Among architects, old buildings are often defined as structures that cause a lot of trouble and in most cases are associated with higher costs than one might think.
Admittedly, this definition is not particularly flattering, but in no way deters homeowners and investors from opting for an old building.
How do you define old buildings in Berlin?
A generally valid definition, such as exists in the automotive industry, cannot be found for old buildings. For this reason, it is necessary to rely on the temporal and structural limitations that are mentioned in various sources. In most cases, buildings are referred to as old buildings if they were built more than 60 years ago. At the present time, this would therefore be buildings built before 1960. In another classification, attention is paid less to the year and more to the construction techniques in order to distinguish new buildings from old buildings. These are buildings that were created using old techniques. The regional differences and special features can often be recognized at first glance.
Old buildings were traditionally fitted with box windows, masonry walls and wooden beam ceilings, while the modern era began with the use of double-glazed windows and concrete walls.
In Berlin, buildings constructed before the Second World War are referred to as old buildings. The end of the war marked the beginning of the modern era in which we still find ourselves. Most of the old buildings that have been preserved in Berlin date from the late 19th and early 20th centuries. The Gründerzeit continues to play a major role, as the characteristics of this era can still be seen today on the facades and in the rooms of the old buildings.
Consider the location of the old building
Berlin is one of the most popular cities in Germany, which is also reflected in the purchase prices of real estate. When buying, it is therefore important to take a closer look at the individual districts and the special features of their old buildings.
Prenzlauer Berg is characterized by its buildings from the Wilhelminian era. The streets are characterized by large apartment buildings that are closely packed together. There are hardly any houses with just two or three apartments; most buildings have between 30 and 40 apartments. Stargarder Straße is a splendid example of the residential style in Prenzlauer Berg. Anyone strolling through the street can admire the lavishly decorated façades of the old buildings, which are adorned with stucco, arches and balconies. The apartments have an average size of just over 60 square meters and 3 rooms. Looking at Berlin’s rental prices, rents in Prenzlauer Berg are well above the average for the German capital. If you want to buy an apartment in Prenzlauer Berg, there are numerous renovated and refurbished apartments in old buildings to choose from. There are hardly any apartments in this trendy part of Berlin that have not been renovated or at least refurbished in recent years. This also explains the continuously rising apartment prices.
Charlottenburg became the western center of the capital in the post-war period. The Zoo train station and Kurfürstendamm, among other things, contributed to this. But if you explore Charlottenburg more closely, you will soon stumble across history that goes back several centuries. Different eras come together in Charlottenburg. The district owes its name to Queen Sophie Charlotte of Hanover, who lived here from 1668 to 1705. The decorations of Charlottenburg Palace date back to the Rococo period and bear witness to a magnificent era in Berlin. Near Karl-August-Platz and Stuttgarter Platz, buildings from the 17th century still stand today. The Zoo Palast, on the other hand, dates from the post-war period of the 1950s and brings freshness to the Charlottenburg district.
Kreuzberg was hit by numerous bombs during the Second World War. Many of the original old buildings in this district were destroyed. Some of them were rebuilt, which is why Kreuzberg today boasts streetscapes with beautiful Wilhelminian-style houses. However, many of the traditional buildings could not be saved and were replaced by post-war buildings. The old buildings from the Gründerzeit that survived the last century have been extensively renovated in recent years. The façades are beautiful and invite you to dream with their ornamentation. As these buildings are in extremely good condition, the purchase prices for apartments in these buildings have risen sharply.
These are the advantages of apartments in old buildings in Berlin
Anyone who decides to buy an apartment in an old building in Berlin will benefit from several advantages. First of all, it is a property that exudes an unmistakable charm. There are new buildings in every city, but you will rarely find an original old building in Berlin. New-build projects are often far more luxurious and have first-class interiors. But the apartments in old buildings in Berlin are characterized by high ceilings, old wooden floors, beautiful stucco decorations and huge windows. It is undoubtedly the attention to detail and the use of high-quality materials that set an Altbau apartment apart from the rest of the properties in Berlin. If the condominium has a well-preserved parquet floor, this further increases the value of the apartment. If you move into an apartment in an old building, you can look forward to furnishing the generously proportioned rooms with great affection and attention to detail, bringing different eras back to life.
