Cologne-Kreuzfeld – Shaping the City’s 87th District

In the Chorweiler district of Cologne, a new neighbourhood called Kreuzfeld is being designed—a project of unprecedented scale that will become the city’s 87th “Veedel” (quarter). The plan encompasses approximately 80 hectares and aims to provide at least 3,500 residential units capable of housing up to 8,000 people ?0?.

A Sustainable Garden City – The Woodhood Concept

The winning concept, aptly named The Woodhood – Garden City 2.0, divides the area into five interconnected "hoods". Each hood is designed as its own intimate community with its own character—yet all are linked by generous green corridors ?1?.

• Urban core with village feel: Each hood fosters social bonds while remaining part of a larger structure.
• Mixed uses: Housing, work, education, green spaces, and cultural amenities unite in one footprint ?2?.
• Community involvement: Plans were shaped through a competitive dialogue involving professionals and citizens alike ?3?.

Infrastructure, Climate, and Mobility

Kreuzfeld is envisioned as a forward-looking, sustainable innovation. Climate-sensitive design elements include:

• Water reuse systems: Greywater recycling, rainwater management, and decentralized heating strategies are being evaluated ?4?.
• Green corridors & open spaces: Over 22 hectares are earmarked for parks, free zones, and landscaping ?5?.
• Cycling and walking infrastructure: A mobility concept that prioritizes safe, climate-friendly alternatives to cars ?6?.

Creating a Complete Quarter

Kreuzfeld is designed to be more than just a housing development—it’s an integrated urban ecosystem:

• Public facilities: Planning includes day-care centers, schools (multiple kinds), a youth center, senior housing, and a new fire station ?7?.
• Economic vitality: New workplaces are planned to complement housing and prevent purely residential zones ?8?.
• Inclusive land policy: Around 80% of the land will remain city-owned, keeping long-term control and emphasizing affordable housing ?9?.

Planning Process & Timeline

The master plan is currently undergoing rigorous technical review as part of the city’s master planning procedure. Once confirmed, it will form the basis for new zoning laws and building permits ?10?.

• 2028: Targeted start of construction, beginning at the edge near Blumenberg ?11?.
• 10–15 years: Estimated realization period, as this is a large urban transformation project ?12?.

Key Highlights and Goals

• 3,500+ residential units in a new quarter integrating urban life and nature.
• Multi-generational infrastructure: Schools, services, green space, and mobility for all ages.
• High standards of sustainability: Climate protection, water reuse, and social equity built in.
• Inclusive planning: Land remains public; affordable housing secured through tenure.
• Modular neighbourhoods: Hoods foster strong connections and identity yet tie into one district.

Cologne-Kreuzfeld is poised to become an exemplary model in sustainable urban planning, demonstrating how new neighborhoods can balance social inclusion, ecological responsibility, and vibrant community life.

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Cologne-Kreuzfeld – Market Outlook for the 87th “Veedel”

Cologne-Kreuzfeld is the city’s next large-scale neighbourhood in the borough of Chorweiler, planned on about 80 hectares with at least 3,500 dwellings and a “Garden City 2.0” concept known as WoodHood. The site lies just west of Blumenberg and is envisioned as five compact “hoods” linked by generous green corridors, community facilities and low-car mobility.

Benchmarks & Today’s Reference Prices

• Cologne citywide asking rent (2025): around €15–17/m² cold rent (net), depending on source and submarket. See the latest snapshots by Kiel Institute (GREIX).
• Chorweiler (district) rents (2025): typically €11–12/m² cold rent for existing stock according to local price atlases; new builds trade higher. See EV rent map for Chorweiler and "Mietspiegel Cologne".
• Cologne condominium averages (2025): roughly €4,800–5,100/m² citywide, with wide spreads by location and spec. See EV price report.
• Chorweiler purchase prices (2025): typically below city average; recent aggregates indicate around €3,600–3,800/m² across asset types.

Expected Rents & Prices in Kreuzfeld (New-Build)

As a master-planned, energy-efficient quarter with new social infrastructure, Kreuzfeld can command a new-build premium over legacy stock in Chorweiler. At the same time, it should remain cheaper than prime inner-city submarkets. A reasoned working range for the first phases:

• Cold rents (first delivery phases): approx. €12.50–€15.50/m² for standard new-build apartments, varying by size, fit-out and micro-location within the hoods.
• Cold rents (stabilised later phases): approx. €14.00–€17.00/m² once amenities, schools and open-space network are fully in place; premium units and compact formats can exceed the band.
• Purchase prices (first phases): indicative €4,200–€5,200/m² for typical condominiums, with townhouses and high-spec units higher.
• Purchase prices (mature phases): indicative €4,800–€6,000/m² depending on view, energy standard, block, and market cycle at sales start.

Rationale: these bands situate Kreuzfeld between current Chorweiler averages and Cologne’s citywide new-builds, reflecting sustainability features, new infrastructure, and the early-stage “place-making” discount that often narrows as the quarter matures. For reference baselines, compare Cologne city and Chorweiler rent/price indices via GREIX.

Product Mix & Target Groups

• Compact urban units for singles and young professionals, likely strongest near the quarter’s urban cores and tram/bus nodes.
• Family-sized apartments & row houses in quieter “hoods”, benefiting from schools, daycare and pocket parks.
• Barrier-free and senior-friendly homes embedded in the everyday urban fabric rather than isolated complexes.
• Subsidised/price-controlled segments (depending on land policy and tenders), supporting social mix and absorption.

Connectivity & Daily Life

• Regional links: The area borders Blumenberg with S-Bahn access (S11). Timetables and modal split will be shaped by the final mobility concept and network upgrades.
• Cycling & walking first: the master plan prioritises low-car travel, internal bike streets and generous pedestrian routes stitched into green corridors.
• Everyday amenities: plans include schools, daycare, youth & senior facilities, and mixed commercial spaces embedded in the neighbourhood structure.
• Green & blue infrastructure: extensive parks, play & sports areas and climate-adaptation measures (trees, shading, water management) create resilience.

For the official planning brief and investor-facing snapshot, see the City of Cologne’s page on Köln-Kreuzfeld and the KölnBusiness project overview. Design details of the winning proposal: ADEPT – WoodHood.

Absorption, Yields & Risk Notes

• Absorption should benefit from Cologne’s structural housing shortage, but delivery waves and financing costs can create short-term frictions.
• Gross yields for new Köln apartments often track ~3–4%+