At the start of 2026, the property market in North Rhine-Westphalia continues to be strained, characterised by significant price dispersion. Investments in residential property within Germany's most populous federal state are associated with a substantial price range. According to market reports for the first quarter of 2026 from CERTA Immobiliengutachten, an expert office specialising in property valuation, the difference between the most expensive and the most affordable location for condominiums is over EUR 3,800 per square metre. For detached houses, the price difference also exceeds EUR 3,000 per square metre.
This analysis is based on data collected from 30 cities in North Rhine-Westphalia. It shows that the price gap for residential property continues to widen. For detached houses, the price difference between the state capital Düsseldorf and Siegen, identified as the most affordable student city, is EUR 3,080 per square metre. For condominiums, this difference is even more pronounced at EUR 3,804 between Düsseldorf and Gelsenkirchen.
The importance of precise valuation
Square metre prices and the general location are merely some factors in a comprehensive, objective valuation. A city-wide average value can be misleading in property valuation, as Matthias Mertens, Managing Director and property valuation expert at CERTA Immobiliengutachten, emphasises. Prices vary significantly within a city, depending on the specific micro-location. Relying solely on average values carries the risk of a significant misvaluation, particularly in today's dynamic market phases.
To illustrate this: a standard detached house with 150 square metres of living space in Düsseldorf costs, on average, approximately EUR 462,000 more than a comparable property in Siegen. Specifically, the price for a 150-square-metre detached house in Düsseldorf (EUR 5,188/m²) is EUR 778,200, whereas in Siegen (EUR 2,108/m²) it costs EUR 316,200. A 50-square-metre condominium in Düsseldorf (EUR 5,447/m²) is estimated at EUR 272,350, while a comparable apartment in Gelsenkirchen (EUR 1,643/m²) costs EUR 82,150.
Price structure of top cities
A fixed group of cities has established itself at the forefront of North Rhine-Westphalia's residential property market. For detached houses, the following cities are among the most expensive:
- —Düsseldorf with EUR 5,188 per square metre
- —Cologne with EUR 4,784 per square metre
- —Münster with EUR 4,457 per square metre
- —Bonn with EUR 4,387 per square metre
- —Bergisch Gladbach with EUR 4,345 per square metre
For condominiums, the first four places are identical; however, Aachen displaces Bergisch Gladbach from fifth place with an average value of EUR 3,793 per square metre. It is notable that in the leading locations of Düsseldorf, Cologne, and Münster, the square metre prices for apartments now exceed those for houses. This signals high demand for urban, compact living space. In such a volatile market environment, precise valuation is more crucial than ever for private individuals and strategic investors to avoid financial misjudgements.