Architectural details that you won't find in new buildings
Houses and apartments built between 1850 and 1940 come from a completely different era than the one we live in today. You immediately realize this when you enter an original old apartment in Berlin. Be it to visit friends or to attend a doctor’s appointment. When you let your gaze wander over the high walls and elaborate decorations, you understand why an old building is worth every penny.
Today, we find ourselves in a modern era. Even if new construction projects are built with high-quality materials and excellent architects are involved in the designs, the new buildings cannot keep up with the charm and lifestyle that an old building conveys.
Old buildings are witnesses to a bygone, magnificent era. The differences are already evident in the façades and entrances. All the old buildings, which you can admire particularly in the Charlottenburg, Kreuzberg or Prenzlauer Berg districts, have a large main entrance decorated with marble and paintings. The elevators often date from the last century and exude an unmistakable charm. The facades are also impressive, adorned with detailed decorations that continue into the buildings.
The elegance, which you can clearly feel even before entering the old building, spreads into every single room of an old apartment. Every wooden floor, every door arch and every skirting board has been used purposefully.
Great large rooms that invite you to furnish them
Anyone interested in interior design will clearly feel the inspiring effect of the rooms in old buildings. While you often have to struggle to make sense of the small spaces in new-build projects, you can let off steam to your heart’s content in the spacious rooms of an old building. The high ceilings are particularly helpful, as together with the large windows they create unique lighting conditions. Children’s rooms are ideal for planning bunk beds and making children’s eyes light up with a climbing landscape.
The rooms of old apartments can be furnished in a wide variety of styles, which is not the case with new-build apartments. You can decide to give original wooden furniture from the late 19th century a place in your home, but a well-considered 50s style, characterized by bright colors and abstract shapes, looks just as elegant and beautiful. People who decide to move into an old building do not regret their decision.
Is it worth investing in an old Berlin apartment?
Anyone buying a condominium as an investment property is not only interested in whether they themselves feel comfortable in the apartment and would like to move into it. After all, in many cases these are apartments that are to be rented out.
Berlin is a very popular place overall. Purchase prices for apartments in older buildings have risen significantly in recent years, mainly due to the fact that most apartments have now been refurbished or renovated and therefore meet the latest living standards. However, even if entry-level prices are no longer as low as they were a few years ago, an investment is worthwhile in most cases. It is not foreseeable that prices for old apartments will stagnate or fall in the coming years, which is why you will most likely be able to sell the property with a significant increase in value in the future. Of course, when buying an apartment, you need to consider various factors that contribute to the success of the investment. These include, for example, the location and size of the apartment, as well as the fixtures and fittings with which you acquire the property. The condition of the property is also crucial, as renovation is associated with high costs.
Buying apartments in old buildings in Berlin: What you should look out for
Buying an apartment in an old building is a long-term decision. For this reason, it is very important that you consider in advance the purpose for which you are buying this property. Is it purely an investment or do you want to live in the apartment yourself at a later date?
If it is purely an investment property, it should be easy to let. After all, you will benefit from the rental income. Factors that have a major influence on this are, for example, the location and the neighborhood of the apartment. How good are the local transport and traffic connections? Is there a wide range of restaurants and cafés? How diverse is the neighborhood? What makes the neighborhood stand out? For example, there are residential areas that offer great cultural diversity and are lively, but are completely unsuitable for people who want to spend their evening relaxing on the sofa.
The cost of the apartment also plays a decisive role. The purchase prices for apartments in older buildings are significantly higher than the average for properties from the modern era. When buying, however, you need to consider what renovation work you will be faced with in the near or distant future. The expenses are usually higher for old buildings, because even after thorough inspections, there may be unplanned incidents that require renovation.
Conclusion
New-build properties date from a specific period and therefore correspond to a specific style. In contrast, apartments in older buildings are timeless. They will continue to increase in value in the future and will never go out of fashion. If you decide to invest in an apartment in an old building, you are buying a property that is just as popular today as it will be in 50 years’ time. With new-build apartments, on the other hand, there is a risk that the architectural style will no longer be as popular in a few years’ time and the property will be difficult to resell at a later date.
Anyone who decides to live in an apartment in an old building will not regret their decision at a later date. The charm and elegance exuded by an apartment in an old building are completely timeless. This offers a great deal of freedom when it comes to interior design decisions.
