Höhenhaus – Affordable Living in a Green Setting

Located on the eastern edge of Cologne, Höhenhaus is a residential district known for its greenery, calm surroundings, and family oriented atmosphere. It borders neighborhoods like Dünnwald and Holweide and attracts those looking for a slower pace without sacrificing urban convenience. The neighboring districts are: Dünnwald, Dellbrück, Holweide, Buchheim, Mülheim, Stammheim and Flittard.

Living Environment

Höhenhaus offers a balanced lifestyle — open spaces, nature trails, and local sports clubs are complemented by well-developed infrastructure. It's particularly appealing to retirees, young families, and nature lovers seeking affordability and tranquility. Parks and woodlands, especially the nearby Königsforst, enhance the quality of life here.

Key Characteristics:

• Low to medium housing density
• Dominance of single-family houses and low-rise apartment blocks
• Green zones and playgrounds throughout the district
• Quiet residential streets with ample parking

Property Market Overview

The real estate in Höhenhaus is still relatively affordable by Cologne standards, though prices have increased steadily over the past few years. The housing stock is a mix of post-war buildings, renovated townhouses, and a growing number of energy-efficient new constructions. Apartments are typically larger than in inner-city districts, making them attractive for families.

Real Estate Facts (2025):

• Average purchase price: €3,700 – €4,600/m²
• Rental prices: €9.50 – €12.00/m²
• Popular with: First-time buyers, families, older residents
• Housing types: Detached homes, duplexes, low-rise flats

Connectivity & Infrastructure

Höhenhaus is well served by public transport, including several tram and bus lines connecting it to central Cologne in under 25 minutes. Schools, kindergartens, supermarkets, and healthcare services are all within close reach, ensuring a self-sufficient residential setup.

Investment Perspective

While Höhenhaus may not see the explosive growth of trendier neighborhoods, it offers solid, long-term investment potential. The appeal of more space, lower prices, and a green environment makes it particularly resilient during volatile market phases. Upgrades to older properties and sustainable construction are expected to drive value appreciation.

What we say

Höhenhaus stands out for its peaceful character, good infrastructure, and real estate opportunities for families and value-seeking buyers. It’s a neighborhood that offers more space, more green, and a strong sense of community — all within reach of Cologne’s city life.

New Construction Projects in Cologne-Höhenhaus in 2025

What kind of new construction projects are there in this district?

Schlebuscher Weg Quarter: A New Residential Landmark

Encircling the Schlebuscher Weg, where Höhenhaus's urban fabric meets open skies, the ambitious new quarter is set to transform a former LEG settlement into a vibrant neighborhood of 400 apartments alongside 36 row houses, easing the district's housing crunch with a mix of subsidized and market-rate options. Sold by LEG in July 2025 to a developer eyeing groundbreaking in 2027, this project promises a balanced blend of low-rise blocks and family-friendly rows, all buffered by green corridors that nod to the area's postwar roots. As October 2025 brings planning momentum, public consultations are wrapping, with locals weighing in on layouts that prioritize playgrounds and paths over density alone.

The apartments will span one- to four-room units from 50 square meters for starters to spacious 100-square-meter family pads, while the row houses offer private gardens edging communal greens—features like heat pumps and PV-ready roofs chasing efficiency without fanfare. Proximity to the S-Bahn at Höhenhaus station zips residents to Mülheim in minutes, and the site's nod to social infrastructure could include a daycare or small shops to liven the Weg. Early renders show facades echoing the neighborhood's whites, a respectful revival that turns a stalled site into Höhenhaus's next heartbeat.

With the sale sealed, the developer is fast-tracking permits, aiming for phased handovers through 2029—a steady infusion that could swell the veedel's population while mending the "ghost settlement" scars from earlier vacancies. Neighbors along the Weg are already plotting the change, hoping it draws young families to the paths without overwhelming the quiet corners.

