Nuremberg Mietspiegel 2026: average net cold rent €10.33/m², location and age-band factors, and how §556d BGB rent-brake applies

What changed in 2026: level, timing, scope

Nuremberg’s qualified Mietspiegel 2026 has been in force since 1 August 2026 and remains valid until 31 July 2028. It was recognised by the city’s planning committee as a qualified index under §558d BGB. The methodology and recognition are set out in the official documentation. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietspiegel_2026_methodische_und_inhaltliche_erlauterungen_.pdf))

The city reports an average net cold rent (arithmetical mean across the sample) of €10.33 per square metre, 5.4% higher than in 2024. Small units around 30 m² rose the most (about 8%), while large units from 90 m² increased by under 2%. These are net cold figures excluding service charges and heat. ([nuernberg.de](https://www.nuernberg.de/internet/stadtportal/mietenspiegel_nuernberg.html))

The Mietspiegel is regression‑based. It provides a base rent per square metre by size (Table 1) and then percentage adjustments for build year, location and equipment (Table 2). The two‑thirds span is ±23% around the calculated average comparable rent to reflect market dispersion. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))

You use the Mietspiegel for free‑market (non‑social) housing. Publicly subsidised units under the Wohnungsbindungsgesetz follow different rules. ([nuernberg.de](https://www.nuernberg.de/internet/wohnen/mietenspiegel.html))

Reading Table 1: base rents by size

The base net cold rent is size‑specific. Examples from Table 1: 30 m² = €13.93/m²; 41 m² = €11.40/m²; 71–80 m² = €9.85/m²; 151–170 m² = €9.60/m². Living area is rounded to whole square metres (≥0.5 up; <0.5 down). For the rare cases under 20 m² or over 170 m², the outer classes serve as orientation. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))

After identifying the base value, you apply the percentage adjustments from Table 2 and convert the net percentage effect into €/m². Finally multiply by the apartment’s area to get the monthly net cold rent, then consider the ±23% span as the typical corridor. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))

Location and districts: where a surcharge applies

Nuremberg does not publish base rents by district. Instead, location is handled via two instruments in Table 2: a +6% surcharge for addresses inside “Altstadt und engere Innenstadt,” and a ±2% adjustment for “location with advantages” or “location with disadvantages” based on objective criteria. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))

The Altstadt/inner‑city boundary is precisely defined in the Mietspiegel footnote and by a street list maintained by the statistics office (“Statistischer Stadtteil 0”). If your address appears in that list, apply +6%. Otherwise, no district‑name surcharge applies. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))

“Location with advantages” (+2%) requires at least two of the following within the specified walking distances: a park up to 10 ha within 250 m; a park or recreation area over 10 ha within 1,000 m; a tram stop within 300 m; a U‑Bahn stop within 300 m; or the apartment on a low‑traffic side street. “Location with disadvantages” (−2%) applies if at least two adverse criteria are present (e.g., main arterial road, industrial area, weak retail/transport accessibility). The city provides maps for parks and retail locations to help decide. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))

Age‑band and equipment factors (Table 2)

Age‑band adjustments to the base include: built to 1918 (−6%); 1919–1948 (−8%); 1949–1976 (−6%); 1977–1984 (0%); 1985–1995 (+3%); 1996–2006 (+9%); 2007–2012 (+14%); 2013–2016 (+17%); 2017 and later (+23%). Selected equipment/location items: top‑floor units at 2nd floor or higher (+3%); lift in buildings up to 3 floors (+3%); terrace/roof terrace (+3%); winter garden (+3%); balcony/loggia over 8 m² (+3%); underfloor heating (>50% area) (+3%); high‑grade flooring (>50% area) (+7%); full kitchen (+4%); kitchen tiles (+2%); Altstadt/inner city (+6%); “location with advantages” (+2%); “location with disadvantages” (−2%). Some deficits reduce rent (e.g., no balcony −2%; no intercom −2%; electric or oil space heaters −9%). ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))

