Buy-to-Let Properties in Wiesbaden: Figures, Locations, and an Honest Calculation
Michael Pauker · 2026-10-13
State capital in the Rhine-Main region, stable prices, tight housing market, and rent control. We have compiled the official figures for Wiesbaden and honestly calculate a rented apartment.
Wiesbaden is more than just the administrative center of Hesse. For investors, the city offers a stable environment with high purchasing power and a vacancy rate that is among the lowest in Germany. But quality has its price: the purchase prices are high, and the rent control slows down the yield.
Here you will find the official figures, the development of population and demand, the rules for landlords, and an honest calculation for a sample apartment.
01Wiesbaden in figures
All values we use for classification, with source and status.
| Key figure | Value | Source, Status |
|---|---|---|
| Inhabitants | 300,500 | Prognosis for 2026 (based on Zensus 2022) |
| Inhabitants 2022 (Census) | 283,083 | 2022 Census, as of May 15, 2022 |
| Development prognosis to 2040 | +3.5 % | Hessen Agentur, 2024 (295,300 to 305,600) |
| Vacancy rate | 1.7 % | Monitoring for Tenant Protection Ordinance 2024 |
| Share of rented apartments | 72.5 % | 2022 Census |
| Social insurance employees | 148,000 | Federal Employment Agency, 2024 |
| Purchase price used apartment (2024) | €3,990/sqm | Expert Committee, Ø all sales 2024 |
| Purchase price new-build (2024) | €7,760/sqm | Expert Committee, Ø all sales 2024 |
| Model value used (built 1960, 70 sqm) | €3,620/sqm | Expert Committee, as of Jan 1, 2025 |
| Gross income multiplier | 23.5 | Expert Committee, 2024 model for rented apartments |
| Rent index (median) | €10.30/sqm | 2025 Rent Index (average of all values) |
| Property transfer tax (Hesse) | 6.0 % | since Aug 1, 2014 |
02Population and demand
Wiesbaden is one of the few large cities in Germany that will continue to grow according to forecasts. The Hessen Agentur expects an increase to over 305,000 inhabitants by 2040.
The housing market is extremely tight. The vacancy rate of 1.7% determined by the state of Hesse is one of the lowest in the country. This means that a rented apartment is almost never empty. For investors, this ensures a very high level of security in the rental income.
03Economy and labor market
As the state capital, Wiesbaden is a stable location. Public administration, insurance companies (such as R+V), and many service companies ensure a high number of social insurance employees. The purchasing power of the population is significantly higher than the national average.
04Mieten, Kaufpreise und Mietrendite
The stability of Wiesbaden is reflected in the prices. Used condominiums cost an average of around €4,000/sqm. In good locations and with newer buildings, significantly higher prices are achieved.
Rents follow the prices but are limited by the rent index. The 2025 rent index shows a median of approx. €10.30/sqm.
With a gross yield of around 3.5 to 4.3%, Wiesbaden is a classic "A-location" investment: high security, but a tight calculation at the beginning.
05Rules for landlords in Wiesbaden
As a city with a tight housing market, strict rules apply in Wiesbaden:
- Rent Control (Mietpreisbremse): For new leases, the rent may be at most 10% above the local comparative rent.
- Rent Increase Cap (Kappungsgrenze): For existing contracts, the rent can be increased by a maximum of 15% within three years.
- Extended Termination Protection: In the case of conversion and sale, a termination protection period of 5 years applies.
06Sample calculation: Rented apartment in Wiesbaden
We calculate a used apartment (1960s) in an average location. 65 sqm, financed with 20% equity.
| Item | Existing Apartment (1960s) |
|---|---|
| Purchase price | €235,300 (€3,620/sqm) |
| Closing costs (approx. 7.9%) | €18,600 |
| Total investment | €253,900 |
| Equity (20%) | €50,780 |
| Loan amount | €203,120 |
| Net cold rent (forecast) | €670 (€10.30/sqm) |
| Annual rent (net cold) | €8,040 |
| Interest (3.5%) | −€7,109 |
| Repayment (2.0%) | −€4,062 |
| Non-recoverable costs | −€1,200 |
| Cash flow before tax | −€4,331 (approx. −€361/month) |
FAQHäufige Fragen
Is an apartment in Wiesbaden worth it as an investment?
It depends on the purchase price of the individual apartment and your financing. Wiesbaden has a tight market and high demand. However, purchase prices are high, and rent control limits increases. With a 1960s apartment for €3,620/sqm and a rent index rent of approx. €10.30/sqm, the gross rental yield is around 3.4%. Without significant equity, the monthly payment will likely be negative.
How high is the rental yield in Wiesbaden?
Gross between approx. 3.4 and 4.2% for used apartments in average locations, depending on the age and condition. The expert committee cites a gross income multiplier of 23.5 for rented apartments in 2024, which corresponds to approx. 4.3%. For new builds, the yield is lower due to high prices.
How much does a condominium cost in Wiesbaden?
In 2024, used condominiums cost an average of €3,990/sqm. Apartments from the 1960s in average locations were around €3,620/sqm, while newer ones from 2010–2019 were at €5,220/sqm. New-build apartments averaged €7,760/sqm.
Is there rent control in Wiesbaden?
Yes. Wiesbaden is in the Hessian Tenant Protection Ordinance. For new leases, the rent may be at most 10% above the local comparative rent; for existing contracts, the cap is 15% in three years.
Which districts in Wiesbaden are interesting for investors?
The Westend and the city center are popular for small apartments and students. Biebrich and Dotzheim offer a mix of ages and often slightly higher yields. The Northeast and East are more expensive and sought after by families.
How high are the closing costs in Wiesbaden?
In Hesse, the property transfer tax is 6.0%. Including notary and land registry (approx. 1.5–2%), total closing costs are around 7.5 to 8% of the purchase price without a broker.
How is the vacancy rate in Wiesbaden?
Very low. According to the state of Hesse, it was only 1.7% in 2024. This means finding a tenant is usually quick, but it also shows why the city has a tight housing market with rent control.