Buy Back Berlin

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Buy Back Berlin

Policies and regulations Global frameworks Governance Data and monitoring Public-private initiatives Participatory processes
Ownership and tenure Rental and temporary tenure Protection of social housing

Main objectives of the project

CMMM, a research initiative focused on practical applications, was established to empower civil society actors in their efforts towards creating fairer societies and cities through significant political change. Municipalist mobilizers, dedicated to reshaping power dynamics, continually innovate tools and methods. Critical mapping was given precedence within the project as it represents an "act of power," moving beyond mere theoretical discourse to offer diverse perspectives on realities, catalyzing shifts in narratives and discourse. Among their interactive maps spotlighting housing in European cities, the "Buy Back Berlin!" map stands out. Utilizing acquired datasets and incorporating crowdsourcing options, it serves as an informative platform for civic initiatives striving to resist capitalist dispossession by advocating for the application of the right of preemption in Berlin.

Date

  • 2023: Implementation

Stakeholders

  • CMMM

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

Berlin, where approximately 85% of households are tenants, relies heavily on the availability and affordability of housing units for its residents' livelihoods. The city's socio-economic and spatial landscape, shaped by its division until 1989, fostered opportunities for self-realization due to ample spaces and affordable rents, alongside strong socio-cultural communities and initiatives. However, following reunification in 1990, neoliberal investments surged, facilitated by political agreements that favored neoliberalism and the sale of former East German assets. Consequently, state-owned housing decreased to about a third of its previous holdings despite population growth.

Over the past two decades, extensive mobilization by civic initiatives advocating for affordable housing rights has led to efforts by the city to reclaim lost housing stock. Nonetheless, large real estate firms and financialization persistently inflate purchase prices and rents, driving tenant displacement through gentrification. The "Buy Back Berlin" map aims to provide information on "Gemeinwohl" (common good) organizations in Berlin dedicated to acquiring, maintaining, or protecting affordable housing for tenants. It serves as a testament to ongoing efforts in the city's housing scene and a call to policymakers for transformative housing policies.

The map features sections for "Need Information," where individuals can ask to seek information about their landlords or supporting organizations; "Take Action," allowing tenants to assert their rights, showing their willingness to act and inform others; and "Offer Support," where organizations can register to assist those in need and contact those how want to act to maintain their houses. Hence, the map function as a link between stakeholders in the city to form coalitions between people in need, people willing to act and organizations who can support both of them. Additionally, the map displays the outcomes of the municipal right of preemption, an instrumental tool until a court ruling in November 2021, which allowed municipalities to intervene against hyper-commercialization in collaboration with tenants and socially responsible real estate companies. The right consists on being the first to be able to buy (at the same price) when there is a transaction of a landlord with a third party. This helped a lot to restore the public and affordable stock of housing in the city. Now, with a poster, CMMM is fighting to restore this right, showing what has achieved in the past with the map.

The Berlin map puts together a network of stakeholders to push for affordable housing. Moreover, helps to show the usefulness of old tools and fight for the need of restoring them. Thus, it shows how critical maps can foster new and old solutions to the housing crisis.

“Mietpreisbremse” and “Mietendeckel”: Rent regulation system in Germany

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“Mietpreisbremse” and “Mietendeckel”: Rent regulation system in Germany

Mismatches Price
Policies and regulations Price control

Main objectives of the project

Germany, particularly Berlin, faces a significant challenge regarding its rental sector, which plays a crucial role in the city's housing supply. Unfortunately, it has transformed into a speculative market, resulting in forced evictions and a diminished quality of life for millions of Germans. Consequently, Germany has implemented some of the most stringent rent control laws in an attempt to address this issue. Examining the evolution of these regulations provides insight into their impact on affordable housing.

Date

  • 2015: Implementation
  • 2019: Implementation

Stakeholders

  • German Federal Government

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

Germany is renowned for its extensive rental sector, offering tenants secure tenancies and protection from eviction, making renting an appealing option compared to home ownership. Since the 1970s, a system has linked rent increases to a reference rent for similar-quality local dwellings, updated regularly, usually every four years. A database known as the Mietspiegel provides a nationwide benchmark for tenants and landlords to index rents. However, due to the pressure of rising rents, the Federal Government introduced an even more restrictive law in 2015.

