Buy-to-let properties in Cottbus: Figures, locations and an honest calculation
Kevin Celentano · 2026-10-13
Cottbus is the centre of Upper Lusatia and is currently undergoing one of the largest structural transformations in Germany. Where lignite was once the focus, the focus is now on the railway's ICE plant and the newly founded Lusatia Medical University. For real estate investors, this means: there are new, well-paid jobs in a city that previously had rather low prices.
However, the figures also show another side. The vacancy rate is significantly higher than in the surrounding area, and the population has only been growing slightly since the census. Those who buy here must distinguish exactly between the high-quality old-build district and the large housing estates.
We have compiled the official figures and are calculating a flat, with the monthly additional payment before and after tax.
01Cottbus in figures
All values we use for classification, with source and status.
| Key figure | Value | Source, status |
|---|---|---|
| Inhabitants (official) | 99,515 | Destatis municipality directory, 31 Dec 2025 |
| Development 2011–2022 (census adjustment) | -1.7 % | Zensus 2011 / 2022 |
| Forecast 2021–2040 | -1.3 % | BBSR regional forecast 2045 |
| Households | 55,364 | Zensus 2022 |
| Share of single-person households | 53.0 % | Zensus 2022 |
| Housing stock | 58,665 | Zensus 2022 |
| Vacancy rate | 5.6 % | Zensus 2022, reference date 15 May 2022 |
| Vacancy longer than 12 months | 2,750 flats (4.7 %) | Zensus 2022 |
| Share of rented flats | 84.1 % | Zensus 2022 |
| Employees subject to social insurance at the place of work | 47,816 | Statistics of the Federal Employment Agency, 31 Dec 2024 |
| Inward commuters / Outward commuters | 21,392 / 12,015 | Statistics of the Federal Employment Agency, 30 June 2024 |
| Unemployment rate Cottbus | 7.9 % | Employment Agency, September 2026 |
| Students BTU Cottbus-Senftenberg | 6,700 | BTU, winter semester 2025/26 |
| Average rent in housing stock (Census) | €6.03/sqm | Zensus 2022, Stichtag 15.05.2022 |
| Asking rent (average, all types) | €7.97/sqm | Value AG, Q3 2025 |
| Purchase price rented flat, built 1990s | €2,392/sqm | Cottbus Committee of Valuation Experts, 2024–2025 |
| Purchase price renovated old build | €2,749/sqm | Cottbus Committee of Valuation Experts, 2024–2025 |
| Purchase price Plattenbau flat | €1.274/sqm | Cottbus Committee of Valuation Experts, 2024–2025 |
| Rent control | no | Brandenburg Rent Limitation Ordinance |
| Real estate transfer tax Brandenburg | 6.5 % | since 1 July 2015 |
02Population and demand
At the end of 2025, 99,515 people were officially living in Cottbus. The city has recently slightly exceeded the 100,000 mark several times, but according to official statistics, it is just below it. Since the 2022 census, which corrected the number downwards to 97,978, the population has been growing slightly. This is an important signal, as Cottbus previously lost many inhabitants for decades.
For the future, the BBSR forecast continues to expect a slight decline. However, these forecasts often cannot yet fully reflect the effects of structural change. The high share of single-person households (53.0%) is typical for a city with a university and administrative focus.
The vacancy rate in the 2022 census was 5.6%, which is high for a major city. Even more critical: 4.7% of all flats stood empty for longer than a year. This "long-term vacancy" is concentrated in the large housing estates. In the sought-after inner-city locations, the market is significantly tighter.
03Economy and labour market
Cottbus is the administrative and service centre of Lusatia. At the end of 2024, 47,816 employees subject to social insurance worked in the city. The commuter surplus is significant: more than 21,000 people commute to Cottbus every day.
The economy is currently undergoing a massive transformation. The energy sector (LEAG) is still important but is losing weight. In its place, research and high-tech industry are emerging. The BTU Cottbus-Senftenberg with around 6,700 students provides the necessary specialists.
