CelinaGWelcome to Germany! You’ve made the leap and now it’s time to settle into your new life. First order of business? Finding a place to live! But before you get too comfortable dreaming about that perfect balcony view, let me warn you: finding affordable housing in Germany, especially in the bigger cities like Berlin, Munich, or Frankfurt, can feel like Mission Impossible.
But fear not! I’m here to guide you through the Wohnungsmarkt (housing market) jungle. With a bit of strategy, patience, and a pinch of luck, you’ll be able to navigate the process like a true local. So, let’s dive in!
1. The Hunt Begins: Where to Look for Housing
The first step to finding affordable housing in Germany is knowing where to look. Fortunately, there are plenty of websites and apps to help you in your search, but the key is starting early, especially if you’re looking in popular cities like Berlin or Munich.
Here are the most popular websites where you can start your search:
- Immobilienscout24 – This is one of the largest and most popular platforms for renting (and buying) properties in Germany.
- WG-Gesucht – If you’re looking for a room in a shared flat (WG), this site is a goldmine! It’s especially popular with students and young professionals.
- Immonet – Another large platform with a variety of listings.
- eBay Kleinanzeigen – Surprisingly, eBay has a section for housing listings. You might find some hidden gems here.
- Nestpick – A site focused on temporary housing, which can be useful when you first arrive.
Pro Tip: Be prepared to refresh these websites several times a day. The housing market moves fast, and you’ll need to be quicker than a ninja to secure a good deal. 🥷🏽
2. Know the Market: What to Expect
The housing market in Germany varies depending on the city you’re moving to. Big cities like Berlin, Hamburg, or Munich are notorious for having extremely competitive markets with sky-high prices. Smaller cities and towns, on the other hand, are much more affordable, and you’ll have a lot more options.
Here’s a rough idea of what to expect in different cities:
- Berlin: Expect to pay around €12-€16 per square meter for an apartment in central areas. In more affordable neighborhoods, prices might drop to €8-€10 per square meter.
- Munich: Brace yourself. This is one of Germany’s most expensive cities for housing. Central areas can go for €20-€25 per square meter (and more!). It’s not unusual to see bidding wars over decent apartments.
- Frankfurt: Similar to Munich, prices range between €14-€20 per square meter, depending on the neighborhood.
- Leipzig: More affordable, with prices around €6-€10 per square meter.
In smaller cities, you might even find apartments for as little as €4-€6 per square meter. Yes, these places exist!
3. Types of Housing: WG, Apartments, and Furnished Flats
Germany has a few different housing options depending on your needs and budget.
a. WG (Wohngemeinschaft): The Shared Flat
WG stands for Wohngemeinschaft, which is essentially a shared apartment. This is a popular choice among students, young professionals, and people new to the city. You rent a room in the apartment, and the kitchen and bathroom are shared with other flatmates.
WG life can be fun and sociable (instant friends!) or a nightmare (flatmate who leaves dirty dishes in the sink for a week). Make sure to meet your potential roommates to see if you click before moving in.
Renting a room in a WG is usually cheaper than renting an entire apartment, especially in cities like Berlin, Munich, or Frankfurt. Rooms in WGs typically cost between €300-€700 per month, depending on the city and location.
Pro Tip: WG-Gesucht is the place to find shared apartments in Germany.
b. Apartments (Wohnungen)
If you prefer to live alone, you’ll need to look for a Wohnung (apartment). Be aware, though, that apartments in Germany can be completely unfurnished—and I mean completely. No fridge, no stove, sometimes no lightbulbs!
So, unless you’re up for the challenge of setting up an entire kitchen (yes, including the sink!), look for listings that specify möbliert (furnished).
Prices vary greatly depending on the size, location, and whether it’s furnished or not.
c. Temporary Housing (Zwischenmiete)
Sometimes, people sublet their apartments while they’re away for a few months. This type of temporary housing (Zwischenmiete) can be a great option if you need a place to stay while looking for something more permanent.
4. Timing is Everything: When to Look for Housing
The best time to look for housing in Germany is usually during the off-season. September to November and January to March are generally less competitive times because fewer people are moving.
If you’re moving in the summer, be prepared for stiff competition—this is when students are looking for housing, and things can get crazy!
Pro Tip: If you’re looking for housing in a university town, avoid moving in August and September when students are flooding the market. Prices often rise during these months.
5. Key Terms You Should Know: Understanding Listings
When browsing apartment listings, you’ll come across a few terms that might sound a bit confusing. Here’s a quick guide to some of the most common ones:
- Kaltmiete: The basic rent without additional costs (heating, water, etc.).
- Warmmiete: Rent including utilities (Nebenkosten) like heating, water, trash, and sometimes internet. It’s crucial to ask what’s included.
