Buy-to-Let Properties in Düsseldorf: Figures, Locations, and an Honest Calculation
Kevin Celentano · 2026-10-13
Arguments in favor of Düsseldorf as a location for a buy-to-let property include a slightly growing population (659,312 at the end of 2025), a 55.7 % share of single-person households, a low vacancy rate of 2.9 % (Census 2022), and a labor market with around 460,000 employees.
For a real estate investment, however, the ratio of purchase price to rent is what counts most. And here Düsseldorf shows a clear trend: Purchase prices are high, especially for new builds, while the rent index remains moderate. At the same time, the real estate transfer tax in NRW is high at 6.5 %.
We have gathered the official figures and at the end, we calculate a rented post-war apartment before and after taxes.
01Düsseldorf in Figures
All values we use for classification, with source and date.
| Metric | Value | Source, Date |
|---|---|---|
| Inhabitants (official) | 659,312 | IT.NRW, Dec 31, 2025 |
| Forecast 2024–2050 | +1.5 % | IT.NRW, Population Forecast 2024–2050 |
| Households | 358,074 | Census 2022, reference date May 15, 2022 |
| Share of Single-Person Households | 55.7 % | Census 2022 |
| Apartment Stock | 368,812 | Census 2022 |
| Vacancy Rate | 2.9 % | Census 2022, reference date May 15, 2022 |
| Employees at Place of Work | 460,265 | Federal Employment Agency, June 30, 2025 |
| Commuters (In / Out) | 309,692 / 106,606 | Federal Employment Agency, June 30, 2025 |
| Rent Index 1961–1976, medium location | €9.34/m² | Düsseldorf Rent Index 2026 (avg value) |
| Purchase Price Post-War Apartment (avg) | €4,500/m² | Valuation Committee Düsseldorf, 2025 |
| Purchase Price New Build (avg) | €6,800/m² | Valuation Committee Düsseldorf, 2025 |
| Real Estate Transfer Tax NRW | 6.5 % | since 2015 |
| Rent Control | yes, to Dec 31, 2029 | Mieterschutzverordnung NRW |
02Population and Demand
Düsseldorf had 659,312 inhabitants at the end of 2025, about 7,000 more than at the end of 2021. The state statistics office (IT.NRW) expects further growth of 1.5 % by 2050.
For a rented apartment, who lives in the city is even more important. At the Census 2022, 55.7 % of Düsseldorf households lived alone. That is a very high value and supports the demand for small to medium-sized apartments.
03Economy and Labor Market
Düsseldorf is a major employment hub. On June 30, 2025, 460,265 people were employed in the city. Over 300,000 people commute to Düsseldorf every day. This creates high demand for living space, as many commuters would prefer to live in the city if they could find a suitable apartment.
04Rents, Purchase Prices, and Yield
A new simple rent index has been in effect since August 1, 2026. It names average values and ranges by year of construction and location. For an apartment from the years 1961 to 1976 in a medium location, the average is €9.34/m².
According to the valuation committee, used post-war apartments cost an average of €4,500/m² in 2025. Old buildings (pre-1949) were at €4,900/m². New builds averaged €6,800/m², with a wide range up to €17,400/m² in prime locations.
From purchase price and rent, the Gross Rental Yield can be calculated.
05Conclusion
Düsseldorf is a stable but expensive location. The low vacancy rate and high demand for small households provide security for finding tenants. However, due to the high purchase prices and the 6.5 % transfer tax, the investment only pays off in the long term through repayment and potential appreciation. Ongoing surpluses are difficult to achieve with full financing.
FAQHäufige Fragen
Is an apartment in Düsseldorf worthwhile as a buy-to-let?
It depends on the purchase price and the rent. Rented post-war apartments were sold in 2025 at an average of 28.8 times the annual rent, which is around 3.5 % gross rental yield. With rent index rents and full financing, you will pay extra every month in our example, but you build wealth through repayment. Calculate each apartment individually.
How high is the rental yield in Düsseldorf?
Depending on the rent, the gross rental yield of an average post-war apartment is between around 2.5 % (rent index average) and 3.5 % (asking rent or income factor from the valuation committee). New-build apartments achieve around 3.0 % with new-build asking rents.
What does a condominium cost in Düsseldorf?
According to the valuation committee, post-war apartments cost an average of around €4,500/m², old buildings around €4,900/m², and new buildings around €6,800/m² in 2025. The range for new buildings extends from around €4,900 to €17,400/m² depending on the location.
Which districts in Düsseldorf are suitable for investors?
Oberkassel, Niederkassel, and Carlstadt have the highest location surcharges according to the rent index, followed by Pempelfort, Golzheim, and Unterbilk. More affordable areas include Rath, Eller, Wersten, or Garath. Which district is right depends on your goal; the house, the tenancy agreement, and the maintenance reserve are decisive.
Is there a rent control (Mietpreisbremse) in Düsseldorf?
Yes. The North Rhine-Westphalia Rent Protection Ordinance applies to Düsseldorf until December 31, 2029. For new tenancies, the rent may not be more than 10 % above the local comparative rent. In addition, a cap of 15 % in three years applies.
Is there a current rent index for Düsseldorf?
Yes. A new simple rent index from Haus und Grund and the Düsseldorf Tenants' Association has been in effect since August 1, 2026. it lists ranges and average values by year of construction and residential location, for example, €9.34/m² for apartments from 1961 to 1976 in a medium location.
How high is the real estate transfer tax in Düsseldorf?
In North Rhine-Westphalia, the real estate transfer tax is 6.5 %. For an apartment for €270,000, that is €17,550.
How high is the vacancy rate in Düsseldorf?
According to the census, 2.91 % of apartments were vacant on May 15, 2022. Only around 1.6 % of the stock was available for occupancy within three months.