On a side note: the average german is not that financially savvy. Although they can budget and live within their means with a comparable high savings rate (in aggregate), the cash is mainly just sitting there in the bank getting 1%. There are multiple studies of this irrational risk-aversion. Stocks are at a 8-12% allocation, with maybe 80% owning no stocks/etfs at all. So all the cash is idle and piling up, then people say RE is save and steady and yields sth.. "think about your family/kids..", "to rent is throwing money away" etc. So all the regular Joes are buying RE at (recently) inflated prices since 09. The market is also crowded on the institutional front, where REITs, RE-funds, insurance companies (many german clients/assets), pension funds, trusts etc. have to invest in yielding assets. The bond market is not that attractive anymore and the ECB is competing there with the bond buying program. Stocks are considered too risky or from a regulatory perspective not allowed. So many are forced to turn to alternatives ->RE.