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Germany · EUR

Rentin Hamburg

Hamburg is a high-demand rental market governed by the Hamburger Mietenspiegel. Deposits are capped at 3 months cold rent, and standard leases are open-ended.

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Street-verified new-builds
Notary & Grundbuch
3D map
New-builds

New-builds in Hamburg, tracked to the address

Every project is street-verified against official developer sources — house number, quarter, units, completion. Prices in EUR per m² where published.

SAGA Horn — SAGA render

Hamburg

SAGA Horn

On request

Horn, 22119 Hamburg

220 units · 80% built 2026 Q4

Developer: SAGA

HafenCity — ECE Group render

HafenCity

HafenCity

On request

Überseequartier, 20457 Hamburg, HafenCity

6,000 units · 75% built 2030 Q4

Developer: ECE Group

SIVRCE PropTech OS · Germany

Institutional Property Intelligence & Investment OS

Real-time underwriting, BORIS land values, GEG 2026 energy renovation modeling, KfW subsidies, Notary closing OS, and EU AI Act compliance.

Sivrce Intelligence Score
72/100
Elevated Risk / Overpriced

Property & Financing Inputs

€450,000
70 m² (6429 €/m²)
€1,350 (19.3 €/m²)
20% (€90,000)
Gross Yield
3.6%
€16,200 / yr
Net Yield
2.9%
After OPEX
Cash-on-Cash
-4%
On invested equity
DSCR Buffer
0.72x
Tight coverage

Financing & Cash Flow Waterfall

Purchase Price
€450,000
Closing Costs (Hamburg)
+€49,815 (11.1%)
Total Capital Required
€499,815
Required Equity (incl. fees)
€143,595
Bank Mortgage
€360,000
Monthly Cold Rent
+€1,350/Mt.
Mortgage Payment (Annuity)
-€1,680/Mt.
Non-recoverable OPEX + Reserve
-€144/Mt.
Cash Flow Pre-Tax
€-473/Mt. (€-5,682/J.)
Tax Effect (AfA Depreciation)
+€183/Mt. Ersparnis
Why this deal? (Upsides)
  • •Depreciation deductions (AfA §7 EStG) generate ~€2197 in annual tax savings.
What could make this deal fail? (Risks)
  • •Negative monthly pre-tax cashflow (€-473/mo) requires active capital injection.
Cities

82 cities, each with its own transfer tax

Grunderwerbsteuer is state law — the same apartment costs a different surcharge in Munich and Cologne. Every city carries buy and rent anchors plus its local rate.

Berlin U-Bahn & S-Bahn — station, line and map directory.Station directory
What a purchase really costs

€500,000 apartment in Hamburg

Transfer tax (Grunderwerbsteuer 5.5%)
€27,500
Notary (≈1.5%)
€7,500
Land register (Grundbuch ≈0.5%)
€2,500
Buyer agent share (3.57% incl. VAT)
€17,850
Cash needed at notary
€555,350

≈ +11.1% over the price. Provisionsfrei (no-agent) listings drop the Makler line. The notary reads the contract aloud before signature — German law, not a formality.

Rentals run on rules

The rent side, in three lines

  • Deposits cap at three months’ cold rent (§551 BGB) and must sit on a separate savings account.
  • Mietpreisbremse caps new leases above local comparative rent in tight areas; Berlin’s Mietspiegel sets the benchmark.
  • Modernization may be passed on at 8% of cost per year (§559 BGB) — check the Anpassung history before you underwrite.

Qualitative anchors only — live numbers come from the official city Mietspiegel, never a hardcoded table.

Developers

The builders behind the pipeline

Municipal landlords, premium Bauträger and boutique owner-run developers — tracked from Handelsregister to handover.

SAGA

Hamburg · 100 yrs · 137,000 units delivered

SAGA Unternehmensgruppe is Hamburg’s municipal landlord (~137,000 units). The city’s affordable-rental core plus new-build in every district.

Official site

ten brinke

Hamburg · 45 yrs · 8,000 units delivered

ten brinke is a German-Dutch project developer (Vreden, since 1977). In Berlin it is building 444 rentals in Marzahn-Mitte together with Greystar.

Official site

ECE Group

Hamburg · 61 yrs · 5,000 units delivered

ECE Group (Otto family) is Europe's leading shopping-centre developer and manager out of Hamburg (Alstertal, Überseequartier in HafenCity) plus residential and office projects.

Official site

Most leases in Hamburg are unfurnished and indefinite. Cold rent (Kaltmiete) covers the space; heating and operating costs (Nebenkosten) are paid monthly as an advance and settled annually via the Betriebskostenabrechnung.

Tenants must provide SCHUFA credit records, 3 months of salary slips, and landlord references (Mietschuldenfreiheitsbescheinigung). Indexmiete (inflation-linked) and Staffelmiete (scheduled step increases) are common in newer buildings.

FAQ

How much deposit is legal in Hamburg?
Under §551 BGB, the security deposit (Mietkaution) cannot exceed three months cold rent (Nettokaltmiete), payable in three equal monthly instalments.
Does the rent cap (Mietpreisbremse) apply in Hamburg?
Yes. Hamburg enforces the rent brake across the entire city territory, capping new leases at a maximum of 10% above the local comparative rent (Mietenspiegel), with exemptions for newly constructed buildings (first use after Oct 2014).

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: EUR.