March 2026 · 9,922 ImmoScout24 listings
92.3% of standard new leases on ImmoScout24 broke the rent cap last month. Renters who sign one of these leases pay €582 more per month, on average. That works out to roughly €6,984 a year, per affected apartment.
of listings with a full verdict exceed the Mietpreisbremse ceiling
These are standard new leases with enough information to verdict : construction year, a resolvable address, complete rent and size. Average listed rent among them runs at 1.8 times the legal ceiling.
Roughly 1 in 3 overcharging listings is more than €500 above the ceiling every month. At that rate a single signed lease costs a renter over €6,000 a year.
average extra rent per year, per affected apartment
times the legal ceiling
Asking cold rent per square meter, across listings that received a compliance verdict. Most Berlin Mietspiegel ceilings fall between €7 and €11 per square meter; bands above that are likely over the cap.
Listed rent versus the legal ceiling, per square meter. Terracotta bars show what the market asks. Dark bars show what the law allows.
Only 10.3 percent of listings on ImmoScout24 are standard new leases subject to the Mietpreisbremse. The rest are apartment swaps, furnished short-term stays, or shared flats. None of those are covered by the rent cap.
Why so many swaps? Tenants on old leases pay far less than market rate. Surrendering a lease to a landlord costs thousands a year in lost savings, so they trade keys instead of moving. The rent gap is the mechanism.
The Mietpreisbremse doesn't apply to every listing. Before checking compliance, we filter out listings the law doesn't cover. Then we calibrate our estimate against state-owned housing companies, whose rents track the legal ceiling closely.
These categories are either exempt by law or fall outside the rent cap. Counting them would inflate exemption rates and dilute the headline number.
These are the landlords most often appearing on ImmoScout24, ranked by how often their listings exceed the legal ceiling. Brokers and platform aggregators are excluded because their listings come from many different owners.
The margin column shows how far the estimate could be off, calibrated against state-owned housing companies whose rents track the legal ceiling. An overcharge well above the margin is hard to explain by estimation error alone.
These three landlords account for the largest combined monthly overcharge in the dataset, weighted by how often they exceed the cap and by how much.
| Company |
|---|
Only 10.3 percent of listings are standard new leases. The rest are swaps, furnished stays, or shared flats. The Mietpreisbremse only covers the first kind.
92.3 percent of Berlin listings with a full Mietpreisbremse verdict exceed the ceiling, by €582 per month on average. That rate is systematic, not marginal.
Under the Mietpreisbremse, a tenant can file a Rüge to request a lower rent and reclaim overpayments going back to the start of the lease. A Mieterverein or a lawyer can confirm whether a specific apartment qualifies.
Listings are aggregated from ImmoScout24 every day and matched against the Berliner Mietspiegel 2024, the Straßenverzeichnis, and the Umweltatlas building-age database. Each listing gets one verdict: over the cap, within the cap, or exempt.
This report reflects 1 snapshot day in March 2026. Days flagged as bootstrap, backfill, or known pipeline outliers are excluded.
Construction year is the single most important field for a verdict and is missing on many listings. When ImmoScout doesn't supply it, we fall back to the Berlin building registry. Listings labeled Erstbezug nach Sanierung are renovated older buildings whose Mietpreisbremse treatment depends on the scope of the renovation. Those cases are not always decidable from the listing alone.
Paste an ImmoScout24 link. Rentkompass will show whether the rent exceeds the Mietpreisbremse ceiling and by how much.
Data: 9,922 ImmoScout24 rental listings in Berlin, March 2026. Verdicts computed against the Berliner Mietspiegel 2024, the Straßenverzeichnis, and Umweltatlas building-age records. For information, not legal advice.
State-owned housing companies (degewo, Gewobag, HOWOGE, STADT UND LAND, WBM, Berlinovo) are obligated to price within the Mietspiegel. Comparing their listed rents to our computed ceilings gives us an empirical measure of estimation error.
We apply this margin uniformly to every landlord in the report. An overcharge that exceeds the margin by 1.5x or more is highlighted in the table because estimation error alone cannot account for it.
| Verdicts |
|---|
| % over cap |
|---|
| Avg. overcharge/mo |
|---|
| Margin of error |
|---|
| Vonovia | 64 | 95.3% | €231 | ±€37 |
| Adler Group | 28 | 60.7% | €113 | ±€37 |
| degewo | 27 | 29.6% | €41 | ±€37 |
| Heimstaden Germany GmbH | 25 | 100% | €595 | ±€42 |
| Max Aicher Immobilien Holding GmbH & Co. KG | 18 | 100% | €407 | ±€48 |
| Berlinhaus Verwaltung GmbH | 18 | 100% | €756 | ±€41 |
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