Vacancy Risk in Stuttgart: The Real Numbers
~0.5% vacancy: what it means for letting speed and rent growth. LDP Group buys in Stuttgart and works with English-speaking partner notaries. FM Zinswerk, an independent mortgage broker licensed under § 34i GewO, advises on and brokers the loan; the tax structure is set by the tax firm Helm & Partner before the notary date; LDP prepares the file and coordinates.
Book a free screening callIllustrative estimate at a 4.3% assumed interest rate (10y fixed, from our rate table, refreshed every two weeks) plus 2% initial amortisation. Actual terms depend on the property, your profile and the lender. Not financial advice.
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Vacancy & Letting Risk in Stuttgart: what to know
Vacancy in Stuttgart stands around 0.5% (DMB-Mieterverein Stuttgart, market-active vacancy approx. 0.5%). Context: under 1% means structural scarcity (instant letting, maximum rent pressure), ~3% is a balanced market's natural fluctuation reserve, and higher values concentrate in specific districts and unrenovated stock rather than spreading evenly.
Managing the risk: buy where the city's demand drivers point (Stuttgart-Nord / Killesberg, Degerloch and Stuttgart-West for depth of demand), keep the unit's condition at or above district standard, and price at the Mietspiegel-defensible level rather than the top ask: one month of vacancy costs about 8% of annual rent.
The Stuttgart market in numbers
Stuttgart (Baden-Württemberg) has 605,663 residents. Existing apartments average around €4,310/m² (citywide range roughly €2,770–€7,650/m²), with new-builds at about €8,060/m². Average asking cold rent is about €16.76/m², putting the gross rental yield near 4.5%.
Price momentum: -1.3% year-on-year. Apartment asking prices per immowelt: -16.6% over 5 years (2021 peak 5,403 EUR/m2 -> 2026: 4,310 EUR/m2); correction 2022-2024, sideways since 2025. Gutachterausschuss: 2025 transactions +10% to 5,389 sales, turnover EUR 2.88bn, condo prices flat; new-build transfers +30%. immoportal measures YoY slightly positive (+0.7%): market bottoming out/stable overall.
Vacancy: roughly 0.5% (DMB-Mieterverein Stuttgart, market-active vacancy approx. 0.5%). That is effectively full occupancy: supply scarcity drives both rents and letting speed.
Where to buy in Stuttgart
Stuttgart-Nord / Killesberg, Degerloch and Stuttgart-West trade clearly above the city average; that is where investment demand concentrates.
Stuttgart-West: Densely built, highly popular Gründerzeit (pre-war) quarter west of the centre with cafés and very strong demand from young professionals and families. Apartments trade around €5,060–€5,200/m².
Stuttgart-Nord / Killesberg: Green hillside and villa location around Killesberg park; one of Stuttgart's most exclusive addresses with long-term value stability. Apartments trade around €5,090–€7,570/m².
Degerloch: Upscale district on the Filder plateau above the valley basin, popular with families and executives, close to an international school. Apartments trade around €5,150/m².
Bad Cannstatt: Largest and oldest district, on the Neckar with mineral baths, the Wasen fairgrounds and the Mercedes-Benz plant; still moderate prices with development upside (e.g. Neckarpark). Apartments trade around €4,150/m².
Vaihingen: South-western district with the university campus, the Synergiepark business park (largest in the region) and an S-Bahn hub; steady demand from students and commuters. Apartments trade around €4,760–€5,140/m².
Stuttgart-Ost: Mixed inner-city quarter (Gablenberg, Gaisburg) with pre-war stock and vineyards; cheaper than West/Süd at similar proximity to the centre. Apartments trade around €4,540/m².
Taxes & buying costs in Stuttgart
Property transfer tax (Grunderwerbsteuer) in Baden-Württemberg is 5%. Add approximately 2% for notary and land registry (statutory GNotKG fees), so purchase costs come to about 7% of the price; buying through an agent adds the buyer's commission (typically 2.98–3.57%), while LDP purchases carry no additional broker fee (Maklerprovision) on top of the price. For a standard profile German banks do not finance these costs.
Held privately, the property can be sold tax-free after the 10-year Spekulationsfrist; before that, gains are taxed at your personal rate. Depreciation (AfA) shelters rental income: 2% p.a. for buildings completed 1925–2022 (2.5% before 1925), 3% for buildings completed from 2023, and qualifying new projects started between October 2023 and September 2029 can choose 5% degressive depreciation instead of the linear rate.
General information, not tax advice. LDP Group gives no tax advice: the tax structure is set by the tax firm Helm & Partner (Steuerberater) before the notary date, and LDP prepares the purchase figures and coordinates.
Stuttgart is a designated tight housing market: the Mietpreisbremse caps new-lease rents at roughly 10% above the local comparative rent (Mietspiegel), and the reduced Kappungsgrenze limits in-tenancy increases to 15% within three years. Factor the achievable regulated rent, not the asking-rent headline, into your underwriting. Baden-Württemberg's ordinance runs to 31 December 2026; the state released draft ordinances for a seamless extension for consultation on 22 September 2026.
Data & sources
Figures from the sources named below, mostly portal asking prices, checked in July 2026. Asking prices typically run 5–15% above notarised transaction values: where both exist, the source basis is stated.
Population: Statistisches Amt Landeshauptstadt Stuttgart, as of 31.12.2025 (main residence), published Feb 2026.
Purchase prices: immowelt Price Map, asking prices for apartments, as of 01.07.2026 (avg 4,310 EUR/m2, min 2,771, max 7,653).
Rents: immoportal asking rents Stuttgart, net cold rent mid-tier location 16.76 EUR/m2 (simple location 14.02 / good location 20.39; new-build post-2015: 19.22), as of 01.07.2026.
Yield: computed from price+rent above: 16.76 EUR/m2 x 12 / 4,310-4,551 EUR/m2 = approx. 4.4-4.7% gross initial yield (asking data immowelt/immoportal, July 2026).
Price trend: immowelt price development as of 01.07.2026 (1yr -1.3%, 5yr -16.6%).
Vacancy: DMB-Mieterverein Stuttgart, market-active vacancy approx. 0.5% (2022, CBRE-empirica Leerstandsindex definition).
Frequently asked questions
Does vacancy insurance exist?
Rent-default insurance (Mietausfallversicherung) covers non-paying tenants rather than marketing vacancy. The better protection is structural: right district, right condition, right price: plus a 3-month liquidity buffer per unit.
Can foreigners buy investment property in Stuttgart?
Yes. Non-residents can buy property in Stuttgart without German citizenship or residency. Financing is available to expats and Blue Card holders; non-residents typically need 40–50% equity, while German tax residents usually bring 10–20% of the price (80–90% loan-to-value as standard, up to 100% with a strong income profile), plus the purchase costs in both cases.
What are the total buying costs in Stuttgart?
On top of the purchase price, budget 5% property transfer tax (Baden-Württemberg) and about 2% notary and land registry, so about 7% in total. Where an agent is involved, the buyer's commission (typically 2.98–3.57%) comes on top; LDP purchases carry no additional broker fee.
What rental yield can I expect in Stuttgart?
Gross yields in Stuttgart average around 4.5%, lower in prime locations like Stuttgart-Nord / Killesberg.
How much is property per square metre in Stuttgart?
Existing apartments average about €4,310/m² to buy and roughly €16.76/m² cold rent per month, varying significantly by neighbourhood and condition.