Investment Properties in Kiel: Figures, Locations, and an Honest Calculation
Moe Afonso · 2026-10-13
Kiel is often overshadowed by Hamburg, but for investors, the state capital of Schleswig-Holstein has its own qualities. With a vacancy rate of around 2% and a high share of single households, the demand for small apartments is high.
Unlike many other major cities, Kiel currently has no rent control. On the other hand, the real estate transfer tax of 6.5% is at the top level in Germany.
We have compiled the official figures from the census, the expert committee, and the rental mirror and calculate a sample apartment after taxes.
01Kiel in Figures
The table bundles the most important data.
| Key Figure | Value | Source, Status |
|---|---|---|
| Residents | 250,551 | Statistical office, 12/31/2025 |
| Households | 137,863 | Census 2022 |
| Share of single-person households | 59.1 % | Census 2022 |
| Apartments | 141,332 | Census 2022 |
| Vacancy rate | 2.0 % | Census 2022, 05/15/2022 |
| Students | ~34,000 | University/College figures, WS 24/25 |
| Ø Net cold rent (Rental Mirror) | €8.41/m² | Kiel Rental Mirror 2025 |
| Purchase price resold Apt. (1950–74) | €2,500/m² | Expert Committee 2025 |
| Purchase price new Apt. | €5,700/m² | Expert Committee 2025 |
| Real estate transfer tax Schleswig-Holstein | 6.5 % | since 01/01/2023 |
| Rent control / 15% Cap | No / Yes | Cap since 05/01/2024 |
02Population and Economy
Kiel is the economic center of the state. Port, shipbuilding, and maritime technology are the traditional pillars, supplemented by a strong service sector and the Christian Albrechts University.
The population has remained stable around 250,000 for years. The high number of students ensures a constant demand for small, affordable living space. The vacancy rate of only 2% shows how tight the market is.
03Rents and Purchase Prices
The Kiel rental mirror 2025 shows an average net cold rent of €8.41/m². Asking rents for used apartments were at a median of €10.05/m² in 2024.
Purchase prices vary significantly by year of construction. While apartments from the 1950s to 1970s are available for an average of €2,500/m², prices for newer existing properties (2002–2022) rise to €4,600/m². New construction reaches €5,700/m².
| Purchase price per m² | €2,500 |
|---|---|
| Rent per m² (Rental Mirror avg.) | €8.41 |
| Annual rent per m² | €100.92 |
| Gross rental yield | 4.0 % |
04Districts
Kiel is diverse. Districts like Ravensberg and Schreventeich near the university are popular with students and young professionals. Düsternbrook is the high-priced top location by the water. Gaarden-Ost and Mettenhof offer lower entry prices and higher mathematical yields, but require more intensive management due to social structures.
FAQHäufige Fragen
Is an apartment in Kiel worth it as an investment?
It depends on the property and your tax situation. Factors in favor of Kiel include a vacancy rate of around 2% in the 2022 census and a high share of single-person households. In our sample calculation, the buyer of a 60 m² apartment for €150,000 pays around €132 extra per month after taxes, of which €188 goes into repayment.
How high is the rental yield in Kiel?
According to our calculation, the gross rental yield for apartments built between 1950 and 1974 is around 4.0% with rental mirror rent and around 4.8% with asking rent. In new construction, it is around 3.2%. After house money, reserves, and ancillary purchase costs, the yield is lower.
How much does a condominium cost in Kiel?
The expert committee cites €2,500/m² (1950–1974) to €4,600/m² (2002–2022) for resold apartments in 2025 and €5,700/m² for new construction. By district, average prices range from €2,100/m² in Mettenhof to €4,000/m² at Blücherplatz.
Is there a rent control in Kiel?
No. Schleswig-Holstein abolished rent control in 2019. However, a cap of 15% in three years has applied to existing tenancies since May 1, 2024.
What is the average rent in Kiel?
The Kiel rental mirror 2025 gives an average of €8.41/m² net cold. Offers for used apartments were at a median of €10.05/m² in 2024, for new apartments at €15.37/m².
Which districts in Kiel are suitable for an investment?
There is no general answer. Districts near the university and clinic such as Ravensberg or Schreventeich are in demand but more expensive. Cheap districts like Gaarden-Ost or Mettenhof offer more yield mathematically but have higher risks of rent loss and maintenance.
How high is the real estate transfer tax in Kiel?
Kiel is in Schleswig-Holstein, where the real estate transfer tax is 6.5% of the purchase price. With notary and land registry, you get a good 8% ancillary purchase costs without a broker.
Is Kiel still growing?
Hardly. At the end of 2025, 250,551 people lived in Kiel, 828 fewer than a year earlier. The state expects a minus of 0.5% by 2040, while the city expects 254,000 to 267,300 residents in 2033 depending on housing construction.