The law, known as the Mietpreisbremse (Rent Control), is a nationwide regulation that took effect in 2015. It mandates the maximum amount of rent a landlord can charge. According to the law, the net cold rent may not exceed 10 percent above the local comparative rent, as set out in the regional rent index. If the landlord charges more than the permitted rent, the tenant is entitled to a rent reduction.

In principle, the Mietpreisbremse applies to tenants living in areas with tight housing markets and to federal states that have implemented corresponding regulations. Besides Berlin, Hamburg, and Munich, many other medium-sized to large cities in Germany are also covered by this regulation. All rental properties are subject to the regulation, with some exceptions, such as newly listed apartments (to encourage new housing supply) or apartments renovated for energy efficiency or necessary modernization.

In 2020, Berlin implemented an additional rent price regulation, the Mietendeckel. This cap prevented owners of flats built before 2014 from charging more than what had been agreed upon in June 2019, effectively freezing all rents. It also stipulated that rents exceeding acceptable levels by 20% should be reduced, varying based on location and quality. Landlords failing to comply with the new law faced heavy fines. The policy was intended to be in place for five years. Unlike the Mietpreisbremse, which sets a limit on rent increases, the rent cap froze rents and utilized a more restrictive index. With Berlin’s law, no increase were possible. Not even a 10%. This measure meant that hundreds of thousands of households were eligible for significantly lower rents, countering the skyrocketing rents of recent years and preventing speculators from buying buildings solely for rent gouging. However, the court ruled that Berlin, as a state in the German federal system, lacked the constitutional authority to impose the cap.

Following the ruling, the Mietpreisbremse was revised to achieve a similar effect to the Mietendeckel. It now protects tenants in Berlin affected by the invalidated regulation by giving the Mietpreisbremse a retroactive effect. Tenants whose tenancies began after April 2020 can reclaim up to 30 months' worth of excess rent paid. Meanwhile, the German government is working to extend Rent Control until 2025.

Both experiences serve as examples of regulations with mixed effects on the rental market. While prices continue to rise, many Berliners and Germans have been able to reduce their rent. Germany offers a broad range of regulations to be tested in the future to determine how cities can lower or control rents.

Nettelbeckplatz renovation

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Nettelbeckplatz renovation

Mismatches Diversity Vulnerable groups
Promotion and production Cooperatives

Main objectives of the project

The Housing Cooperative Berliner Bau- und Wohnungsgenossenschaft von 1892 eG (referred to as 1892) embarked on an experimental and forward-thinking revitalization of a housing complex dating back to the 1970s. This renovation was guided by an award-winning collaborative process, engaging a broad coalition of architects, social and healthcare organizations, and research teams from the EU-funded DREEAM project, alongside residents, neighborhood committees, and 1892 staff. The approach adopted encompassed both conventional and innovative technological solutions, including the implementation of PV energy storage. Additionally, the initiative aimed to diversify the social composition of the neighborhood by inviting various groups to reside within the estate, such as singles, families, retirees, students, artists, couples, or occupants of shared flats. To address diverse needs, the architectural strategy incorporated adaptable housing sizes and layouts, as well as the transformation of existing units into communal and public spaces, fostering a heightened sense of community and belonging. The rent increased by 1.05€/m2, but this was outweighed by energy savings. The total costs were reduced.

Date

  • 2019: Rehabilitación

Stakeholders

  • Promotor: Housing Cooperative 1892
  • Architect: tafkaoo architects

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

The cooperative housing estate "Nettelbeckplatz" traces its origins to the era of stringent refurbishment strategies of the 1970s, which aimed to replace the so-called "Mietskaserne" (tenants' barracks) characterized by dimly lit rear courtyards and inhospitable living conditions. During that time, an official renewal program mandated the complete demolition of these old building areas to construct "modern" social housing structures. In 1973, the housing cooperative "1892" participated in this program, erecting a building complex reaching up to seven levels high, situated in the traditional workers' quarter of Berlin-Wedding. The original 175 apartments were arranged around a verdant courtyard featuring playgrounds and recreational spaces. The cooperative served as the cornerstone for fostering a robust local community grounded in self-help, solidarity, and self-organization.

