Is real estate investment worthwhile in Dortmund?
- Dortmund is a city with 587,010 inhabitants in the state of Nordrhein-Westfalen.
- The median purchase price is €3,021 per square metre – high prices compared to the national average.
- Purchase prices have risen by 8.1% over the last five years.
- Compared to the national average, an average gross rental yield can be achieved here: between 4.2% and 5.1% (average 4.6%).
- The purchase-price factor is about 20 years.
- The low average age (44.0 years) makes the region a safe place to invest.
- The population has remained roughly stable since 2008.
- Unemployment at 9.7% is above the national average.
AI Location Report
Dortmund is positioned with an average price per square metre of 3.021 € and a price-to-yield factor of 21,8 in the German comparison. Rents (avg. 11,68 €/m²) reflect a good rental yield.
📊 Local Metrics & Investor Check
Strategy Classification: Cashflow City
Above-average rental yield, well suited for immediate cashflow.
Above-average rental yield, well suited for immediate cashflow.
Price-to-Rent Ratio
21,8 ×
Years of cold rent until amortization
Avg. gross rental yield
4,60 %
Range: 4,15 % – 5,10 %
Value appreciation (5 y.)
+8,10 %
≈ 1,62 % p.a.
📈 Current Market Overview & Price Ranges
| Metric | Average | Market Range (Min – Max) |
|---|---|---|
| Purchase Price | 3.021 €/m² | 2.783 € to 3.242 € |
| Rent (cold rent) | 11,68 €/m² | 9,63 € to 13,79 € |
| Yield (affordable apt.) | 4,15 % | Typical for smaller / cheaper apartments |
| Yield (expensive apt.) | 5,10 % | Premium locations, focus on value growth |
📉 Historical Market Dynamics
| Period | Purchase Prices | Rents |
|---|---|---|
| Last Year | -4,54 % | -2,67 % |
| Last 2 Years | +0,43 % | -2,59 % |
| Last 5 Years | +8,10 % | +26,68 % |
| Last 10 Years | +30,52 % | +45,27 % |
📅 Prices Over the Years
| Year | Purchase Price avg €/m² | Rent avg €/m² | Yield % |
|---|---|---|---|
| 2011 | 1.588 | 7,37 | 5,57 |
| 2012 | 1.527 | 6,96 | 5,47 |
| 2013 | 1.637 | 7,44 | 5,45 |
| 2014 | 1.995 | 7,38 | 4,44 |
| 2015 | 2.009 | 7,93 | 4,74 |
| 2016 | 2.315 | 8,04 | 4,17 |
| 2017 | 2.165 | 7,49 | 4,15 |
| 2018 | 2.284 | 8,12 | 4,27 |
| 2019 | 2.595 | 8,62 | 3,99 |
| 2020 | 2.680 | 8,56 | 3,83 |
| 2021 | 2.795 | 9,22 | 3,96 |
| 2022 | 2.810 | 10,01 | 4,27 |
| 2023 | 2.978 | 10,47 | 4,22 |
| 2024 | 3.009 | 11,99 | 4,78 |
| 2025 | 3.165 | 12,00 | 4,55 |
| 2026 | 3.021 | 11,68 | 4,64 |
🧮 Sample Investment Calculation
Interactive calculation for an apartment in Dortmund. Adjust values:
Acquisition Costs
Total Purchase Price –
Brokerage Fees (7 %) –
Property Transfer Tax (3.5 %) –
Total Investment –
Income & Yield
Rental Income (duration) –
Profit –
Yield p.a. –
🗺️ Roadmap for Beginners in Dortmund
Step 1: Check financing capacity
Clarify budget and equity. Use the financing check in the sidebar.
Step 2: Set up local property searches
Search property portals for listings in Dortmund and the surrounding area.
Step 3: Viewing & property inspection
Review owners' association minutes. Note structural defects and reserve funds.
Step 4: Purchase price negotiation
Price-to-yield factor 21,8 – use as a solid negotiation basis.
Step 5: Notary appointment & land registry
Factor in purchase costs (brokerage, transfer tax, notary).