Hamburg

In Hamburg, around 60% of residents rent their homes, and about 20% of all apartments are owner-occupied, reflecting a strong preference and economic necessity for renting. As of 2025, the median rent for a one-bedroom apartment is approximately €1,200 per month, which translates to about €20–€22 per square meter for typical apartments. For purchasing, newly built apartments have a median price estimated between €6,800 and €8,000 per square meter, with prices rising due to high demand and limited supply.

Publicly owned housing, largely managed by SAGA, plays a major role in the city and accounts for roughly 40% of social and affordable housing stock. While public housing refers to all municipally owned dwellings, social housing (“Sozialwohnungen”) specifically describes government-subsidized flats reserved for low-income residents who meet strict eligibility requirements. Not all public housing qualifies as social housing, as the former can include standard, non-subsidized units.

Hamburg faces a persistent housing shortage, with a significant gap between demand and supply, especially in affordable segments. The city and state subsidize new social housing construction, setting rents notably below market value. Social housing is strictly regulated, while publicly owned housing may also serve broader income groups or include market-rate units. Finding affordable or subsidized housing often requires registration and, for social housing, proof of eligibility.

Hamburg is experiencing an acute housing crisis marked by a severe shortage of both rental and owner-occupied dwellings. The city's population has grown rapidly, surpassing 1.89 million in 2022, fueled in part by a 39% share of residents with an immigrant background. This swelling demand is met by insufficient new construction – with housing permits and completions dropping sharply since 2021. Notably, building permits fell by 43% in 2023, and the city faces an estimated shortfall of about 90,000 units. Vacancy rates are extremely low, reportedly just 0.5%, making it very difficult for residents to find available apartments.

Rents have risen steeply: average central city rents for a one-bedroom apartment now exceed €1,300 per month, with some areas reaching up to €1,600. Over the past 20 years, top-quartile rents have doubled, and purchase prices for new apartments have quadrupled, especially in prime neighborhoods. This dynamic disproportionately affects low and middle-income groups, single-person households, families with children, immigrants, and the elderly. As affordable options diminish, homeless numbers grow and conditions worsen; last winter, 47 homeless people died in Hamburg. Only 29 rental listings are available for every 1,000 flat requests, demonstrating the market's extreme tightness. The crisis puts much of the renter population, including essential workers and vulnerable residents, under increasing financial and social pressure.

Hamburg’s city administration actively addresses affordable and sustainable housing through a comprehensive approach combining annual construction targets, financial support, and strict sustainability measures. The city’s stated target, regularly communicated under the “Contract for Hamburg” and “Alliance for Housing,” is to permit at least 10,000 new housing units annually, with 30 percent as social (subsidized) housing. These quotas have been consistently met, even during recent crises, and aim to expand the city’s housing stock by 10 percent by 2030, outpacing household growth.

To create more affordable housing, Hamburg uses increased direct government funding for social housing construction, tax incentives for developers under national and local affordable housing programs, and inclusionary zoning policies requiring that a fixed proportion of new developments be set aside as affordable units. Developers may also receive density bonuses in exchange for providing such units. For sustainability, the city’s Climate Plan targets significant energy savings in the building sector—existing multifamily homes are to achieve average heating and hot water energy demands of just 40–45 kWh/m².

Additionally, Hamburg integrates climate adaptation in urban planning and supports neighborhood-level projects that combine energy efficiency, renewable energy generation, and social integration. These combined activities aim to ease the acute supply shortage, improve access for vulnerable groups, and advance the city’s long-term climate goals. Hamburg’s pragmatic, multi-layered housing policy is designed to address affordability, demographic change, and environmental sustainability together.