Buy-to-let properties in Baden-Württemberg: Cities, figures and rules 2026
Moe Afonso · 2026-10-13
You are thinking about a let apartment in Baden-Württemberg. The state has a good reputation among investors, and official figures support this. They also show, however, that things are changing.
In 2025, the population decreased slightly for the first time in years. Rent control (Mietpreisbremse) expires on 31/12/2026, and a new version is only in draft form. This page classifies both, compares the most important cities and shows where vacancy is low.
01Baden-Württemberg in figures
| Key figure | Value | Source, date |
|---|---|---|
| Inhabitants | 11,238,800 | State Statistical Office, 31/12/2025 |
| Change vs previous year | −7,100 | State Statistical Office, 2025 |
| Forecast 2040 | 11.61 million | Population projection, 2023 basis |
| Vacancy rate | 4.2% | 2022 Census |
| Ø Net cold rent | €8.13/sqm | 2022 Census |
| Real estate transfer tax | 5.0% | State law, since 05/11/2011 |
| Rent control (Mietpreisbremse) | 130 municipalities | until 31/12/2026 |
02The most important cities for investors
| City | Inhabitants 2026 | Vacancy 2022 | Ø Rent 2022 | Rent control today |
|---|---|---|---|---|
| Stuttgart | 607,120 | 3.5% | €10.39/sqm | yes |
| Mannheim | 319,147 | 4.5% | €8.39/sqm | no |
| Karlsruhe | 308,382 | 3.2% | €8.46/sqm | yes |
| Freiburg | 237,724 | 2.4% | €9.74/sqm | yes |
| Ulm | 129,989 | 3.2% | €8.48/sqm | yes |
03Rules for landlords
The applicable ordinances for rent control, rent increase cap and notice period restriction expire on 31/12/2026. A new draft is in consultation.
- Rent control (Mietpreisbremse): 10% above comparable rent, until 31/12/2026.
- Cap (Kappungsgrenze): 15% in 3 years (in 130 municipalities), until 31/12/2026.
- Extension planned: A draft includes 133 municipalities for 2027–2029.
04Sources
All sources accessed on 13/10/2026.
- State Statistical Office Baden-Württemberg: Population development, Population projection
- Statistische Ämter des Bundes und der Länder, 2022 Census
- Employment Agency BW: Job market report 2026
- Real estate transfer tax in Baden-Württemberg
- Own calculations, status 13/10/2026.
FAQHäufige Fragen
Is a buy-to-let property in Baden-Württemberg worth it?
That is decided in each individual city. The state has a growing forecast, low vacancy in large cities and rents above the national average. In expensive cities like Stuttgart or Freiburg, however, the rent of a financed apartment often does not cover interest. Therefore, compare purchase price and rent city by city.
Where does rent control apply in Baden-Württemberg?
In 130 municipalities, including Stuttgart, Karlsruhe, Freiburg, Heidelberg, Ulm, Heilbronn and Pforzheim. The ordinance applies until 31 December 2026. A draft for the period from 1 January 2027 provides for 133 municipalities, with Kehl, Konstanz and Mannheim being new. As of 13 October 2026, it has not yet been decided.
What happens when rent control expires?
Without a follow-up ordinance, rent control will no longer apply for new tenancies from 1 January 2027, and rent increases in existing contracts are possible up to 20% in three years, always limited by the local comparable rent. The state government wants to extend the rules, however.
How high is the real estate transfer tax in Baden-Württemberg?
5.0% of the purchase price, since November 2011. With notary, land registry and possibly an agent, you arrive at around 6.5% to 10% purchase costs.
How high is the vacancy rate in Baden-Württemberg?
According to the 2022 census, 4.2% of apartments in residential buildings were vacant. In Freiburg it was 2.4%, in Stuttgart 3.5%, in Mannheim 4.5%. In rural districts like Main-Tauber or Calw, the value was around 6%.
Which cities in Baden-Württemberg are growing fastest?
According to the State Statistical Office projection, all urban and rural districts will grow until 2045, strongest in Stuttgart (+5.5%), Ulm (+5.1%) and Baden-Baden (+4.7%). BBSR sees Freiburg at plus 14.0% by 2045.
Is there a conversion ban in Baden-Württemberg?
No. Baden-Württemberg has not issued an ordinance according to § 250 BauGB. The conversion of rental apartments into condominiums therefore does not require any approval under this provision.