A 70-square-meter apartment in Munich costs around 2,100 EUR per month including utilities. The same apartment in rural Saxony-Anhalt: 650 EUR. Three times as much for the same floor plan, just because the zip code is different.
The Rent Map
The national average sits at 11.40 EUR per square meter for cold rent (before utilities). But "average" is a particularly useless concept when it comes to rent. The range spans from under 7 EUR to over 25 EUR, depending on whether you're looking in a university city or out in the countryside.
| Region | Cold rent per m² | 70 m² cold | 70 m² incl. utilities (approx.) |
|---|---|---|---|
| Munich (top) | 21.87 – 25.28 EUR | 1,770 EUR | 2,100 EUR |
| Frankfurt am Main | 18.52 – 20.94 EUR | 1,300 EUR | 1,600 EUR |
| Berlin | 18.35 – 22.44 EUR | 1,280 EUR | 1,550 EUR |
| Hamburg | 15.09 – 22.14 EUR | 1,050 EUR | 1,350 EUR |
| Rural Saxony-Anhalt | 6.80 EUR | 476 EUR | 650 EUR |
Data from current market analyses and inflation-adjusted projections for 2025, compiled by beatvest and N26.
Why It's Not Getting Better
New construction is stalling. The building industry recorded 9.2% more order volume in nominal terms in 2025, but adjusted for inflation, that's barely any growth. Material costs keep rising, skilled workers are scarce, permits take forever. The result: too few new apartments, especially in the cities where demand is highest.
At the same time, rising CO₂ prices (55 EUR per ton in 2025) push utility costs higher. The "second rent" (heating, electricity, water) isn't a minor line item anymore. It's a budget category of its own.
The Vicious Cycle: Rent vs. Commuting
If you can't afford city rent, you move out. Makes sense. But living outside the city means commuting. And commuting costs money.
The average car runs 314 EUR per month: insurance, gas, maintenance, parking. Public transit is cheaper with the Deutschlandticket (49 EUR, expected to rise to 54 EUR in 2026), but it's not an option everywhere. In rural areas, the bus runs twice a day. If that.
The result is a feedback loop: save on rent, pay more for mobility. And vice versa. The (Germany's official consumer expenditure survey) shows that housing and transportation together eat up almost 50% of household budgets. For many middle-class families, there's not much left after that.
