Is real estate investment worthwhile in Hamm?
- Hamm is a city with 179,111 inhabitants in the state of Nordrhein-Westfalen.
- The median purchase price is €2,641 per square metre – average prices compared to the national average.
- Purchase prices have risen by 11.9% over the last five years.
- Compared to the national average, an average gross rental yield can be achieved here: between 3.9% and 4.6% (average 4.2%).
- The purchase-price factor is about 22 years.
- The low average age (44.1 years) makes the region a safe place to invest.
- The population has shrunk by 1.4% since 2008.
- Unemployment at 7.5% is above the national average.
AI Location Report
Hamm is positioned with an average price per square metre of 2.641 € and a price-to-yield factor of 23,7 in the German comparison. Rents (avg. 9,02 €/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
23,7 ×
Years of cold rent until amortization
Avg. gross rental yield
4,23 %
Range: 3,90 % – 4,59 %
Value appreciation (5 y.)
+11,90 %
≈ 2,38 % p.a.
📈 Current Market Overview & Price Ranges
| Metric | Average | Market Range (Min – Max) |
|---|---|---|
| Purchase Price | 2.641 €/m² | 2.307 € to 2.733 € |
| Rent (cold rent) | 9,02 €/m² | 8,26 € to 10,46 € |
| Yield (affordable apt.) | 4,30 % | Typical for smaller / cheaper apartments |
| Yield (expensive apt.) | 4,59 % | Premium locations, focus on value growth |
📉 Historical Market Dynamics
| Period | Purchase Prices | Rents |
|---|---|---|
| Last Year | +3,56 % | -10,69 % |
| Last 2 Years | -4,91 % | -14,66 % |
| Last 5 Years | +11,90 % | +12,89 % |
| Last 10 Years | +79,30 % | +24,41 % |
📅 Prices Over the Years
| Year | Purchase Price avg €/m² | Rent avg €/m² | Yield % |
|---|---|---|---|
| 2011 | 1.104 | 5,67 | 6,16 |
| 2012 | 1.038 | 6,12 | 7,08 |
| 2013 | 1.049 | 6,21 | 7,10 |
| 2014 | 1.549 | 6,12 | 4,74 |
| 2015 | 1.684 | 7,58 | 5,40 |
| 2016 | 1.473 | 7,25 | 5,91 |
| 2017 | 1.694 | 7,10 | 5,03 |
| 2018 | 1.786 | 6,92 | 4,65 |
| 2019 | 1.606 | 7,61 | 5,69 |
| 2020 | 2.328 | 7,62 | 3,93 |
| 2021 | 2.360 | 7,99 | 4,06 |
| 2022 | 2.610 | 8,13 | 3,74 |
| 2023 | 2.308 | 8,80 | 4,58 |
| 2024 | 2.777 | 10,57 | 4,57 |
| 2025 | 2.550 | 10,10 | 4,75 |
| 2026 | 2.641 | 9,02 | 4,10 |
🧮 Sample Investment Calculation
Interactive calculation for an apartment in Hamm. 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 Hamm
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 Hamm 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 23,7 – use as a solid negotiation basis.
Step 5: Notary appointment & land registry
Factor in purchase costs (brokerage, transfer tax, notary).