Is real estate investment worthwhile in Gelsenkirchen?
- Gelsenkirchen is a city with 260,654 inhabitants in the state of Nordrhein-Westfalen.
- The median purchase price is €2,047 per square metre – average prices compared to the national average.
- Purchase prices have risen by 18.5% over the last five years.
- Compared to the national average, an average gross rental yield can be achieved here: between 4.6% and 5.5% (average 5.0%).
- The purchase-price factor is about 18 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 11.1% is above the national average.
AI Location Report
Gelsenkirchen is positioned with an average price per square metre of 2.047 € and a price-to-yield factor of 20,1 in the German comparison. Rents (avg. 7,86 €/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
20,1 ×
Years of cold rent until amortization
Avg. gross rental yield
4,98 %
Range: 4,61 % – 5,49 %
Value appreciation (5 y.)
+18,51 %
≈ 3,70 % p.a.
📈 Current Market Overview & Price Ranges
| Metric | Average | Market Range (Min – Max) |
|---|---|---|
| Purchase Price | 2.047 €/m² | 1.872 € to 2.433 € |
| Rent (cold rent) | 7,86 €/m² | 7,60 € to 11,13 € |
| Yield (affordable apt.) | 4,87 % | Typical for smaller / cheaper apartments |
| Yield (expensive apt.) | 5,49 % | Premium locations, focus on value growth |
📉 Historical Market Dynamics
| Period | Purchase Prices | Rents |
|---|---|---|
| Last Year | -6,06 % | -20,69 % |
| Last 2 Years | -14,68 % | -28,80 % |
| Last 5 Years | +18,51 % | +11,97 % |
| Last 10 Years | +84,23 % | +9,62 % |
📅 Prices Over the Years
| Year | Purchase Price avg €/m² | Rent avg €/m² | Yield % |
|---|---|---|---|
| 2011 | 1.392 | 6,20 | 5,34 |
| 2012 | 1.079 | 6,29 | 7,00 |
| 2013 | 1.017 | 7,12 | 8,40 |
| 2014 | 1.436 | 7,91 | 6,61 |
| 2015 | 1.212 | 7,61 | 7,53 |
| 2016 | 1.111 | 7,17 | 7,74 |
| 2017 | 1.131 | 7,37 | 7,82 |
| 2018 | 1.488 | 7,53 | 6,07 |
| 2019 | 1.493 | 7,70 | 6,19 |
| 2020 | 1.780 | 6,98 | 4,71 |
| 2021 | 1.728 | 7,02 | 4,88 |
| 2022 | 1.575 | 7,89 | 6,01 |
| 2023 | 1.846 | 9,18 | 5,97 |
| 2024 | 2.399 | 11,04 | 5,52 |
| 2025 | 2.179 | 9,91 | 5,46 |
| 2026 | 2.047 | 7,86 | 4,61 |
🧮 Sample Investment Calculation
Interactive calculation for an apartment in Gelsenkirchen. 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 Gelsenkirchen
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 Gelsenkirchen 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 20,1 – use as a solid negotiation basis.
Step 5: Notary appointment & land registry
Factor in purchase costs (brokerage, transfer tax, notary).