Baugemeinschaft Dreiseithof

Dreiseithof Building Community

3 apartment buildings with 30 condominiums

Underground garage with 20 car parking spaces and 80 bicycle parking spaces

• Large communal garden
• Dreiseitplatz courtyard square
• Communal pavilion

Planned construction start: Summer 2027

Planned completion: Winter 2028/2029

The plot

The approximately 4,400 m² plot rises by around 4 metres from Dorfstraße to the communal garden in the eastern part of the site. Access is provided via an asphalt driveway leading to the underground garage, as well as a service route that can be used by vehicles only in exceptional circumstances.

The development

The Dreiseithof Building Community is creating an ensemble of four buildings with 30 condominiums and an underground garage with 20 car parking spaces and 80 bicycle parking spaces.
Private basement storage rooms for all condominiums, as well as a central storage room for prams, walking aids and wheelchairs, are also located on the basement level.
Residential buildings A, B and C each comprise two above-ground floors plus a converted loft level and are inspired by the local “barn architecture”.
At the western edge of the Dreiseitplatz stands House G (the communal pavilion), which contains a shared club room as well as guest rooms with private bathrooms.
The four buildings are arranged around the Dreiseitplatz courtyard and recreate the historically established form of a traditional three-sided farmstead.
The ensemble is complemented by extensive and diverse garden areas and integrates beautifully into the listed Alt-Kaulsdorf heritage ensemble.
With condominium sizes ranging from 30 m² to 126 m², the project appeals to a wide variety of target groups and enables modern homes for diverse lifestyles and residents of all ages.

In accordance with the Berlin Solar Act, photovoltaic systems will be installed on the roofs of the buildings.
Charging outlets for e-bikes and electric vehicles can naturally be provided upon request.

House A

Three-storey building with 12 condominiums – without elevator.

House B

Three-storey building with 8 condominiums – with elevator.

House C

Three-storey building with 12 condominiums – without elevator.

House G

Communal pavilion with kitchen and guest apartment.

Design concept

The design takes inspiration from the local architecture and integrates harmoniously into the listed village centre of Alt-Kaulsdorf in terms of form, materials and character.
The building forms are derived from traditional barn architecture: broad elongated buildings with steep pitched roofs.
This enables open roof structures with ceiling heights of up to 5.50 m in the loft-level condominiums.
Parts of these ceilings are enclosed, creating loft storage spaces that can be used as additional storage areas.

Community living

A building community requires shared spaces that are available to all members for social interaction, activities and celebrations.
Fortunately, the site provides ample room for a wonderful communal garden, which will be designed by a landscape architect in coordination with the members of the group to include areas for play, gardening and relaxation for both young and old residents.
The approximately 60 m² communal pavilion will be used for shared movie nights, children’s birthday parties, house concerts and other celebrations; it will also undoubtedly serve as guest accommodation.

Outfitting

All condominiums will be delivered fully functional and ready for occupation.
As standard, the homes are equipped with parquet flooring and underfloor heating.

The bathrooms feature sanitary installations from renowned manufacturers.
In the standard specification, all walls and ceilings are smoothly plastered and painted white.
Large window areas, balconies, rooftop terraces and private gardens create a seamless connection between indoor and outdoor living.

Additional outfitting features include:

• Clear ceiling height on the ground and first floors: 2.80 m
• Clear ceiling height on the loft level: up to 5.50 m
• Elevator in House B
• Controlled ventilation system
• Triple glazing
• Electric sun shading

Subject to structural requirements, facade planning and the routing of utility shafts for bathrooms and kitchens, floor plans can be adapted to individual needs.
The architect will be happy to advise you regarding possible modifications.
Despite these options, the goal of building within a community remains to create high-quality, sustainable and cost-efficient homes. Deviations from the jointly agreed standard described in the building specification are possible, but should remain the exception.
Such deviations are marked in the drawings as special requests (SW) in blue, while optional planning elements are shown in purple and invoiced individually.
Additional planning and coordination costs for special requests are compensated at 15% of the resulting costs. For more extensive custom planning, the architect will provide an individual quotation.