WBGS Neubau: A 120-Million-Euro Educational Hub

At the heart of Höhenhaus, where the district's schools anchor daily routines, the Wirtschafts- und Berufskolleg Solingen (WBGS) is expanding with a landmark neubau that's one of Cologne's largest educational builds, clocking in at 120 million euros to future-proof learning amid the veedel's growth. Kicked off in earnest through 2025, this multi-phase project layers modern classrooms, workshops, and communal spaces into a resilient structure that shrugs off the area's flood-prone moods, with the first pour echoing since spring.

The design emphasizes flexibility: sunlit halls for hybrid lessons, tech-equipped labs for the trades that define Mülheim's economy, and green roofs that sip rainwater while fostering outdoor nooks for breaks. At around 15,000 square meters, it's tuned for 1,000-plus students, blending vocational tracks with general ed to draw from Höhenhaus's diverse youth. As October's construction hums, video updates showcase the steel frames rising against the skyline, a testament to the city's commitment to spaces that inspire without isolating.

Parents and alumni at local meets are toasting the scale—figuring how the upgraded facilities might stem the commute to Porz, turning WBGS into a district draw that knits education tighter with the neighborhood's working pulse.

Infill New Houses: Scattered Ownership Opportunities

Dotted through Höhenhaus's listings, from the edges of the Schlebuscher Weg to quieter corners off Venloer Straße, a wave of 11 new single-family houses is emerging as quick-turn ownership plays, blending modern minis with family spreads priced from 708,293 euros for 102-square-meter efficient builds to 999,000 euros for larger lots. These infills, humming through 2025's sales surge, slot into the veedel's fabric with low-rise forms that echo the postwar charm, offering gardens and garages amid the S-Bahn's easy reach.

Standouts include energy-forward homes chasing KfW standards—insulated shells, optional PV for the sun-slant, and open plans that flow from kitchens to play nooks without the sprawl. Sizes cater to duos nesting down or clans expanding, with features like branded fittings and video security adding polish to the practical. As October's viewings fill, buyers are pacing plots near the heath, envisioning barbecues that spill to the paths—a scattered spark that fills gaps without reshaping the horizon.

For Höhenhaus's upwardly mobile, these houses whisper accessibility—ownership in a district where the A3 zips to the airport, yet the streets stay stroller-paced, one foundation at a time.

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Land Values (Bodenrichtwerte) for Residential Land in Cologne-Höhenhaus (€/m²)

Key Date	Average Official Land Value (Developed Land)	Range (Min - Max)
Official Key Date 01/01/2025 (Ortsteil Average)	ca. 788 €/m²	620 - 920 €/m²
Borough Average (Mülheim District)	ca. 803 €/m²	280 - 1,190 €/m²

Background Information for Cologne-Höhenhaus:

• Höhenhaus is located in the north-east of Cologne within the Mülheim district (District 9) and offers a mix of residential areas, including terraced houses and apartment buildings.
• The average land value for Höhenhaus for the 01/01/2025 key date is approximately 788 €/m² for developed land. This value is slightly below the average for the entire Mülheim district (approx. 803 €/m²) and well below the overall Cologne city average (approx. 1,088 €/m²).
• The range (620 €/m² to 920 €/m²) is relatively compact, suggesting a largely uniform market within the district, which is characteristic of areas dominated by multi-family or standardized housing.
• The price development for the 01/01/2025 key date shows a reported decline of about -11.2% compared to the previous year, consistent with the general market correction observed in the Mülheim district (average decline of -11.9%).

Disclaimer: The legally binding land values are officially determined and published by the Expert Committee for Property Valuation (Gutachterausschuss) with the key date of January 1st of the respective year. The values stated here originate from various market analysis and forecasting sources. Please consult the official BORIS portal (or the local Gutachterausschuss) for definitive information.