- Nebenkosten: The additional costs for utilities. These are often paid monthly along with your rent.
- Provision: The commission fee charged by the real estate agent. In 2015, Germany passed a law stating that the person who hires the real estate agent pays the commission, which is usually the landlord, but be sure to check.
- Kaution: The security deposit, usually equal to two or three months of cold rent.
Pro Tip: If you’re not sure whether utilities are included, ask! It’s better to clarify everything upfront to avoid surprises when the bill arrives. 😬
6. Documents, Documents, Documents! What You’ll Need to Apply
Here’s where things get tricky. To apply for an apartment in Germany, landlords or rental agencies often require a stack of documents that could rival a Harry Potter novel in thickness. Don’t be discouraged—it’s part of the process.
Here’s what you’ll typically need:
- SCHUFA Credit Report: This is a credit check that shows landlords whether you’ve been financially responsible. If you’re new to Germany and don’t have a SCHUFA score yet, don’t worry. Many landlords will accept a statement from your employer or proof of financial stability.
- Proof of Income: Your last three salary slips (Gehaltsnachweise) or a letter from your employer if you’re starting a new job.
- ID or Passport Copy: Pretty straightforward—just a copy of your passport or ID.
- Rental Application Form: Some landlords will have a specific form for you to fill out.
In competitive markets, it can also help to include a cover letter introducing yourself and explaining why you’d make the perfect tenant.
Pro Tip: If you’re a freelancer or self-employed, you might need to show your tax returns or bank statements to prove that you can afford the rent.
7. Attend Open House Viewings (Besichtigungen)
Once you’ve found an apartment or room that you’re interested in, the next step is attending the Besichtigung (viewing). This is where things can get a bit chaotic, especially in competitive cities. You might show up to find 20 other people vying for the same flat. 😳
Here’s how to make a good impression:
- Be on time! Germans value punctuality, and showing up late could cost you the apartment.
- Bring all your documents. Sometimes, landlords make decisions on the spot. If you have all your documents ready, you might just beat out the competition.
- Dress smartly but casually. You don’t need to show up in a suit, but looking neat and presentable can make a difference.
Pro Tip: If you can’t attend the viewing in person, ask if a friend or colleague can go on your behalf. Some landlords are okay with virtual tours too, especially since the pandemic has normalized this.
8. Be Prepared for the Waitlist
Even if you find an apartment you love, you may not be the only one. Some apartments can receive dozens of applications, and landlords will often have a waitlist.
Don’t be discouraged if you don’t get the first apartment you apply for. Keep applying, and stay flexible with your options. The housing market can be tough, but persistence pays off!
9. Beware of Scams!
Unfortunately, scammers prey on desperate apartment seekers. If an offer seems too good to be true, it probably is. Here are a few red flags to watch out for:
- The landlord asks for a large deposit upfront without showing you the apartment.
- They claim to be “out of the country” and want you to wire the money via services like Western Union.
- The rent is far below market price, especially in popular areas.
Pro Tip: Never transfer money before seeing the apartment in person and signing a rental contract (Mietvertrag). If anything seems fishy, trust your gut and walk away.
10. Alternative Options: Social Housing and Housing Co-operatives
If you’re struggling to find affordable housing, don’t panic. Germany has a few alternative options to consider:
- Social Housing (Sozialwohnung): Some cities offer subsidized housing for people with lower incomes. You’ll need a Wohnberechtigungsschein (WBS), which is a certificate that proves you’re eligible for social housing. Check with your local housing office for more information.
- Housing Co-operatives (Wohnungsgenossenschaften): These are organizations that own and manage properties. Instead of paying rent to a landlord, you become a member of the co-op and pay a fee. This option can offer more stable and affordable housing in the long term.
11. The Lease (Mietvertrag): Understand What You’re Signing
Once you’ve been chosen as the lucky tenant, the final step is signing the Mietvertrag (rental contract). This document will outline all the terms of your tenancy, including the rent, deposit, move-in date, and rules about things like pets, renovations, and subletting.
Before you sign:
- Read everything carefully—even the fine print.
- Clarify any confusing terms. If your German isn’t strong, it’s okay to ask for an English version or have a friend help you translate.
- Check for hidden fees, like extra maintenance costs or “modernization” charges.
Final Thoughts
Finding affordable housing in Germany can be a long and stressful journey, especially in the big cities. But by understanding the market, knowing where to look, and having all your documents ready, you’ll improve your chances of landing a great place.
Stay organized, keep your cool, and remember: persistence is key. Before you know it, you’ll be settling into your new home, ready to explore all that Germany has to offer.
And when you finally get those keys, take a deep breath and treat yourself to a giant Bretzel—you’ve earned it! 🥨
Useful Links
What’s been your experience with the German housing market? Share your tips and stories in the comments below!
