Stuttgart 2025/2026 Mietspiegel: legal re‑letting rent with the 10% cap from 1 Jan 2026

What applies from 1 January 2026

Stuttgart remains covered by Baden‑Württemberg’s “Mietpreisbremse” in 2026. The state cabinet extended the Mietpreisbegrenzungsverordnung; it took effect on 1 January 2026 and applies until 31 December 2026. In these areas, the opening rent may not exceed the local reference rent (“ortsübliche Vergleichsmiete”) by more than 10%. This limit is § 556d(1) BGB and it is only operative where a state ordinance is in force, which is the case for Stuttgart in 2026. ([mlw.baden-wuerttemberg.de](https://mlw.baden-wuerttemberg.de/de/bauen-wohnen/wohnungsbau/mietpreisbremse))

Two statutory exceptions matter for re‑letting: (i) the first letting of a dwelling first used and let after 1 October 2014, and (ii) the first letting after a comprehensive modernisation. Both are codified in § 556f BGB. There is also a partial exception if you modernised in the last three years before the new lease: you may exceed the cap by the amount that would result from a modernisation rent increase under § 559 BGB; this is § 556e(2) BGB. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556f.html))

If you rely on any exception (previous rent, modernisation, new‑build/first letting), you must tell the tenant in text form before they sign. Without these pre‑contract disclosures, you cannot rely on the exception and any excess becomes reclaimable; only after you later give the information can you rely on it for the future, and then only after two years. This disclosure duty is in § 556g(1a) BGB. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556g.html))

Separately, for ongoing tenancies, Baden‑Württemberg applies the reduced 15% “Kappungsgrenze” over three years under § 558(3) BGB in the same municipalities as the rent brake. That is not a re‑letting rule but matters for pro‑formas. ([mlw.baden-wuerttemberg.de](https://mlw.baden-wuerttemberg.de/de/bauen-wohnen/wohnungsbau/kappungsgrenze))

The qualified Stuttgart rent index 2025/2026

Stuttgart’s 2025/2026 rent index is a qualified rent index under § 558d BGB. It was recognised by the city council on 6 December 2024 and applies from January 2025 through December 2026. It is based on an April 2024 sample and is compiled by the City’s Statistical Office and the Office for Urban Planning and Housing. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf))

The index is structured in three steps: - First, take a “base value” (€/m²) from the size band and the year‑of‑construction band. For example, 40–<70 m² built 1985–2006 have a base of 10.32 €/m²; 90–<115 m² built up to 1984 have 8.94 €/m²; 21–<30 m² built 1985–2006 have 12.96 €/m². For dwellings completed from May 2024, no value is listed. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf)) - Second, adjust for the location category (“Mitte 1/2/3”, “Filder 1/2/3”, “Neckar”, “Nord 1/2/3”). Typical surcharges range from +0.40 €/m² (“Nord 2”) to +1.36 €/m² (“Mitte 3”). ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf)) - Third, add or subtract feature/energy adjustments (examples below). The index then shows a span around your calculated average: minus 1.80 €/m² to plus 1.77 €/m² to reflect above‑ or below‑average quality. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf))

For exact location assignment, the city provides a map and recommends the online map tool (Stuttgart Maps) to resolve boundary cases. There is also an online calculator linked from the city’s Mietspiegel page. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf?utm_source=openai))

Typical location and feature adjustments

Location surcharges in the 2025/2026 index include, among others: “Mitte 3” +1.36 €/m², “Mitte 2” +1.21 €/m², “Mitte 1” +0.84 €/m²; “Filder 3” +0.86 €/m², “Filder 2” +0.51 €/m² (no surcharge in “Filder 1”); “Nord 3” +0.53 €/m², “Nord 2” +0.40 €/m² (no surcharge in “Nord 1”); “Neckar” has no surcharge. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf))

