Renting in Berlin: What you should know

Renting in Berlin is extremely competitive and complex: It involves strict documentation, fast response times, and familiarity with local regulations. The rental market is crowded, particularly in central areas such as Mitte, Kreuzberg, Friedrichshain, and Prenzlauer Berg, where each flat listing receives an average of 127 inquiries. Landlords expect full documentation upfront, and the legal framework, while protective of tenants, can be difficult to get around without local knowledge.

Expats relocating with a job offer will typically need to secure short-term accommodation before arriving. These interim options—such as serviced flats, Airbnbs with Anmeldung, or platforms like Wunderflats and Spacest—allow time to gather documents and search for a long-term rental.

Average rents and living costs

According to Numbeo, the average rent for a one-bedroom flat in central Berlin is €1,269, while outside the city centre it drops to €945. A three-bedroom flat in the centre averages €2,378, compared to €1,716 outside. Additional living costs (food, transport, utilities, insurance) range from €900 to €1,100 monthly for individuals.

Rent in Berlin is typically listed in two ways:

• Kaltmiete (Cold Rent): Base rent, excluding all utilities.
• Warmmiete (Warm Rent): Cold rent plus Nebenkosten—a mandatory monthly prepayment covering operating costs such as water, heating (in some cases), building cleaning, waste collection, building insurance, property tax, and caretaker services.

Meanwhile, not all Warmmiete figures include heating. Electricity, internet, and gas are usually contracted separately and paid by the tenant. Utility providers are chosen by the tenant and can be switched freely.

Required documents for a successful application

When renting in Berlin, landlords usually request the following documents before signing a contract:

• Proof of income: Three recent payslips or a signed job contract showing salary
• Mieterselbstauskunft: Self-disclosure form detailing your job, income, rental history, and personal information
• Copy of passport/ID and visa/residence permit
• SCHUFA report: Credit history certificate. If you’re new to Germany, explain your situation and offer a bank statement or increased deposit
• Mietschuldenfreiheitsbescheinigung: A certificate from a previous landlord confirming no rent debt
• Optional: Cover letter, employer reference, guarantor statement, or confirmation of liability insurance

Most landlords expect monthly income to be at least three times the cold rent. Be prepared to send a complete application in a single email, ideally with a short note written in German.

Viewing process and competition

Flat viewings in Berlin are often group appointments, known as Massenbesichtigungen. It’s not uncommon for 20–30 people to attend a single viewing. If you’re invited, treat it like a job interview. Dress well, arrive on time, and bring printed copies of your documents.

Private or one-on-one viewings are rarer but provide a better opportunity to make a positive impression. Following the appointment, send a polite email reaffirming your interest and attaching your complete file.

Understanding rental contracts

There are two main types of rental contracts:

• Unbefristeter Mietvertrag (open-ended): No fixed end date; the tenant can terminate with three months’ notice.
• Befristeter Mietvertrag (fixed-term): Ends on a specified date. Only valid if the landlord has a legitimate reason (e.g. planned personal use).

Contracts must state:

• Total monthly rent (Kaltmiete + Nebenkosten)
• Deposit amount and payment schedule
• Duration and termination clauses
• Subletting rules
• Renovation or repainting requirements
• Utility responsibilities
• Inventory list for furnished flats

A Übergabeprotokoll (handover protocol) is usually signed at move-in. It documents existing damage and meter readings at the time of handover. Be sure to take detailed photos for your own records.

Rental deposits

The deposit (Kaution) is capped by law at three months’ cold rent. It must be held in a separate escrow account, not mixed with the landlord’s personal funds. Legally, the landlord has up to six months to return the deposit, minus any justified deductions for damage or unpaid utilities.

Tenants should receive an annual Nebenkostenabrechnung (cost reconciliation). If you’ve paid more in advance than was used, you’re entitled to a refund. If you’ve underpaid, you may owe the difference.

Anmeldung: Why it matters

Anmeldung is the official registration of your residential address with the local authorities (Bürgeramt) in Germany. It is a legal requirement for anyone staying in the country for more than three months and is key for opening a bank account, receiving mail, accessing healthcare, and paying taxes.

You must complete the Anmeldung within 14 days of moving in. To do this, you’ll need:

• A valid rental contract
• Your passport or national ID
• A Wohnungsgeberbestätigung: a confirmation form signed by your landlord stating that you have moved in

Some short-term rentals do not offer Anmeldung. Avoid them unless you already have a registered address or do not need to register immediately.