Four decades later, the effects of demographic shifts are evident, with over 40% of the residents surpassing the age of 65. Many inhabitants now require barrier-free accommodations or assisted living options. The once-vibrant community has seen a decline in vitality and influence within the neighborhood. Moreover, the state of the building structure has deteriorated, necessitating renovation. In addition to inadequate energy standards, certain entrance areas and floor plans no longer meet contemporary needs. Compounded by social issues in the surrounding disadvantaged area, an atmosphere of insecurity and social decline has emerged.

The renovation project focused on upgrading the thermal and technical conditions of the existing building. Measures included roof insulation, window replacement, and the installation of solar panels. Furthermore, to enhance comfort and reduce heating energy consumption, windows were substituted. Renewable energy production, utilizing photovoltaic panels on the roof for common areas, was augmented with a battery storage system (Tesla PowerWall) for optimal community utilization of generated energy. Elevators were also refurbished.

The open ground floor area, where security concerns such as drug consumption were prevalent, was closed off. However, the section connecting two courtyards remained open. New dwellings were constructed in these remaining ground floor spaces to accommodate student and elderly residents, alongside the addition of communal areas, fostering a more diverse and interconnected community.

Residents actively participated in the project, engaging in a study within the DREEAM project to monitor energy consumption trends in the neighborhood. A trained group of residents exhibited 30-50% lower energy consumption compared to the control group, showcasing significant energy savings. The reduction in energy consumption, as demonstrated by the DREEAM project, was as high as 50% compared to pre-renovation measurements.

This project serves as a blueprint not only within the housing cooperative "1892" but also for other community-oriented investors. In the context of increasing urbanization, particularly in Berlin, and to counteract speculation, interdisciplinary approaches are essential to synthesize quantified growth, intelligent building design, affordability, and social values into sustainable developments. This innovative project integrates various aspects, including the renewal and further development of housing estates through multi-building strategies and integration into the surrounding neighborhood area. Insights gleaned from this project could inform the development of similar urban strategies in the future. Additionally, the project underscores the value of employee motivation stemming from involvement in a European project, providing opportunities for cross-cultural exchange and learning from counterparts in other countries.

Tolerantes Miteinander (“Living Together In Tolerance”)

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Tolerantes Miteinander (“Living Together In Tolerance”)

Mismatches Segregation Cultural suitability Vulnerable groups
Policies and regulations Participatory processes
Promotion and production Public promotion

Main objectives of the project

Berlin faced a double problem: housing shoratge for new residents and substandard housing solutions for refugees. Yet, a new solution was organized to tackle both of the issues. On the one hand, rather than building shelters for refugees with fences and guards, contributing to stigmatization, Berlin built a more permanent and dignified housing solution for long-term refugees. On the other hand, to avoid segregation, these housing units were mixed with new residential options for new berliners coming to live to the city. A model with inclusivity at its heart.

Date

  • 2021: Construction

Stakeholders

  • Promotor: Degewo

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

Berlin is experiencing growth, with an increasing need for housing, including for refugees. However, relying solely on emergency shelters is not a sustainable solution. In 2016, the public company Degewo initiated a pioneering project in the Köpenick area of Berlin called ToM – Tolerantes Miteinander ("living together in tolerance"). This project aimed to address the challenge of housing and integration by creating a neighborhood where old and new Berliners could become genuine neighbors.

Located in the Treptow-Köpenick district, which has a higher proportion of elderly residents and a relatively low immigrant population (3%), the project faced concerns from existing residents about accommodating refugees in the neighborhood. To address these concerns, the project prioritized early intervention to tackle prejudices and alleviate fears through transparent communication and ample information sharing. Thus, participatory and communitarian practices where set in place before the project was executed.

