Housing Pressure Index Dresden

The index in four figures

What the index measures

Four components, each normalised separately to 0–100 points, then added up with weights. Two measure quantities (people and dwellings), one measures price, one measures household structure. All four come from official sources — no estimates, no survey.

The ranking of every district

Sortable by any column. The rank column always shows the index rank, even when you sort by something else. District names link to the corresponding selling page; a second line beneath a name is the official statistical area under which the figures are kept.

Three findings I would not have expected

For owners the second finding is the one to act on: a steep rise in land value in your own district says little on its own about the selling situation. Only together with the construction figure does it become a statement.

What the figure cannot do

An index whose weaknesses you do not know is more dangerous than no index at all. So here, in full, is what this one does not deliver.

• It measures tightness, not price level

  A high value means demand and supply are drifting apart. It does not mean the district is expensive. Dresden's most expensive locations sit mid-table, because neither much inward migration nor much construction happens there.

• The year 2022 distorts the migration data

  The refugee movement from Ukraine fed through to migration balances across the city, concentrated in districts with communal accommodation and vacant prefab stock. The trimmed mean removes the outlier year. One doubtful case remains: Prohlis sits at rank 5 although the district holds the city's largest housing reserve. Part of the arrivals in the years after are likely to be accommodation rather than the private housing market. Anyone citing the index should cite that row with the caveat.

• Innere Altstadt is missing

  The valuation committee records only mixed-use zones there, no residential land. The price component could not be calculated comparably, so Innere Altstadt (3,133 residents) stays outside the ranking rather than inside it with a substitute figure.

• Nine statistical districts are not covered

  The index covers 506,829 of Dresden's 571,510 residents. Areas without their own district page are not included, mostly the inner suburbs and Albertstadt: Albertstadt, Gönnsdorf/Pappritz, Innere Altstadt, Leipziger Vorstadt, Pirnaische Vorstadt, Radeberger Vorstadt, Schönfeld/Schullwitz, Seevorstadt-Ost, Wilsdruffer Vorstadt/Seevorstadt-West.

• Housing vacancy is missing as a component

  It would be the most direct measure of pressure there is. For Dresden's districts it is not available at that spatial detail — unlike for the surrounding municipalities, where the 2022 census reports it per municipality. The supply side is therefore represented through new construction.

• Three price series rest on a thin basis

  In Reick, Prohlis and Friedrichstadt the change in land value rests on fewer than four zones. Those rows are marked in the table. Reick is the extreme case: two zones at the earlier reference date, three at the later one.

• Four rows combine two districts each

  Coschütz and Gittersee, Seidnitz and Dobritz, Bühlau and Weißer Hirsch, Räcknitz and Zschertnitz are recorded jointly by the statistics office. Separate rows with identical figures would be false precision.

How to recalculate it

Each component is stretched across all 42 districts by min-max scaling to 0–100 points: the lowest raw value gets 0, the highest 100, everything in between linearly. For the supply gap the scale is reversed. Then:

What does this mean for owners?

The practical question is not whether your district sits at the top or the bottom, but which of the four components puts it there. A high value driven by price dynamics and scarce new build is a good selling position. A high value driven mainly by inward migration into a district with a housing reserve is not.

The concrete next step is on the selling pages: sell a house in Dresden, sell an apartment in Dresden, estate agent in Dresden. In the table above, each district name links straight to the selling page for that neighbourhood.

Frequently asked questions