Historical Roots of Höhenhaus

The district of Höhenhaus in Cologne, situated on the right bank of the Rhine within the borough of Mülheim, carries a history that reflects the gradual transformation of Cologne’s outer areas from rural landscapes into fully developed urban neighborhoods. Historically, Höhenhaus was characterized by agricultural land, small settlements, and patches of woodland. The name itself hints at its elevated position compared to some surrounding areas, which made it less prone to flooding and therefore suitable for settlement.

The district began to grow more prominently in the early 20th century, particularly after Cologne’s expansion eastward and the need for additional residential space became apparent. Local farms and estates were slowly incorporated into a larger urban framework, setting the foundation for the neighborhood as it exists today.

Development in the 20th Century

During the interwar period and especially after the destruction of World War II, Cologne faced a pressing demand for housing. Höhenhaus became one of the areas where new residential developments were planned in order to provide homes for families displaced by wartime damage in the inner city. Large housing estates with green courtyards and modern layouts were constructed, reflecting architectural ideas of the postwar years that emphasized light, air, and open space.

These developments shaped the character of Höhenhaus and distinguished it from denser and older neighborhoods closer to the city center. The district’s relatively spacious urban design has remained a defining feature and continues to influence how the area is perceived within the broader context of Cologne.

Green Spaces and Local Character

One of Höhenhaus’ most notable aspects is its close relationship with green landscapes. Parks, allotment gardens, and nearby wooded areas provide residents with a sense of living close to nature, which has long been one of the attractions of this part of Cologne. The neighborhood is bordered by forested zones and open spaces that link it to Dünnwald and Dellbrück, creating natural corridors and recreational opportunities.

This connection to nature is deeply rooted in the identity of Höhenhaus and continues to shape the way new development projects are approached, often with a view to preserving greenery and ensuring that urban growth does not come at the expense of the environment. Such features make the district appealing for families and people seeking a quieter lifestyle while remaining well-connected to the rest of the city.

Architectural Identity

The architecture of Höhenhaus tells the story of several phases of urban development. Alongside the more modern residential blocks, older houses and village style buildings can still be found, offering a reminder of the area’s rural origins. Many streets display a mixture of postwar housing estates, low rise apartment buildings, and single-family homes, which together form a patchwork urban landscape.

Schools, churches, and community centers built in the 1950s and 1960s stand as architectural markers of a period when Cologne was rebuilding itself and laying the groundwork for the suburban growth that defined much of the city’s 20th-century development. Over time, newer housing developments have added another layer to this evolving urban fabric, demonstrating how Höhenhaus continues to adapt to the changing needs of its residents.

Current Urban Development

Today, Höhenhaus is experiencing a phase of gradual modernization and renewal. While the district retains much of its mid-20th-century character, newer construction projects and renovations are steadily transforming the urban landscape. Housing cooperatives and private investors have begun to renovate older blocks, introducing modern energy standards, improved layouts, and more attractive facades. At the same time, public infrastructure such as schools and transport connections are being updated to meet the demands of a growing population.

The neighborhood is also increasingly engaged in discussions about sustainable urban development, with community initiatives that promote cycling, green energy, and the preservation of local biodiversity. This combination of traditional suburban atmosphere and forward looking planning makes Höhenhaus an interesting case study in how Cologne balances its past with its future.

Social Life and Community Spirit

Beyond its buildings and green spaces, Höhenhaus is defined by a strong sense of community. Local associations, sports clubs, and cultural initiatives contribute to the neighborhood’s identity, offering opportunities for residents of all ages to engage with one another. Weekly markets, seasonal events, and neighborhood festivals continue to play an important role in bringing people together and sustaining a vibrant community life.

This social infrastructure helps to ensure that the district is not merely a residential area but a place where traditions, connections, and cultural life are maintained. Such activities also reflect the diverse population of the area, with families that have lived in Höhenhaus for generations as well as newcomers who bring fresh perspectives and contribute to the neighborhood’s ongoing development.