Hanover as an investment location for real estate
Population base, demographics and demand profile
As at 31.12.2024, Hannover had 558,051 residents in their main place of residence; 50.6% female, 49.4% male, 15.4% under 18, 59.0% between 18-59 and 25.5% aged 60 and over - a broad, stable tenant base with a balanced age structure. The foreign population was 22.8% (127,438 people), the proportion with a family migration background was 43.3% (241,433), which indicates a diverse demand and different housing segments. In terms of districts, List is the most populous sub-area with around 46,800 inhabitants at the end of 2024, followed by Südstadt with around 41,400-both micro-locations with high demand and low fluctuation in refurbished stock. A total of around 1.14-1.20M people lived in the Hannover Region at the end of 2024; the state capital recorded a net increase in population in 2024, driven by positive migration, which additionally supports re-letting potential.
Accessibility, public transport levers and network upgrades
The light rail network (ÜSTRA/GVH) ensures dense access to central residential and working areas with ongoing timetable adjustments since 15.12.2024, including new routes and stop adjustments that increase passenger benefits and network stability. Extensive construction and maintenance measures will be implemented in 2025, including summer holiday closures on axes 3/7/13 (Mühlenberg tunnel), replacement services and detour on lines 1, 4/5 as well as new/converted elevated platforms; time restrictions must be planned to improve accessibility and capacity in the medium to long term. The region presented a light rail master plan in May 2025: short-term measures from 2027 (e.g. extension of line 9 to Noltemeyerbrücke, relief for line 6 via new line 16), three-car trains in the future, new routes and a possible fourth inner-city line - substantial demand and accessibility levers for corridor locations. In parallel, the update of the city's mobility master plan is being developed (decision path from spring 2025), with a mission statement, sub-concepts and priorities for the mobility transition relevant for location quality and the prioritization of districts close to public transport.
Micro-locations and investment theses: Core to value-add with ESG
Core profiles are recommended in properties close to the city center, railroad station and light rail in sought-after districts such as List, Südstadt, Mitte/Calenberger Neustadt and Zoo/Oststadt, which combine high densities, short distances and stable household structures. Value-add potential lies in energy modernization, floor plan optimization and ground floor repositioning along light rail axes, which will be upgraded in the future through the elevated platform program and network upgrades; upcoming commissioning/conversion steps (e.g. Alter Flughafen, Bothfeld city cemetery) and elevated platform projects (e.g. Großer Kolonnenweg, Vahrenheider Markt) increase accessibility and attractiveness of the location. The documented population dynamics of the state capital in the regional context and the urban rail master plan point to robust lettability and good exit prospects in public transport corridors; tactically, temporary construction site risks must be mitigated with proactive tenant and mobility management.
Standard land values for Hanover
The standard land values for Hanover can be found in the standard land values for Lower Saxony here.