The unemployment rate in September 2026 was 7.9%. This is higher than in many West German cities but stable for the region. For landlords, the social structure in the districts is particularly important: while the centre is stable, there is a higher risk of rent defaults in some suburbs.
04Rents, purchase prices and rental yield
Cottbus has a rent index, but the rents remain at a moderate level. The average net cold rent across all flats in the 2022 census was €6.03/sqm. In new advertisements, significantly higher prices are now sometimes called for, on average €7.97/sqm according to Value AG.
Purchase prices have risen significantly in recent years but are still low compared to Berlin or Potsdam. The Committee of Valuation Experts names average prices: €2,749/sqm for renovated old builds, €2,392/sqm for flats from the 1990s. Plattenbau flats are significantly cheaper at €1,274/sqm but carry higher risks.
The purchase price factor and the gross rental yield result from the purchase price and rent. We have calculated this for a flat from the 1990s at a price of €2,392/sqm.
05Districts at a glance
| Location | Characteristic | Potential | More suitable for |
|---|---|---|---|
| Mitte | Old builds, administration, BTU | High, stable demand | All investor types |
| Spremberger Vorstadt | Near clinics and station | High due to hospital expansion | Professionals, students |
| Sandow | Mixture, near the Spree | Medium, partially high vacancy | Value investors |
| Sachsendorf-Madlow | Large housing estates | Lower, high vacancy risk | Yield-oriented (with risk) |
06Conclusion: Investment in Cottbus?
Cottbus is a location for investors who believe in the success of the structural transformation. The new jobs are a strong argument. However, the high vacancy rate and the demography remain risks.
- Positive: Low entry prices, no rent control, massive government subsidies (structural change), new high-quality jobs.
- Negative: High vacancy in some locations, negative regional forecast, limited rent potential in the mass market.
An investment in Cottbus requires local knowledge. Focus on good locations (Mitte, Spremberger Vorstadt) and high-quality buildings.
FAQHäufige Fragen
Is a flat in Cottbus worth it as a buy-to-let investment?
It depends heavily on the individual flat. Cottbus has low purchase prices and new jobs, but also long-term vacancy and a negative population forecast. Well-maintained flats usually yield 3 to 4% gross. With financing, you will usually pay extra monthly, even after tax.
How high is the rental yield in Cottbus?
For a used flat from the 1990s (€2,392/sqm), the gross yield is between approx. 2.8% with the census average rent and 4.0% with the asking rent of €7.97/sqm. Plattenbau flats mathematically reach over 5%, but carry the highest vacancy risk.
How much does a condominium cost in Cottbus?
In 2025, used flats from the 1990s onwards cost an average of €2,392/sqm according to the Committee of Valuation Experts, renovated old-build flats €2,749/sqm and Plattenbau flats €1,274/sqm. New flats in the first sale were at €4,265/sqm, with only 10 sales recorded.
Is there a rent control (Mietpreisbremse) in Cottbus?
No. Cottbus is not included in the Brandenburg Rent Limitation Ordinance nor in the Capping Limit Ordinance. For new rentals, the rent is freely negotiable; for ongoing contracts, the capping limit of 20% in three years applies.
Which districts in Cottbus are interesting for investors?
For investors, mainly renovated old builds in Mitte and the Spremberger Vorstadt as well as well-maintained residential complexes from the 1990s onwards are suitable. The vacancy risk is highest in large housing estates such as Sachsendorf-Madlow.
Does the structural change bring rising rents in Cottbus?
This cannot be predicted. New jobs in the railway's ICE plant and the establishment of the Medical University are documented. Whether this will draw enough people to Cottbus to reduce vacancy and raise rents remains to be seen. Calculate with today's rents.
How high are the purchase costs in Cottbus?
In Brandenburg, real estate transfer tax is 6.5%. Notary and land registry cost around 1.8 to 2.0% of the purchase price with financing. For a €143,520 purchase price, it is around €12,150 without an agent, i.e. about 8.5%.