Wüest Partner analyzes 25 cities and municipalities around Stuttgart
The appeal of the Stuttgart Region remains unbroken, but housing preferences and market dynamics are increasingly shifting to the surrounding area. A recent analysis by Wüest Partner examines the development of 25 surrounding municipalities on the basis of 13 indicators. These include population development, housing stock, employment, rent and purchase price development.
Between 2018 and 2023, the population in the Stuttgart area grew by an average of 1.6 percent, while the state capital itself recorded a slight decline of 0.2 percent. The strongest growth was reported by Neuhausen auf den Fildern (+5.0 percent), Böblingen (+3.9 percent) and Korntal-Münchingen (+3.6 percent). This shows that more and more households are making a conscious decision to live in a suburban area.
In contrast, the number of inhabitants in Gerlingen increased by only 0.1 percent and in Kernen im Remstal by 0.3 percent. Möglingen, like Stuttgart, recorded a slight decline of 0.2 percent.
Housing stock on the rise – but with regional differences
The housing stock also increased more strongly in the surrounding area than in Stuttgart. On average, the increase was 2.7 percent compared to 2.0 percent in the state capital. Neuhausen auf den Fildern (+5.5 percent), Asperg (+4.2 percent) as well as Weinstadt and Korntal-Münchingen (both +3.9 percent) developed particularly dynamically. Other municipalities such as Möglingen (+1.4 percent) or Schwieberdingen (+1.3 percent), on the other hand, recorded below-average increases.
Rent increase also reaches the surrounding area
Between the second quarter of 2022 and the second quarter of 2025, asking rents in the surrounding municipalities increased by an average of 14.0 percent. In Stuttgart, the increase in the same period was 18.2 percent. Esslingen am Neckar (+22.0 percent), Magstadt (+20.1 percent) and Sindelfingen (+19.5 percent) show the strongest increases. These municipalities thus recorded growth that was even above the Stuttgart level. The reasons for this are manifold – they range from proximity to economically strong locations to good transport connections and limited new construction activities. As is well known, where supply and demand drift apart, prices rise particularly noticeably.
Median rents in the surrounding area averaged EUR 13.02/sqm in the second quarter of 2025. The most expensive housing was in Sindelfingen (15.69 EUR/sqm), Korntal-Münchingen (15.36 EUR/sqm) and Böblingen (15.18 EUR/sqm). Aichwald (12.21 EUR/sqm), Hemmingen (13.08 EUR/sqm) and Waiblingen (13.60 EUR/sqm) remained comparatively cheap. By comparison, the median rent in Stuttgart itself was EUR 17.18/sqm in the same period.
Purchase prices on the decline – development varies greatly depending on location
Asking prices for condominiums in the surrounding area fell by an average of 15.5 percent during the period under review. The smallest declines were recorded in Neuhausen auf den Fildern (–3.3 percent), Denkendorf (–4.6 percent) and Korntal-Münchingen (–8.4 percent). The hardest hit were Kernen im Remstal (-24.7 percent), Gerlingen (-23.4 percent) and Weinstadt (-22.9 percent). The state capital itself also recorded a noticeable price correction with a minus of 14.9 percent.
In the second quarter of 2025, the highest median prices for condominiums were in Korntal-Münchingen (EUR 4,811/sqm), Remseck am Neckar (EUR 4,631/sqm) and Neuhausen auf den Fildern (EUR 4,393/sqm). At the lower end were Hemmingen (3,268 EUR/sqm), Aichwald (3,472 EUR/sqm) and Kernen im Remstal (3,516 EUR/sqm). At 4,717 EUR/sqm, Stuttgart was well above the surrounding average in terms of price.
There is also a decline in single-family homes: In the surrounding area, the minus was an average of 14.3 percent, in Stuttgart only 0.6 percent. The sharpest price losses were recorded in Gerlingen (–25.5 percent), Sindelfingen (–20.6 percent) and Ludwigsburg (–19.8 percent). The highest prices were achieved in Korntal-Münchingen (5,356 EUR/sqm), Gerlingen (5,133 EUR/sqm) and Leinfelden-Echterdingen (5,103 EUR/sqm). The cheapest were Fellbach (4,055 EUR/sqm), Aichwald (4,106 EUR/sqm) and Waiblingen (4,158 EUR/sqm).
Korntal-Münchingen in 1st place in a location comparison
In the current ranking of the 25 surrounding municipalities examined, Korntal-Münchingen takes first place. The city convinces with top scores in 11 out of 13 evaluated categories. Decisive success factors include good connections to Stuttgart, a diverse residential environment and stable economic and demographic structures.
About the analysis
The current Wüest Partner Surrounding Area Ranking evaluates 25 cities and municipalities around Stuttgart on the basis of 13 criteria, including rent and purchase price development, housing stock, population dynamics, employment and accessibility. The analysis is based on the relative change of each municipality in the individual indicators. The result convinces with its methodological stringency and offers a reliable basis for decision-making for municipalities, planners and investors in the greater Stuttgart area.
The development in the Stuttgart area shows how strongly the regional dynamics are shaped by demographic changes, mobility demands and price developments. While some municipalities score points with targeted housing development, stable infrastructure and attractive locations, others are coming under increasing pressure due to increasing demand and limited space. The analysis makes it clear how important it is to take a differentiated view of the markets and to align municipal strategies with foresight.