The overarching objective was to develop a sustainable urban concept that promoted integration through mixed-use residential construction. With funding from the state of Berlin, the project aimed to build 164 apartments, half of which would be allocated to refugees with residency rights, and the other half to non-refugee Berliners. The 1 to 5 room apartments have sizes from 39 m² to 109 m². From all the apartments available, 133 apartments are subsidized and are offered for an average of 6.50 euros/m² net. A residence permit is required.

The project achieved diversity through communal spaces such as tenant gardens, shared rooms offering language courses and collaborative cooking sessions, and a residents' café. Long-term residents were encouraged to support newcomers through language assistance and help with bureaucratic procedures, fostering a sense of community. As a result, today, residents from 17 different countries peacefully coexist, fostering pride in their diverse community and positive relationships with neighboring areas. Multicultural activities are celebrated and viewed as an asset, providing residents with opportunities for independent living, education, and social interaction within their neighborhood.

Additionally, the project established a "ToM office" staffed by social workers provided by the Internationaler Bund (IB), funded by Degewo for the initial two years. These workers offer free support and advice on various issues, including family matters, health, finances, education, residence, and employment. The project also provides communal spaces and encourages sponsorships between tenants, while a multilingual caretaker is available to mediate conflicts and assist residents as needed.

R50 Cohousing

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R50 Cohousing

Urban Design Inclusion Public-private initiative Participatory processes

Main objectives of the project

R50 - cohousing in Berlin-Kreuzberg is a joint building venture project with 19 apartments and shared spaces. The concrete structure and modular timber facade were specifically designed for this building, allowing a direct dialogue between architecture and use. The compact and efficient design process involved extensive participation and led to agreements on shared spaces, including an urban garden, access ramp, laundry, workshop, and roof terrace. The building offers low-cost and adaptable housing with a sustainable approach to urban living, integrating into the existing fabric.

Date

  • 2013: Construction

Stakeholders

  • Architect: ifau
  • Architect: Jesko Fezer
  • Architect:  HEIDE & VON BECKERATH

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

R50 - cohousing is a joint building venture project in Berlin-Kreuzberg. It was initiated by the architects during the course of a concept-based award procedure for building plots and implemented in close cooperation with the clients. The building proposal is founded on a clear urban design position, robust and precisely detailed architectural design, and both a collective and individual process of occupancy.

The detached building is surrounded by various housing concepts characteristic of Berlin’s post-war period. It has six full storeys, a basement and an attic. It comprises three blocks with 19 individual apartments, one studio and various shared spaces. Underneath is a double-height, flexible community space which connects the building’s main access with the public street space. It is made available for neighbourhood groups and other public uses. The reinforced concrete structure was designed to minimum requirements. Combined with the reduced and partly exposed infrastructure, the modular timber facade with fixed and flexible, outward opening glazed door elements was specifically developed for this building. This combined with the all-around balconies on each level allows a direct dialogue between the building’s architecture and its use.

Meeting the owners’ aspiration for collective and affordable living and working, the architectural concept is based on a compact and efficient structure with carefully detailed connections on different scales. It is based on a concrete skeleton with one access and two service cores, an independent timber facade and a suspended steel construction for the all-around balconies. A slightly sunken basement level provides access to the building and merges private and public spaces. Each apartment and all additional community spaces were developed by an intensive process of consultations, discussions and design. Based on the structural framework the sizes of apartments could be determined and individual requirements accommodated in the floor plans. In parallel to this process, a common standard for fixtures and fittings was developed and defined, which has resulted in a collective approach to interior fittings, the use of materials and some surfaces left unfinished, whilst allowing individual layouts of the apartments.
This kind of structured yet open design process has not only allowed for extensive participation, self-directed design and self-building, but has also led to mutual agreement on the type, location, size and design of spaces shared by residents. This includes the generous urban garden, which naturally blends into the landscape of the surrounding 1960s residential neighbourhood, an access ramp leading to a covered area in front of the basement, a laundry, a workshop and a roof terrace with a summer kitchen and a winter garden. The all around balconies accompany the bright interior spaces and connect the apartments on each floor.

