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Housing in Berlin: Why the market is not easing and what needs to happen now
Despite ongoing debates, ambitious new construction targets and slight growth in construction activity, Berlin's housing market remains tense. From the point of view of the Association of Architects and Engineers of Berlin-Brandenburg (AIV), the problem lies less in an absolute lack of housing than in structural undesirable developments and an unequal distribution of existing space.
"Berlin not only has a quantity problem, but above all a distribution and structural problem," says Christian Müller, Chairman of the Board of the AIV. "The per capita consumption of living space has been increasing for years, while at the same time many young people and families can hardly find affordable housing. This is a question of intergenerational justice and it endangers social cohesion."
A major driver of the current situation is demographic development: Many older Berliners remain – for understandable reasons – in large apartments, while smaller households and families would hardly be able to move up. At the same time, the conversion of rental apartments into condominiums is depriving the market of additional living space.
The AIV is particularly critical of the unequal new construction activity in Berlin's districts. While some districts are growing strongly, others are stagnating or shrinking, with the result that around 15,000 people migrate from Berlin to Brandenburg every year. "With every family that leaves the city, Berlin not only loses taxpayers, but also creates additional traffic and infrastructure problems ," Müller said.
From the AIV's point of view, several measures are therefore urgently needed:
A more equal participation of all districts in housing construction, combined with binding targets. Higher building densities in suitable locations, for example by increasing the number of floor areas in order to make better use of existing infrastructure. The consistent use of state-owned land for housing construction without ideological taboos, for example in the peripheral areas of allotment gardens or areas that have already been developed.
"Anyone who demands more living space must also be prepared to accept changes in their own environment," Müller emphasizes. "Democracy thrives on compromise. If we continue to hold on to vested rights, the housing question will remain insoluble."
The AIV warns against allowing housing policy to continue to be determined by particular interests. Instead, what is needed is the political courage to make clear decisions – comparable to the social awakening that the then Federal President Roman Herzog had already called for in 1997 in his so-called jerk speech. "The housing issue can be solved," Müller concluded. "But only if we are willing to move – all of us, politics and society."
The AIV is planning a series of events on the topic in autumn. Details and invitations will follow.
