March 16, 2026
Average Rent in Frankfurt: What the 2026 Mietspiegel Shows
Frankfurt am Main ranks alongside Munich and Hamburg among Germany's most expensive housing markets. The official Mietspiegel provides the most reliable figure for that, far more precise than individual listing prices.
The Frankfurt Mietspiegel 2026 at a glance
The new Mietspiegel for the city of Frankfurt am Main puts the average local comparative rent at 12.28 euros per square metre in net cold rent. According to hessenschau, that's 6.8 percent more than in the 2024 Mietspiegel. It's recognised as a qualified rent index under § 558d BGB and is valid from 25 June 2026 to 31 May 2028 (overview at jurial). That makes it the basis both for rent increases in existing contracts and for the rent brake (Mietpreisbremse) on new lettings in the city.
It's based on data from more than 3,500 Frankfurt apartments. According to the Mietspiegel, the average rent on new contracts is 13.95 euros per square metre, while increased rents in existing tenancies average 10.11 euros (t-online). So anyone renting now pays considerably more on average than households who have lived in their apartment for some time. Listings on property portals are not the comparative rent and can differ significantly from these figures.
The price range by location
The biggest change concerns location. Instead of the previous categories from basic to very good, the 2026 Mietspiegel assigns every address to one of ten location categories (hessenschau). Around 93,000 Frankfurt addresses are covered by the new location map, which you can check for your address in the city's geoportal (Radio Frankfurt).
Location category 1 is the baseline with no surcharge, while category 10 adds up to 5.32 euros per square metre (jurial). For a 70 sqm apartment, that's a difference of around 372 euros a month, purely because of the address. The new classification is not undisputed: the landlords' association Haus & Grund Frankfurt criticises that outlying districts such as Bergen-Enkheim and Kalbach-Riedberg are rated lower as a result.
What this means for different apartment sizes
Based on the averages in the 2026 Mietspiegel (12.28 euros overall, 13.95 euros on new contracts), cold rent works out to roughly:
1-room apartment (35 sqm): around €430 (average) to €488 (new contract)
2-room apartment (60 sqm): around €737 to €837
3-room apartment (85 sqm): around €1,044 to €1,186
Depending on location category, year of construction and features, the comparative rent for your specific apartment can be well below or above these figures.
On top of that comes the monthly additional-costs advance payment. According to the latest operating-cost index of the German Tenants' Association for the 2024 billing year, operating costs average 2.67 euros per square metre per month nationwide. If every conceivable cost category is added up, it's up to 3.68 euros (Mietervereinigung Berlin). For a 60 sqm apartment, that's around 160 euros a month on average.
Why Frankfurt is so expensive
As a banking city with a high density of international jobs, Frankfurt continuously attracts new residents, while buildable land within the city is limited. That drives prices in central, well-connected locations like Westend, Nordend, or Sachsenhausen well above the city average. For where you might still find more affordable options within the city, see our guide to Frankfurt's more affordable neighbourhoods.
How to Check a Listing Against the Mietspiegel
The Mietspiegel is not only a guide to price levels, it also helps you judge whether the rent being asked is permitted. Here's how:
Determine the location category: Use the location map for the Frankfurt Mietspiegel 2026 to find out which of the ten location categories the address falls into. Even small differences, such as a suffix on the house number, can change the category.
Work out the comparative rent for the specific apartment: Year of construction, size, features and location determine the figure. The city's Mietspiegel calculator helps with this. The 12.28 euro average is only a reference point.
Compare it with the listing: In areas covered by the rent brake, the rent for a new tenancy may exceed the local comparative rent by no more than 10 percent under § 556d BGB. If an offer is well above that, take a closer look.
Know the exceptions: The rent brake does not apply to new builds or extensively modernised apartments. Our article on Mietpreisbremse exceptions explains the details.
Also check which edition of the Mietspiegel applies. The 2024 Mietspiegel stayed in force until the new edition was adopted, and since 25 June 2026 the 2026 Mietspiegel is the one that counts. For older rent increases or contracts, the previous edition may therefore still be decisive.
Does the rent brake still apply in Frankfurt?
Frankfurt is one of the municipalities where the Hessian tenant protection ordinance (Mieterschutzverordnung) sets the rent brake. The current ordinance expires on 25 November 2026. The state is planning a successor ordinance that will apply in 71 instead of 49 municipalities, and according to the Hessian state government, Frankfurt remains within its scope. In addition, the cap on rent increases in existing contracts there is set to fall from 20 to 15 percent over three years. The cabinet decision is expected in mid-November 2026.
Worth knowing: in June 2026, the Frankfurt local court (Amtsgericht) declared the extension of the Hessian rent brake invalid in an individual case (hessenschau). The ruling is not final and only applies between the parties involved. If you want to rely on the rent brake, it's best to have your case checked by a tenants' association or a legal advice service.
Searching for an Apartment in Frankfurt: How to Go About It
With rents at this level, it pays to plan your search by neighbourhood rather than by price alone. If you're after a lively area with good transport links, our guide to finding an apartment in Bornheim has concrete tips. And to see how these rents compare with typical incomes, read what counts as a good salary to live comfortably in Frankfurt.
Keep your documents ready: In a tight market, good apartments are often gone quickly. Have proof of income and your SCHUFA report ready so you can respond straight away.
Search broadly: Combine portals, housing companies and cooperatives. Waitly's search shows which cities currently have open waiting and interest lists.
Stay informed: Through the Waitly newsletters, you'll hear when new lists open in the regions you're interested in.
Frequently Asked Questions
How high is the average rent in Frankfurt according to the 2026 Mietspiegel?
12.28 euros per square metre in net cold rent as the average local comparative rent, 6.8 percent more than in the 2024 Mietspiegel. On new contracts, the Mietspiegel average is 13.95 euros.
How much does rent vary by location in Frankfurt?
The 2026 Mietspiegel distinguishes ten location categories. Between category 1 and category 10, there's a difference of up to 5.32 euros per square metre.
How long is the current Frankfurt Mietspiegel valid for?
The 2026 Mietspiegel is valid from 25 June 2026 to 31 May 2028. It replaced the 2024 Mietspiegel, which was originally only meant to apply until 31 May 2026.
How much are additional costs on top of the cold rent in Frankfurt?
Nationwide, according to the German Tenants' Association's operating-cost index (2024 billing year), they average 2.67 euros per square metre per month, with up to 3.68 euros when every cost category applies.
Does the rent brake apply in Frankfurt?
Frankfurt is covered by the Hessian tenant protection ordinance, which runs until 25 November 2026. A successor ordinance that keeps Frankfurt within its scope is planned. A Frankfurt local court ruling, which is not final, declared the extension invalid in an individual case, so getting advice is worthwhile if there's a dispute.