Plot 2,056 m2
GFA 2,780 m2
Net usable space 2,311 m2
Living space 2,158 m2
Community space 122 m2
All-around balconies 462 m2
Roof terrace 38 m2

R50 cohousing is a new model typology for low-cost and affordable housing offering a maximum capacity for adaptation and flexibility throughout its lifetime. Social, cultural, economic and ecological aspects have been considered equally to define a contemporary sustainable approach to urban living. The limit set by German Energy Saving Regulations (EnEV 2009) was reduced by 30%. Another essential aspect of sustainability is the building’s particular ability to integrate into the existing urban fabric.

Residential and studio building at the former Berlin flower market

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Residential and studio building at the former Berlin flower market

Urban Design Environments
Promotion and production Innovation

Main objectives of the project

This project aimed to create a building group at the former Berlin flower market, offering owner-occupied artists' workshops, apartments, cooperative housing, and studios. The architects ifau and HEIDE & VON BECKERATH collaborated with Selbstbaugenossenschaft Berlin eG to provide live and work units for artists and creative professionals. The site's central location and low land price allowed for cross-subsidization, enabling low rents for cooperative spaces. The building's layout and design were developed collaboratively with the building group, incorporating communal facilities. The architectural concept included horizontal access cores, atriums, and flexible floor plans to meet occupants' needs. The building utilized cost-efficient prefabricated components and environmentally sustainable materials. The design also allowed for future conversion, retrofitting, and adaptation. The project included 66 apartments, 17 studios, and three commercial units designed to accommodate individual preferences.

Date

  • 2018: Construction

Stakeholders

  • Architect: ifau
  • Architect:  HEIDE & VON BECKERATH

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

Owner-occupied artists’ workshops and apartments, cooperative housing and studios, space provision for social associations and commerce were part of the programme, which would establish a new building group and hence lay the foundation for the residential and studio building at the former Berlin flower market. The main idea for the project, which was initiated by the architects ifau and HEIDE & VON BECKERATH in cooperation with the Selbstbaugenossenschaft Berlin eG, was to offer a mix of live and work units that would meet the needs of artists and creative professionals. The starting point for the building’s layout and design was a collaborative and socially mixed utilisation concept. Moreover, the comparatively low land price allowed the cross-subsidisation of cooperative residential and studio spaces within the project, which can be let at a sustainable low rent. The decision-making process determining the development of a binding standard for fittings and the type and position of several communal facilities took place in close collaboration with the building group.

The site’s central location near Friedrichstraße suggests that the present mix of uses, which includes inexpensive housing in the neighbourhood, is at risk in the foreseeable future. To redress this trend a concept-linked award procedure was launched for the flower market site and an innovative multi-stage qualification process was developed, whose aim was to support the ongoing project and assure the quality of architecture and urban development. The architectural concept is based on three connected horizontal access cores as well as the relation between the building envelope and five internal atriums. These parameters describe and inform the type of units and integrate the building into the neighbourhood. The access at ground level accommodates access to various studios, a garden, communal utility rooms and a basement. The access on level 1 is linked to green atriums and provides access to apartments on two levels. Another access route is situated on level 4 as well as a shared space and a roof terrace. All apartments and studios can be combined and some of them even linked directly in the design development stage to adapt the spatial concept to the occupiers’ needs. The structure is a combined cross-wall and column construction. The underlying principle is that units in the centre of the building are arranged in modules over a depth of 23 m while units at the ends of the building relate to their surroundings. All ground floor spaces are transparent and can be extended into the adjacent public areas. The building envelope combines ceramic elements, windows and fixed glazing in its facade. Generous prefabricated balconies are situated in the south and west. The building is designed with cost-efficient prefabricated components and could be mostly constructed to the energy efficiency standard 70 of the German Energy Saving Ordinance using mainly environmentally sustainable building materials. Access concepts and floor plans are flexible to accommodate possible conversion and retrofitting as well as adaptation to changing demands. The design of the floor plans for the 66 apartments is both demand-based and user-oriented. Seventeen studios and three commercial units are designed as blanks so that the different needs of individual occupants can be incorporated in the standard of fittings.

