March 16, 2026
Rent Compared: Berlin, Munich, Frankfurt and Leipzig
Comparing the official Mietspiegel figures shows just how different price levels really are across Germany's big cities. Between the most affordable and the most expensive of the four largest cities compared here, the gap is more than double.
The figures at a glance
Berlin: €7.21/sqm (Mietspiegel 2024, net cold rent, existing tenancies)
Leipzig: around €9 to €11/sqm (current Mietspiegel, 2025 to 2027)
Munich: €15.38/sqm on average (Mietspiegel 2025), of which €14.47/sqm existing and €17.06/sqm new lettings
Frankfurt am Main: €17.98/sqm on average (Mietspiegel 2024, valid through May 2026), ranging from €14.62 in basic to €22.22 in sought-after locations
Why Berlin stays comparatively affordable despite its size
Berlin sits clearly below Munich and Frankfurt at €7.21 per square metre, despite similarly strong demand. One reason is the high share of long-running existing contracts, protected from steep increases by the statutory cap (Kappungsgrenze). For new lettings, Berlin moves much closer to other big cities' level, since the current market price applies there instead of the historical contract value. For more on that gap, see our Berlin new lettings vs existing rent explainer.
Munich remains the most expensive big city
Munich leads with €15.38 per square metre on the Mietspiegel average, up 5.5 percent from the previous 2023 edition (€14.58/sqm). For new lettings, Munich tenants already pay €17.06 per square metre on average. Nationwide, Munich is even the most expensive location overall at €21.01 per square metre for new lettings.
Frankfurt: high, but with a clear location spread
Frankfurt's 2024 Mietspiegel shows an average of €17.98 per square metre, with a wide spread between €14.62 in more basic and €22.22 in especially sought-after locations. That spread is noticeably wider than what Berlin's Mietspiegel shows between its own location categories, which underlines how much a single city's internal geography can move the price.
Leipzig: the most affordable of the four
Leipzig sits, depending on the source, between roughly €9 and €11 per square metre, clearly below Berlin, Munich, and Frankfurt despite its growth in recent years. The Leipzig Mietspiegel 2025-2027, in force since July 2025 and recognised by the city council as a qualified Mietspiegel, also shows a range from around €9.04 in more affordable to €13.73 in sought-after areas.
What the comparison means for your search
City choice has a bigger effect on your rent budget than almost any other factor. For a 60-square-metre flat, the difference between Leipzig and Munich means several hundred euros a month in cold rent, from location alone. For a closer look at what apartments cost in each city, see our Munich apartment costs by size and Frankfurt rent guide.
Frequently Asked Questions
Which German big city has the highest rents?
Munich, at €15.38 per square metre on the 2025 Mietspiegel average and up to €21.01 for new lettings.
How much cheaper is Berlin compared to Munich?
Around 53 percent cheaper on the Mietspiegel average: €7.21 per square metre in Berlin versus €15.38 in Munich.
How wide is the Mietspiegel range in Frankfurt?
Between €14.62 in basic and €22.22 in sought-after locations, averaging €17.98 per square metre.
Is Leipzig cheaper than Berlin?
Depending on the source, Leipzig sits at around €9 to €11 per square metre, mostly slightly above or close to Berlin's Mietspiegel figure of €7.21, but clearly below Munich and Frankfurt.
