Net cold rent (Kaltmiete)
The Kaltmiete (basic rent, "cold rent") is the pure rent for the flat without service charges – in other words, what you pay for the square metres alone.
What is NOT included?
• Heating and hot water
• Water/sewage
• Waste collection
• Property tax
• Property management
• Lift, stairwell cleaning
Average basic rent in Germany 2025:
• Germany overall: approx. €8.50/m²
• Munich: €18–23/m²
• Berlin: €12–16/m²
• Hamburg: €12–15/m²
• Leipzig/Dresden: €6–8/m²
Rule of thumb: the basic rent should be at most 30% of your net income. In big cities, that's hardly achievable for many people any more.
Important for tenants: the basic rent is the basis for rent increases (§558 BGB), for calculating the rent brake (Mietpreisbremse) and for the deposit (max. 3 months' basic rent).
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