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Source: current public neospaces inventory. Asking rents are not achieved rents. Missing location or rent data is not inferred.

• Market report Stuttgart 2026 (German)

Stuttgart's land market is in a clear correction phase. The city-wide average residential Bodenrichtwert, set by the municipal Gutachterausschuss for the 1 January 2025 reference date and published in June 2025, stands at 1,530 euros per square metre, down 5.5 percent year on year. This extends the down-cycle that began after the 2021 peak of 1,728 euros, when values fell 9.6 percent in 2022, edged lower in 2023, briefly recovered four percent in 2024, and then resumed declining. The 2025 correction is strikingly broad-based: every district fell, with declines ranging from 12.5 percent in the most resilient submarket, Vaihingen, to 18.5 percent in Mühlhausen, and Bad Cannstatt and Wangen both shedding over 18 percent. The price gradient across the city remains extreme. Stuttgart-Mitte leads at an average of 5,366 euros per square metre and peaks near 30,000 euros in premium pitches, while Mühlhausen anchors the bottom at 735 euros; commercial Gewerbe land ranges from roughly 270 euros in Stammheim to 649 euros in Feuerbach and 639 euros in Vaihingen. For investors, the standout structural story is the Stuttgart 21 rail project, which is freeing roughly 85 hectares of central land to form the Rosenstein quarter, planned for more than 5,000 mostly subsidised apartments by 2035 and curated through IBA27. Alongside Rosenstein, the NeckarPark quarter in Bad Cannstatt is a largely realised former-freight-station conversion, the SynergyPark in Vaihingen is densifying, and the Eiermann-Areal is in negotiation with Nokera. The dominant policy lever is the Stuttgarter Innenentwicklungsmodell, which requires 30 percent of newly created residential floor space to be subsidised and mandates a preliminary agreement before any value-enhancing Bebauungsplan procedure begins. Combined with the BW Grundsteuer model that ties property tax directly to Bodenrichtwerte, this makes land economics highly sensitive to both public assessment and the affordable-housing quota. The topographic Kessel and protected hillsides cap greenfield supply, forcing development inward toward brownfield and rail-land conversions. The twelve-month outlook is selective rather than broadly bullish: the correction is opening entry points in stable submarkets like Vaihingen and value-add transformation plays in Feuerbach and the Neckar valley, while Rosenstein offers long-dated upside best accessed in partnership with the city and SWSG. Risks centre on a continuing land-value down-leg, margin compression from the SIM quota and construction costs, and the long timelines and infrastructure burden of the flagship rail-land schemes.

bodenrichtwert yoy pct: -5.5 % yoy change in city-wide avg Bodenrichtwert (2025 vs 2024); bodenrichtwert mitte peak: 30,000 EUR/sqm (peak premium land value, Stuttgart-Mitte); rosenstein apartments planned: 5,000 units planned on Stuttgart 21 Rosenstein area by 2035; bodenrichtwert avg residential: 1,530 EUR/sqm (city-wide avg residential/mixed Bodenrichtwert, Stichtag 01.01.2025).