Opening a bank account

A local bank account is absolutely necessary for renting long-term housing in Berlin. You’ll need it to receive your salary, pay rent and utilities, set up internet and mobile contracts, and complete the Anmeldung process. Most landlords and employers will expect you to have a German IBAN.

For expats, the most straightforward option is to open an account with a digital bank. Services like N26, Wise, and Revolut are widely used, and accounts can be set up within an hour. These mobile-first banks offer English-language interfaces, no branch visits, and faster onboarding compared to traditional banks like Deutsche Bank or Commerzbank.

To open a digital account, you’ll typically need:

• A valid passport
• A German phone number
• Your employment contract
• Proof of address (usually your rental contract or Anmeldung confirmation)

Hidden and unexpected costs

Beyond the rent, consider these regular and one-off expenses:

• Basic utilities (85m ² flat): €312
• Internet: €35–€50/month
• GEZ (TV licence fee): €18.36/month per household, mandatory regardless of TV ownership
• Home insurance: €2–€12.5/month
• Furniture and kitchen installation: Most long-term flats are unfurnished. Tenants often install their own kitchens
• Annual back-payments: If Nebenkosten estimates were too low, you may be billed at year-end
• Repainting: In some contracts, tenants are responsible for repainting the walls white at move-out

Short-term vs long-term rentals

• Short-term (less than 6 months): Easier to find, often furnished, but higher rents and often no Anmeldung. Useful as a transitional solution
• Long-term (more than 6 months): Usually unfurnished, with lower monthly rent. Anmeldung almost always included

Platforms like Wunderflats, Nestpick, and Spotahome specialise in furnished short-term rentals with flexible leases.

Avoiding rental scams

Rental scams are common in competitive markets like Berlin. Red flags include:

• Being asked to wire money before seeing the property
• Landlords claiming to be “out of the country”
• Deals that seem too good to be true

Always visit the flat before transferring money. If subletting, ask to see written landlord permission.

Tips for expats renting in Berlin

• Start early: Begin your search 1–2 months before moving
• Use local platforms: ImmobilienScout24, Immonet, WG-Gesucht, Kleinanzeigen, Nestpick
• Join Facebook groups: Berlin Expats, Flats in Berlin, etc.
• Have all documents ready: In German, if possible
• Apply immediately
• Consider co-living: WGs (Wohngemeinschaften) are shared flats where each tenant rents a private bedroom and shares common areas like the kitchen and bathroom. They are common in Berlin and usually easier to access for newcomers, especially those without a full set of rental documents.

Talk to an immigration expert and relocate to Berlin with a job

If you’re planning to move to Berlin for work, start your journey the smart way: Relocate with a job already in hand. At Relocate.me, we pair skilled tech professionals with companies that actively hire from abroad and offer relocation support, including visa sponsorship and housing assistance.

Browse our curated job board to find roles at Berlin-based startups and tech companies that are ready to bring you on board from your home country. At Relocate.me, we have trusted partners who specialise in visa and relocation services, so we may be able to connect you with the ideal expert.

Meanwhile, consider subscribing to The Global Move, our newsletter with curated tech jobs and content for relocation seekers.

How to buy a house in the Netherlands: A step-by-step guide

The best way to buy a house in the Netherlands is by getting the best possible mortgage. So if you already defined that you want to ditch rent payment stubs forever and be a homeowner, this is how you can do it in the Netherlands. If you’re an expat, you should also be reading this.

Step 1: Make sure you should buy (because maybe you should rent)

There are two very antagonistic camps when talking about the “rent vs buy” dilemma. People on 𝕏 will ramble about how renting is the true bargain because you can invest your down payment funds somewhere else. The “you should buy” camp reasonably explains that, if you have a mortgage, you’re paying something comparable to one’s rent, with the key difference that the house or apartment will be yours down the line. Some mortgage firms offer rent vs buy quizzes, with which you can finally shrug off your doubts.

Is it better to rent or buy in 2025 in the Netherlands?

In the Netherlands, it seems like 2025 is an excellent moment to buy a house or apartment. Rent has increased year-on-year at a quicker rate than many mortgage annual fees. And homebuyers looking into their first property can be exempt from the 2% transfer fee if they meet certain conditions.

Step 2: Determine your financial situation

Before buying a house, you need to figure out how much money you need to save or what your income is, because the amount of money you can borrow depends on many things, like how much you earn. In the Netherlands, as things stand, you can get a mortgage up to 100% of the property value. But you’ll have to pay for any extra costs yourself. Some of those extra costs are the transfer tax of 2% (from which you could be exempt). You’ll also need to pay for the valuation of the property (expect €1,000 tops), a mortgage advisor (the best ones have plans for almost any situation), a notary (expect to pay a few hundred euros; if you’re being asked €1,000, it’s too much), a mandatory translator if you don’t speak Dutch, and a real estate agent.