The city highlights that older, mid‑sized stock can be comparatively inexpensive—around €9.40/m² for 60–80 m² with normal fit‑out pre‑1977—while very small, new, well‑equipped units can reach the city’s top end. In the 2026 release, peaks up to €25.90/m² were observed for small, well‑equipped post‑2017 units. ([nuernberg.de](https://www.nuernberg.de/internet/stadtportal/mietenspiegel_nuernberg.html))

How §556d BGB rent‑brake applies in Nuremberg (from 1 Jan 2026)

Nuremberg is designated as a “tight housing market” in Bavaria’s Mieterschutzverordnung (MiSchuV) that entered into force on 1 January 2026. For new leases in such areas, the initial rent may not exceed 110% of the local comparable rent (§556d BGB). Bavaria’s official justification lists “Nürnberg” among the covered municipalities. ([verkuendung-bayern.de](https://www.verkuendung-bayern.de/baymbl/2025-558/))

Key exceptions under federal law: (i) first letting after new construction is fully exempt (§556f sentence 1 BGB); (ii) first letting after a comprehensive modernisation is exempt (§556f sentence 2 BGB); and (iii) the landlord may match the prior rent if it was already above the cap (§556e(1) BGB), and may add a modernisation amount if works under §555b BGB occurred in the last three years (§556e(2) BGB by reference to §559/§559a). These rules are statute‑based and distinct from the Mietspiegel calculation. ([gesetze-im-internet.juris.de](https://www.gesetze-im-internet.juris.de/bgb/__556f.html?utm_source=openai))

Landlords must inform tenants in writing before contract signature if they rely on an exception (prior rent, new build, comprehensive modernisation). Failure to do so can bar reliance until proper disclosure is made (§556g(1a) BGB). This is a compliance risk for investors and letting agents. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556g.html?utm_source=openai))

Separately from the rent‑brake, the “Kappungsgrenze” for in‑tenancy rent increases is 15% over three years in the designated area (§558(3) BGB), still subject to the comparable‑rent ceiling and formal requirements. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__558.html?utm_source=openai))

Practical sequence for a new letting in Nuremberg from 1 January 2026: (1) compute the local comparable rent via the Mietspiegel; (2) cap the asking rent at 110% of that figure; (3) if you intend to rely on an exception, give the §556g(1a) disclosure and keep the evidence; (4) document the address against the Altstadt/inner‑city street list if using the +6% location factor. For tenant‑side checks or disputes, speak to a German lawyer (Fachanwalt für Miet‑ und Wohnungseigentumsrecht) or the local Mieterverein; this article is not legal advice. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))

Worked example and pitfalls

Example: 80 m² built 1976, top‑floor 4th storey, no balcony, no intercom, Altstadtrand address inside the official “Altstadt und engere Innenstadt” list. Base (71–80 m²) = €9.85/m². Age band 1949–1976: −6%. Top floor: +3%. No balcony: −2%. No intercom: −2%. Altstadt/inner city: +6%. Net adjustment = −1%. Comparable rent = €9.85 × 0.99 = €9.75/m². The two‑thirds span (±23%) is €7.51–€12.00/m². Under §556d BGB, a new‑let asking rent above 110% of €9.75/m² (i.e., >€10.73/m²) would generally be unlawful absent an exception; landlords relying on exceptions must give the §556g(1a) notice. Always check the address against the official street list when using the +6% factor. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))

Risk notes: (i) relying on online district labels instead of the official street list can misclassify Altstadt addresses; (ii) forgetting to round the area to whole m² before reading Table 1 can skew results; (iii) mixing gross and net cold rents; and (iv) assuming the rent‑brake does not apply to modernised units without verifying the “comprehensive” threshold and disclosure. For contentious cases, instruct a German lawyer or an expert versed in Mietspiegel calculation. ([nuernberg.de](https://www.nuernberg.de/imperia/md/wohnen/dokumente/mietenspiegel_2026.pdf))