Feature and energy adjustments are listed item by item. Examples: energy performance certificate class A+/A/B +0.25 €/m²; floor heating +0.77 €/m²; lift in buildings under 8 storeys +0.32 €/m²; video intercom +0.65 €/m²; electric roller shutters +0.55 €/m²; bathroom with low/flush shower entry +0.21 €/m²; triple glazing +0.31 €/m²; open‑plan kitchen +0.26 €/m². The table also contains negative adjustments (e.g., no central hot water −0.37 €/m²; linoleum in living/sleeping areas −0.67 €/m²). ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf))

The index explains how to place the dwelling within the span. Deviations up or down from the calculated average are justified only for material departures from standard features or condition, for borderline sizes/years, or where the micro‑location differs materially from the category norm. The maximum combined deviation is −1.80 €/m² or +1.77 €/m². ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf))

Step‑by‑step: setting a lawful re‑letting rent on 1 Jan 2026

1) Check scope and exceptions. If the dwelling was first used and let after 1 October 2014, the rent brake does not apply. If you are letting for the first time after a comprehensive modernisation (usually at least one‑third of comparable new‑build cost, plus qualitative upgrades), the rent brake does not apply to this first letting. If you modernised within the three years before contract start, you may add the modernisation allowance under § 556e(2) BGB. Document these facts. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556f.html))

2) Determine the local reference rent with the 2025/2026 index. Example: a 65 m² flat built 1985–2006 has a base value of 10.32 €/m². If it is in “Mitte 2” (+1.21), with energy class B (+0.25) and floor heating (+0.77), the calculated average is 12.55 €/m². The index span is then 10.75 to 14.32 €/m² (−1.80/+1.77 from 12.55). Your placement within the span must be justified (condition, micro‑location, etc.). Keep screenshots or a PDF of your calculation and the map assignment. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf))

3) Apply the 10% cap. The opening rent you agree on 1 January 2026 must not exceed 110% of the justified local reference rent for this specific flat. This cap is independent of asking‑rent levels in the market. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556d.html?utm_source=openai))

4) Give the mandatory disclosures before signature. If you rely on previous rent, new‑build/first letting after 1 October 2014, or first letting after comprehensive modernisation, disclose that in text form before the tenant signs; the same applies if you add a modernisation allowance from the last three years. Without this, you cannot rely on the exception, and any overcharge is reclaimable. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556g.html))

5) Know the reclaim risk and timelines. Tenants can reclaim overcharges for up to 30 months from lease start once they raise a formal objection. Beyond 30 months, only amounts after the objection are reclaimable. The city’s guide and § 556g BGB set this out. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf))

Worked example (illustrative, not advice): Using the figures above, suppose you can justify a placement near the upper half of the span at 14.00 €/m² based on above‑average features and micro‑location. The legal rent‑brake ceiling would then be 15.40 €/m² (14.00 × 1.10). If the previous tenant’s rent (agreed at least one year before their lease ended) was 16.00 €/m², and you disclose this properly, you may set 16.00 €/m² despite the cap; if you modernised three years before, you may add the calculated § 559 BGB allowance on top of the cap, again with proper disclosure. Document everything. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bgb/__556e.html))

Pitfalls, furniture and who to ask

- Furniture, kitchen and parking: The index allows a furniture surcharge on top of the reference rent when the landlord provides furniture; it should reflect time value, useful life and a reasonable return on the capital tied up. The same applies to a landlord‑provided kitchen and to garages/parking. Document your calculation. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf)) - Overpricing beyond the rent brake may also breach general price‑gouging rules: more than 20% above the local reference rent is an administrative offence (§ 5 Wirtschaftsstrafgesetz); about 50% above can be criminal usury (§ 291 StGB). The index itself flags these thresholds. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf)) - Use the city’s calculator and map for evidence, and keep the PDF of the 2025/2026 index with your file. For borderline cases or disputes, ask a German lawyer specialised in tenancy law or a publicly appointed valuation expert; the city offices listed in the index provide information points. This article is not legal advice. ([stuttgart.de](https://www.stuttgart.de/medien/ibs/mietspiegel_2025_2026.pdf))