Once you have reckoned and checked what your savings are and what your financial situation is, it’s time to understand how much you can borrow.

Step 3: Check how much you can borrow from a mortgage

Now that you know how much money you have, and you know you’ll have to invest cash on top of a (potential) 100% mortgage, it’s time to calculate your prospective mortgage. There are plenty of options, but the best and quickest is to use a mortgage calculator from a mortgage advisor. A maximum mortgage calculator is the best place to start because you’ll get a detailed breakdown of your possibilities.

Can you buy a house as a foreigner in the Netherlands?

Yes, foreigners can buy a house with a mortgage in the Netherlands. There are special mortgages that you can check up on for foreigners, and advisors can let you know how to proceed. So don’t settle for a huge down payment! So, yes, an American can buy a house in the Netherlands (and plenty of other nationalities as well). But keep in mind, the best and quickest way is to have a job in the Netherlands. There are plenty of companies hiring foreigners in the Netherlands, and various paths for internationals who, before buying a house, want to reside in Rotterdam or Amsterdam and eventually naturalise as Dutch.

How much can I borrow from a mortgage in the Netherlands?

As we outlined, the best way to check how much you can borrow is with a mortgage calculator. But you should also compare what each mortgage provider is offering. There are different interest rates out there in the market. Mortgage advisors with long trajectories in the Netherlands usually aggregate those rates and mortgage types so you can get a picture and start deciding on your partner.

Compare current mortgage rates →

Step 4: Find your new home

Now that you have your finances sorted out, you can set out to find your new property. One of the best ways is to work with a real estate agent, even if you’re using websites to browse properties up for sale. So, the advice is to combine your own research on some vetted websites while also working along with a real estate agent. Agents will also help you view your house before you decide to bid.

Step 5: Bid and negotiate for your new house

If you can afford your new Dutch home, you can start talking about buying it. Always make your first offer with the precondition that you will get the financing to move on. This is called a “dissolving condition” because it allows you to call the whole deal off if you can’t come up with a mortgage later. This helps you avoid paying a fine if you can’t get the mortgage in six weeks. But if the date of the dissolving conditions has passed, and you still withdraw from the purchase, you will have to pay a fine to the seller, which is usually around 10%.

If you agree on a price, the house will have to be valued (remember how we mentioned the valuation costs?) and you may arrange to have an architectural inspection done. This will help you see how well maintained the house is before you buy it. Some mortgage advisors can bundle these services up.

Once you sign a purchase agreement and after the “due diligence” or cooldown period of 3 days, you can now proceed to get a mortgage because you have an effective contract (Congratulations!). Before that, you should make a deposit or leave a bank guarantee ready at the notary’s office.

Step 6: Get a mortgage to buy a house in the Netherlands

You can now get a mortgage to finance your purchase. The best way to get it is with a mortgage advisor (e.g. De Hypotheker), who can run different scenarios for you and get the best options from the market. Because a mortgage advisor will look for the type of mortgage that matches your situation, such as a linear or annuity mortgage.

The advisor will also figure out whether you fit the criteria for the National Mortgage Guarantee or a Starter Loan. The mortgage advisor will ask the lender for a mortgage offer—a Binding Credit Offer—based on your wishes and current financial situation (It is customary to obtain a mortgage for a duration of 30 years). Your advisor will review this credit offer and call you up to confirm if it works for you. The mortgage advisor will take care of the remaining paperwork once you have signed the offer.

Step 7: Confirm the transfer and buy your house with financing

After getting a mortgage, waiting for the due diligence or cooldown period, and dealing with any other formalities, the purchase can be wrapped up. Now the transfer can take effect at the notary. And when you sign a deed of transfer at the notary, you’re the owner of the property. (Congratulations, for a second time.)

Buy a house in the Netherlands with the best mortgage advisors

The best way to buy a house in the Netherlands is to have a job there, whether you’re Dutch or a foreigner, and then link up with mortgage advisors who have experience in the Dutch real estate market. Mortgage advisors can help you calculate your best potential mortgage, check what your maximum mortgage is, and also aggregate all your options so you can pick among them. It’s the best path to a well-informed decision when buying a house in The Hague, Rotterdam, Amsterdam, or elsewhere in the Netherlands.

You can connect with longstanding mortgage advisors or, if that’s a significant leap for you, start slower and speak with immigration experts who can help you relocate to the Netherlands. Or check out jobs in the Netherlands that support relocation.