Realtalk: Altbau vs Neubau – the pros and cons

In the Berlin real estate market, we classify buildings generally as either Altbau (older building) or Neubau (new construction). The plurals are Altbauten and Neubauten. Altbauten can be built as far back as the middle of 19thCentury up to the 1930s, and Neubauten from post-WW2 to buildings under construction right now. My real estate company helps people to buy and sell apartments in Berlin, and in doing so we always advise our clients that neither type of building is fundamentally better than the other. They each have their own set of advantages and disadvantages, in the end making the decision down to their individual choice in style and priorities.

Here I will outline the advantages and disadvantages of owning an Altbau vs Neubau so you are better equipped to begin your search for real estate in Berlin.

Advantages of owning an Altbau

- Altbauten possess an old-world charm and character that is difficult to find in most newer constructions, with extra attention paid to the decoration of facades, architraves, and other architectural elements.

- These buildings have stood the test of time, surviving constant change around them, not to mention war and the partition of Berlin.

- They usually have beautiful hardwood floorboards already installed – a classic Berliner Altbau feature.

- The purchasing price of an Altbau is generally lower than that of a Neubau.

Disadvantages of owning an Altbau

- Altbauten are not as energy efficient as Neubauten.

- Sometimes the apartments do not have the most ideal or efficient of floor plans.

- The maintenance costs are higher than that of a Neubau.

- They are not always serviced by an elevator or parking garage.

Advantages of owning a Neubau

- Neubauten are more energy efficient than Altbauten, and are built with good isolation.

- They often have under-floor heating.

- They are sually serviced by an elevator and parking garage.

- Neubau apartments are fully customisable: they are blank cubes onto which you can craft your ideal living space.

- Neubauten come with a 10 year structural guarantee from the architect, and a 3 – 5 year guarantee on fittings from the developer.

- Neubauten require less renovation and incur lower maintenance costs than older buildings.

- The floor plans in newer constructions are more efficient, and maximise the available space.

Disadvantages of owning a Neubau

- The purchasing price of a Neubau is generally higher than that of a commensurate Altbau.

- Neubauten lack the architectural charm of older apartment buildings.

- Apartments in Neubauten have lower ceilings than those generously afforded by Altbau apartments.

- Neubauten lack the individualistic quirks that are often found in Altbauten.

I hope this explanation of the various merits of buying an Altbau compared to buying a Neubau has helped you in better understanding the Berlin real estate market. Good luck in your property search! Follow us on LinkedIn and Youtube for more Berlin real estate tips and advice.

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