Average rent

Average Rent - The average rent is the statistically calculated average rent per square meter of living space in a specific region, city, or for a specific property category. It serves as a guideline for landlords, tenants, investors, and appraisers. The average rent is calculated based on existing rents (rent index), asking rents (listings), or actual lease agreements and varies depending on the source and methodology.

Sources and Calculation Methods

Source	What is recorded	Significance
Qualified rent index	Existing rents from the last 6 years	Legally binding reference value for rent increases
Listed rents (real estate portals)	Advertised base rents	Reflects current market levels - often higher than existing rents
Contract rents	Rents actually agreed upon in new leases	Most realistic value, but difficult to access
Appraisal Committee	Market report with average rents by year of construction, location, and amenities	Detailed market analysis

Important: The average rent is a statistical mean - individual rents can vary significantly depending on location, condition, and amenities (±30-50% is not uncommon).

Average Rents in the Context of Tenancy Law

The average rent plays a central role in:

• Rent increases to the local comparative rent (Section 558 BGB): The landlord may increase the rent up to the local comparative rent - the rent index is the most important basis for justification
• Rent control (Section 556d BGB): In designated areas (including Nuremberg), the rent for new leases may not exceed the local comparative rent by more than 10%
• Cap limit (Section 558(3) BGB): In Nuremberg (a tight housing market), the existing rent may be increased by a maximum of 15% within 3 years
• Yield valuation: The sustainable gross yield is based on the average market rent-not on the rent actually collected

Difference between asking rents and existing rents

The divergence between asking rents and existing rents is a structural phenomenon in tight housing markets such as Nuremberg. Asking rents in listings are what landlords demand for new leases-and what the market largely accepts given high demand. Existing rents in current tenancies are significantly lower due to rent caps, rent control measures, and landlords’ often lower willingness to raise rents frequently. The rent index primarily reflects existing rents and is therefore structurally below the advertised rent level. Investors who wish to assess achievable rents must combine both perspectives and consider whether the current tenant is likely to remain or whether the advertised rent level is attainable for a new lease.

Practical Tip for Property Owners in Nuremberg and Franconia

Average rents in Nuremberg vary significantly by neighborhood: While basic rents of €12-16/m² are charged in Erlenstegen and Schmausenbuck, they range from €8-10/m² in Langwasser or Schweinau. In popular neighborhoods such as Gostenhof and the Südstadt, asking rents for renovated older buildings range from €11-14/m². The City of Nuremberg’s qualified rent index provides a detailed breakdown by building age category, apartment size, and amenities. We recommend that landlords always consult the current rent index when setting rents and raising rents, and not rely solely on portal listings-listed rents are often 10-20% higher than the actual achievable final rents, and for new leases in Nuremberg, the rent cap applies, limiting the rent to a maximum of 10% above the rent index.

Frequently Asked Questions

Where can I find the current average rent for my apartment in Nuremberg?

The most reliable source is the official rent index of the City of Nuremberg, which is updated every two years and available free of charge on the City of Nuremberg’s website. It differentiates by building age category, apartment size, level of amenities, and location (residential area map). In addition, we recommend the market reports from the Nuremberg Appraisal Committee for Property Values, which analyze actual transaction data and rent surveys. Listing rents on real estate portals such as ImmobilienScout24 or Immowelt provide an indication of the current market level but are not sufficient as the sole basis for rental decisions or valuations.

Can I charge more than the average rent?

For new leases: Yes - but the rent cap applies in Nuremberg. The rent may not exceed 10% of the local comparative rent (rent index). Exceptions apply if the previous rent was already higher, the apartment has been extensively modernized (costs exceeding one-third of the cost of new construction), or it is a new building with first occupancy after October 1, 2014. For existing leases, rent increases are tied to the local comparative rent and the cap (15% over 3 years). Exceeding these limits entitles the tenant to file a complaint and reclaim any excess rent paid.

Why do asking rents and existing rents differ so much?

Asking rents reflect current market demand-they rise quickly when demand is high and fall when there is an oversupply. Existing rents are constrained by existing lease agreements, legal rent increase limits, and the stability of long-term tenancies, which often last for years. In Nuremberg, the difference is typically 15-25%-long-term tenants pay significantly less than new tenants. For landlords, this means that when a tenant moves out, the rent can often be raised significantly, but the rent cap limits the scope to 10% above the rent index. For investors, the question of how many existing tenancies are still attached to a property is therefore a key factor in determining returns.

Average Rent as a Basis for Valuation

In the income approach (§ 17 ff. ImmoWertV), the sustainable achievable rent-and not the currently agreed-upon rent-is the decisive basis for the valuation. The appraiser examines whether the current rent is above or below the local comparative rent. If the existing rent is significantly below the average rent, the income value is adjusted accordingly-upward if there is potential for a rent increase, downward if the current rent is above market rates and cannot be achieved in new leases.

For investors in Nuremberg, this means: A property with a below-average existing rent may have hidden potential for value appreciation-provided the rent control law allows for an increase. If the existing rent is significantly above the market average (e.g., due to an old index-linked lease), it cannot be maintained upon re-leasing-this is a risk factor. For buyers and investors in the Nuremberg metropolitan region, we carefully analyze the existing rent structure of each property and clearly outline the potential and risks.

Are there neighborhoods in Nuremberg with particularly stable rent trends?

Yes. Experience shows that neighborhoods with a diversified housing supply, good public transportation connections, and a healthy mix of owner-occupiers and renters exhibit the most stable rent trends. In Nuremberg, these include Maxfeld, Gleißhammer, Schweinau (for the more affordable segment), and Erlenstegen (upscale segment). In neighborhoods with a very high proportion of students-such as Gostenhof or parts of the Südstadt-asking rents fluctuate more significantly. The my-home.de market data provides continuously updated analyses for all Nuremberg neighborhoods, offering landlords and investors a reliable basis for rental decisions.

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