Cologne as an investment location for real estate
1,090k-1,098k population base and dynamic demand corridor
As of 31.12.2024, Cologne had 1,097,519 registered residents (main and secondary residence) according to the city's monthly figures, a new all-time high; the population report emphasizes that the increase in 2024 was mainly due to immigration, while families are moving to peripheral areas - a profile that structurally supports locations close to the city centre and public transport. At 1,024,621 inhabitants as at 31.12., Cologne is the largest city in NRW (official update, main residence), which provides a conservative base for business cases, while the municipal register reflects the real market demand observed in the metropolis. Municipal forecasts set the starting point at 1,090,473 main residences as at 31.12.2024 and model variants of further development-relevant for strategic portfolio and product planning in different scenarios.
Accessibility and public transport: light rail network with staged steps until bridge clearance
KVB has been operating a reduced but stable service regime since 2023 and is not planning a full return to the regular timetable until 2030, as the delivery of new low-floor vehicles is stalling; at the same time, the company is gradually implementing service improvements (including increased frequency on selected lines), which favors micro-locations on strong corridors. An important catalyst is the lifting of the Mülheim Bridge closure for light rail traffic on 15.09.2025: Lines 13 and 18 will then run continuously again, replacement lines will be discontinued and frequency improvements on partial sections (e.g. Line 1 on weekdays from 15:30) will increase the quality of the location along the east-west and north-south axes. For investors, this means: expect selective restrictions in the short term, but benefit from clearly timed network gains in the medium term - a tailwind for properties close to railroad stations, bridges and corridors with low fluctuation.
Urban development, city center master plan and investment theses with an ESG focus
The city updates the guidelines for the city centre on an ongoing basis: the update of the City Centre Urban Development Master Plan 2020-2025 prioritizes projects to upgrade spaces, mobility and mixed use - a framework of funding and measures that makes repositioning in 1A/1B locations easier to plan. In conjunction with the stable growth in the population base and a dense, prospectively strengthened rail network, this results in clear strategies: Core in refurbished, centrally located and public transport-strong stock for predictable cash flows; value-add via energy modernization, floor plan optimization and activation of first floors along the main axes, flanked by foreseeable public transport improvements and bridge clearance as a frequency driver. For conservative calculations, the official base size (1,024,621) is recommended as the lower limit, while the urban register figure (1,097,519) reflects the upside scenario for absorption in micro-locations with strong demand - a robust setup for ESG-driven upgrades and exit-proof city/corridor locations.
Standard land values for Cologne
The standard land values for Cologne can be found in the standard land values for North Rhine-Westphalia here.