Building specification

The building specification defines the fundamental outfitting standards and minimum requirements for construction. For technical, structural, regulatory or planning reasons, floor plans, dimensions, construction methods, materials and architectural details may change during the planning process.
The key construction elements will be supplemented by illustrated specifications and material samples during planning and approved by the building community through formal resolutions.
For both the buildings and the gardens, materials will be selected that demonstrate a high degree of environmental and health compatibility throughout their extraction, processing, use and disposal. Existing environmental regulations, particularly hazardous substance legislation, serve as minimum requirements.

Building services

Energy concept

The sustainable energy concept of the building community, including photovoltaic systems, battery storage and heat pump technology, supports energy-efficient operation comparable to the KfW 55 standard.
This means that the buildings consume only 55% of the primary energy of a reference building defined under the German Building Energy Act (GEG). Heat losses through the building envelope are 30% lower than those of a comparable reference building.
During the further planning process, and depending on future funding programmes, the building community may decide to pursue a different KfW-eligible energy standard.
Heat generation is planned through several air-to-water heat pumps serving the individual buildings.
The entire electrical concept is being designed in accordance with current technical standards and future expansion possibilities.
Preparation for modern smart-home and energy management solutions is possible as a custom option.

Electricity generated by the photovoltaic systems is intended for on-site consumption under a collective self-supply metering concept. Surplus electricity will either be fed into the public grid or stored in batteries.
In addition, preparation for intelligent energy and load management systems is planned.

Location

Kaulsdorf

Kaulsdorf is located in eastern Berlin within the district of Marzahn-Hellersdorf.
The village was first documented in 1343, although archaeological discoveries suggest even earlier late-Slavic settlement during the 11th century.
Alt-Kaulsdorf has largely preserved its original character and still conveys a rural village atmosphere today, as its historic buildings have been carefully developed and maintained.
The Angerdorf Kaulsdorf ensemble is therefore rightly protected as a listed heritage site.
Its centre is Dorfstraße, where the building community’s site is located. Directly opposite stands the Protestant village church, a structure dating back to the late Romanesque and early Gothic periods.

Wuhle Valley

The 15-kilometre Wuhle Valley Trail follows the Wuhle stream from Marzahn to Köpenick and is only a short walk from the site.
Four kilometres of the route are designed as a nature trail with information boards, nesting and feeding stations, and two observation platforms.
The trail is suitable for families, prams and wheelchair users, while also being popular with joggers and cyclists.
And for Union Berlin supporters: the Alte Försterei stadium can be reached after just 20 minutes of cycling through the Wuhle Valley.

Useful information about Alt-Kaulsdorf

Getting around

Kaulsdorf is easily accessible by public transport.
The nearest station is Wuhletal, approximately five minutes away by bicycle, served by U-Bahn line U5 and S-Bahn line S5. Travel times are only 15 minutes to Ostbahnhof and around 20 minutes to Alexanderplatz.
Even closer, just five minutes on foot from the site, are bus routes 269 and N64 – ideal if you would like to visit beautiful Köpenick.

Schools & daycare centres

Primary school within the catchment area:
Karl-Arhold Primary School, Waltitzer Straße 11A, 12621 Berlin – within walking distance, practically next door.

Other primary schools include Grundschule am Hollerbusch, Grundschule an der Wuhle, BEST-Sabel Primary School Kaulsdorf, Ulmen Primary School, Kiekemal Primary School and Friedrich Schiller Primary School.

Secondary schools:

• Gymnasium Kaulsdorf – 13 minutes by bicycle
• Otto Nagel Gymnasium – 9 minutes by bicycle
• Freie Schule Berlin-Mahlsdorf (anthroposophical school) – 11 minutes by bicycle

For preschool children, the following facility is located only two minutes on foot from the site:

• Daycare centre of the Protestant Parish of Berlin-Kaulsdorf, Dorfstraße 12A

Additional childcare facilities include:

• BEST-Sabel Daycare Centre Kaulsdorf – 6 minutes by bicycle

Shopping

Everyday shopping is provided by the Biesdorfer Center with BioCompany, Kaufland, a pharmacy, optician, tailoring service and a branch of Berliner Sparkasse. It can be reached in approximately 5 minutes by car or 8 minutes by bicycle.
Even closer are the Hellweg DIY store and a Penny supermarket.

