. Particularly hard-hit are medium-sized rental units, while micro-apartments and serviced apartments are slightly bucking the trend, with a 6% increase in supply. Social housing is also becoming a rare commodity, with the number of units plummeting from 2.9 million post-reunification to just one million today.
Berlin, Munich, and Frankfurt continue to be the main markets of interest for Zinshäuser, driven by population growth and an unrelenting demand for housing. According to Colliers, prime yields in these cities currently hover around 3.85%, which, although low, reflects the high demand for well-positioned assets in such tightly regulated markets. Investors are increasingly drawn to these opportunities as the combination of stabilized prices and rising rents boosts their confidence in future returns.
Recovery signs in smaller markets
Interestingly, even smaller cities—C- and D-class markets—are seeing renewed attention. These cities offer higher yields, thanks to their lower entry prices, making them attractive to those looking to take on slightly more risk for a bigger payoff. Schick Immobilien reports that investors are beginning to consider these regions as financing conditions ease, though the risk profile remains higher than in Germany’s largest urban centers.
The Zinshaus market, long seen as a bellwether for Germany’s urban rental market, is at a critical juncture. With prices stabilizing and rents rising, the evidence points to a recovery that could deliver significant returns for investors willing to act now. As Colliers' von Saucken remarked, "From a long-term perspective, residential property remains a megatrend," and those paying attention to the signs are positioning themselves to capitalise on it.
REFIRE: Despite the volatility of recent years, Zinshäuser remain one of Germany’s most resilient asset classes. Investors are attracted not only to their historical stability but also to the value-add potential they offer—renovations, energy upgrades, and rent restructuring continue to provide opportunities to enhance returns. And with the significant under-supply of housing in Germany’s major cities, the fundamentals underpinning demand for these properties remain solid.
For now, it does look as if the tide is turning. Investors are cautiously optimistic, and both Schick Immobilien and Colliers agree: the time for Zinshäuser is far from over, and the opportunity for savvy investors to step back into the market is stronger than it has been for a good while.