Authors:

Checkpoint Charlie Housing

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Checkpoint Charlie Housing

Urban Design

Main objectives of the project

Date

  • 1989: Construction

Stakeholders

  • Architect: OMA ( Office for Metropolitan Architecture )

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

Housing Rack / Pre-fab House in Berlin

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Housing Rack / Pre-fab House in Berlin

Urban Design

Main objectives of the project

"Wohnregal" is a 6-story structure in Berlin that houses affordable live/work ateliers. It utilizes pre-fab concrete elements commonly found in industrial construction, providing cost and time savings. The ateliers have varied layouts thanks to the absence of interior structural walls, and sliding glass doors on the east and west façades can be opened to create a loggia-like environment. The building promotes a diverse range of lifestyles and addresses the complexity of inhabitation often overlooked in serial construction. With its efficient construction and adaptable design, it offers long-term resilience and potential for repurposing. The absence of mechanical climate control is compensated by natural ventilation, contributing to a comfortable living environment.

Date

  • 2019: Construction

Stakeholders

  • Architect: FAR frohn&rojas

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

“Wohnregal” houses life/work ateliers. It´s based on pre-cast concrete elements common in industrial construction and bridges two challenges. It applies serial construction to save cost and time. At the same time it counters preconceptions that seriality always implies uniformity of the units thus addressing an ever broadening scope of lifestyles.

The term Wohnregal translates into “habitable rack”. It is a 6-story structure based on pre-fab concrete elements commonly used in industrial construction. The rack houses affordable ateliers which are renegotiating the relationship of live and work environments. There are two units per floor – oriented east and west. An open staircase along the north façade provides access. The ateliers vary greatly between 35 and 110 sqm. Thanks to the principle of the pre-fab rack spanning from façade to façade without interior structural walls they can each have a different plan layout. Sliding doors appropriated as a curtain wall constitute the east and west façades. They allow for the interior to be opened up during the summer, allowing natural ventilation turning the interior spaces into loggias. The building is situated in a corner lot in Berlin Moabit left unbuilt since the war.

“Wohnregal” uses pre-cast concrete elements common in industrial construction. It bridges two contradictory challenges of the Berlin housing market. Pre-fabrication offers cost and time savings thus addressing the rising construction cost. Countering preconceptions that serial construction always implies a standardization of the units themselves, the project offers a wide range of different live/work ateliers for an ever-broadening scope of life styles. The ceilings spanning between the facades without any interior structural support enable this flexibility.

Prefabrication in housing has been a century-long story of optimization, and has had a continuous up and down of promises stated and promises broken. The “Wohnregal” takes into consideration this contradictory history of prefabricated construction. It re-appropriates the DNA of the prefabricated warehouse which has taken the approach of optimization to its absolute limits. While exploiting that very economy it also reinterprets its structural openness to introduce a discourse that has been strangely absent in the focus on prefabrication: the complexity and variety of inhabitation. The industrial construction of the “Wohnregal” consists of pillars, beams and TT-ceilings. The latter span from façade to façade economically. All interior walls are built using drywall construction. The lack of any structural members in the interior allows for different layouts an every floor. The construction is very economical (1500 EUR/sqm) and fast (6 weeks for the assembly of the complete prefab structure).

The curtain wall consisting of sliding glass doors allows for the interior to be opened up to its surroundings during the spring and summer months, turning the living space into a loggia-like environment. There are no means of mechanical climate control in the building, as the natural breeze creates a comfortable climate even during summer days.

The rack structure of the “Wohnregal” offers a great degree of long-term resilience. The interior can be repurposed for different uses in the decades to come. This openness implies a longevity and thus sustainability of the structure. Almost all components of the building have been mechanically connected. In the case of the future disassembly all materials can be separated out and become part of a circular economy.

Authors:

Friedrichstadt Housing Block

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Friedrichstadt Housing Block

Urban Design

Main objectives of the project

Date

  • 1987: Construction

Stakeholders

  • Architect: Aldo Rossi

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

Authors: