Is real estate investment worthwhile in Hagen?
- Hagen is a city with 188,814 inhabitants in the state of Nordrhein-Westfalen.
- The median purchase price is €2,388 per square metre – average prices compared to the national average.
- Purchase prices have risen by 34.2% over the last five years.
- Compared to the national average, an average gross rental yield can be achieved here: between 4.1% and 5.0% (average 4.4%).
- The purchase-price factor is about 20 years.
- The population, with an average age of 45.0 years, is of average age compared to other German municipalities.
- The population has shrunk by 1.8% since 2008.
- Unemployment at 9.1% is above the national average.
AI Location Report
Hagen is positioned with an average price per square metre of 2.388 € and a price-to-yield factor of 22,6 in the German comparison. Rents (avg. 8,10 €/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
22,6 ×
Years of cold rent until amortization
Avg. gross rental yield
4,43 %
Range: 4,07 % – 5,03 %
Value appreciation (5 y.)
+34,15 %
≈ 6,83 % p.a.
📈 Current Market Overview & Price Ranges
| Metric | Average | Market Range (Min – Max) |
|---|---|---|
| Purchase Price | 2.388 €/m² | 2.181 € to 2.725 € |
| Rent (cold rent) | 8,10 €/m² | 7,69 € to 11,43 € |
| Yield (affordable apt.) | 4,23 % | Typical for smaller / cheaper apartments |
| Yield (expensive apt.) | 5,03 % | Premium locations, focus on value growth |
📉 Historical Market Dynamics
| Period | Purchase Prices | Rents |
|---|---|---|
| Last Year | +7,17 % | -14,29 % |
| Last 2 Years | +13,77 % | -19,48 % |
| Last 5 Years | +34,15 % | +5,88 % |
| Last 10 Years | +97,23 % | +23,85 % |
📅 Prices Over the Years
| Year | Purchase Price avg €/m² | Rent avg €/m² | Yield % |
|---|---|---|---|
| 2011 | 1.402 | 5,68 | 4,86 |
| 2012 | 1.247 | 6,07 | 5,84 |
| 2013 | 1.544 | 6,24 | 4,85 |
| 2014 | 1.408 | 6,97 | 5,94 |
| 2015 | 1.334 | 7,25 | 6,52 |
| 2016 | 1.211 | 6,54 | 6,48 |
| 2017 | 1.611 | 6,79 | 5,06 |
| 2018 | 1.652 | 6,67 | 4,85 |
| 2019 | 1.550 | 7,09 | 5,49 |
| 2020 | 2.027 | 7,35 | 4,35 |
| 2021 | 1.780 | 7,65 | 5,16 |
| 2022 | 2.102 | 8,19 | 4,68 |
| 2023 | 2.229 | 9,05 | 4,87 |
| 2024 | 2.099 | 10,06 | 5,75 |
| 2025 | 2.228 | 9,45 | 5,09 |
| 2026 | 2.388 | 8,10 | 4,07 |
🧮 Sample Investment Calculation
Interactive calculation for an apartment in Hagen. 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 Hagen
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 Hagen 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 22,6 – use as a solid negotiation basis.
Step 5: Notary appointment & land registry
Factor in purchase costs (brokerage, transfer tax, notary).