Leisure & recreation

• The Wuhle Valley, already mentioned above, is within walking distance and offers excellent jogging and walking routes.
• Additional highlights include a 15 m climbing tower with approximately 500 m² of climbing surfaces and a bouldering wall.
• For dirt-jump, BMX and mountain bike enthusiasts: SimpleTrails is only 7 minutes away by bicycle.
• The nearest fitness centre is located within Biesdorf Center and can be reached in 7 minutes by bicycle.
• The Gardens of the World, a 43-hectare park featuring international garden art and a cable car, are only 13 minutes away by bicycle.
• Berlin Tierpark, eastern Berlin’s zoo with polar bears and many other animals, is approximately 20 minutes away by bicycle.
• The Kaulsdorf Lakes, a 94-hectare protected landscape area ideal for walks and recreation, can be reached in 9 minutes by bicycle.
• And if you feel like a countryside excursion at the weekend, beautiful Buckow on Lake Schermützelsee can be reached by car in about an hour.

What is a building community?

Building communities, also known as Baugruppen, are groups of singles, couples and families who jointly plan and develop owner-occupied homes through a registered civil-law partnership (eGbR).
As future neighbours, members create high-quality places for shared living and community life.
They promote social interaction and provide opportunities to build neighbourly relationships and organise communal activities.
However, planning and building within a group also requires a certain willingness to compromise. Members have a say in decisions affecting the development and must make certain decisions collectively.
Because building communities often have a strong interest in ecological solutions, shared resources and environmentally friendly construction methods can help create more sustainable developments.
The high quality and individual character of such projects also support long-term value retention.
All members act jointly as investors in the project and therefore also share financial risks such as budget overruns, construction delays or unforeseen costs. Members should therefore have sufficient financial reserves available to cover potential additional costs.
The necessary management and coordination tasks are handled by a professional planning team, ensuring transparent communication, clear agreements and solid financing structures.
In December 2026, the condominium ownership association (WEG) will be established through the declaration of division. The eGbR will continue to exist alongside the WEG until all warranty periods have expired.

How do I become a member of the building community?

The following steps are required:

1. Arrange a consultation with Martina Mahlke of AREA, the building community consultant appointed by Dreiseithof eGbR. She will explain the opportunities and risks of building communities in general and of Dreiseithof eGbR in particular. AREA can reserve your preferred condominium free of charge for 2–3 weeks.
2. During the reservation period, you may arrange a consultation with the architect regarding the floor plan of your preferred condominium.
3. Attend a building community meeting. This gives you the opportunity to meet the other members and introduce yourself to the group.
4. Complete a credit assessment to determine whether your desired condominium is financially feasible. A positive credit assessment is a prerequisite for admission to the building community.
5. If you wish to become a member of Dreiseithof eGbR, you submit an application for membership, which requires approval by a two-thirds majority of the partners.
6. To make your membership legally effective, an admission fee of €3,000 per condominium and €1,000 per underground parking space must be transferred to the eGbR account, and the partnership agreement must be signed. The group will then welcome you as a voting member.

Withdrawal from the eGbR is possible; however, the admission fees remain with the building community. Once the property purchase has been completed, these fees are credited towards the cost of your condominium and parking space.

Financial information

Building within a community means constructing at cost price.
Members pay only the actual costs incurred. There are no estate agent commissions and no developer profit margins.
On the other hand, the community also shares risks such as budget overruns, construction delays and unforeseen expenses.
According to the cost framework of January 2026, Dreiseithof eGbR has been calculated at approximately €6,000 per m² of living space on average.
To provide a financial buffer for possible additional costs, we recommend including a reserve of approximately 3% of your condominium costs in your financial planning.

Equity capital

To finance your condominium solidly, you should ideally have equity of around 20–25% of the condominium costs according to the residential and cost schedule, preferably more.

Ancillary purchase costs

According to Section 24 of the Real Estate Transfer Tax Act, the current tax treatment of building communities will remain unchanged until 31 December 2026. This means that you will most likely not have to pay any additional real estate transfer tax, which would otherwise amount to approximately 6% of the condominium costs. One requirement is that the declaration of division is notarised before 31 December 2026, which is currently planned.

Financing

Bank financing

Financing within a building community must be arranged through a single bank. Which bank will finance Dreiseithof eGbR has not yet been finalised, although UmweltBank Nürnberg AG is currently the most likely option.
All members requiring financing will conclude an individual loan agreement with this bank for the financing of their condominium.
During the reservation period, and therefore before joining the building community, either an independent assessor or the selected bank will review the creditworthiness of each prospective member.