What an apartment in Frankfurt's residential towers costs, the 2026 comparison

The question of what an apartment in a Frankfurt residential tower costs is almost always answered badly online. Portals quote a square-metre price for a district and mean by it buildings that differ so sharply in height, age and form of sale that a shared average explains nothing.

This piece puts the buildings side by side, using the figures publicly visible in September 2026. I have lived on the 41st floor of Grand Tower since 2023, which does not make this account neutral, but it does make it checkable.

The dividing line that matters: first sale or resale

The largest price difference in Frankfurt's tower segment does not run between addresses. It runs between two forms of sale.

In a first sale, the developer sells newly built units, first occupancy, current building services, warranty, and a price reflecting construction and marketing costs from 2023 to 2026. That currently describes the FOUR quarter.

On resale, an owner sells an apartment in a finished building with an established owners' association. That describes Grand Tower, One Forty West, Eden Tower and Henninger Turm. Prices sit structurally lower, because no developer margin is built into them.

Putting both levels in one table compares two different products.

First sale: FOUR on Junghofstraße

FOUR is not a tower but a quarter of four buildings totalling around 210,000 square metres of gross floor area, designed by UNStudio and developed by Groß und Partner. T1 is 233 metres and is an office building, as is T4 at 100 metres. The living happens in T3 and in RIZON.

For the 120-metre residential tower T3, the developer publishes entry prices by apartment type:

Apartment type	Area	From	Per m²
Panorama Residence, 4 rooms	135 m²	€3,225,000	approx. €23,900
Open-Plan, 2 rooms	55 m²	€1,100,000	approx. €20,000
City Apartment, 2 rooms	50 m²	€995,000	approx. €19,900
The Opera View, 3 rooms	100 m²	€1,957,000	approx. €19,600
Main & Skyline View, 3 rooms	185 m²	€3,395,000	approx. €18,400
Show Apartment, 2 rooms, 17th floor	100 m²	€1,788,000	approx. €17,900
Open-Plan, 2 rooms	85 m²	€1,111,000	approx. €13,100

The median sits at roughly 19,600 euro per square metre. These are from-prices, and actual units on offer may sit above them. The outlier at the bottom, 85 square metres at roughly 13,100, shows how wide the spread runs inside a single building.

The second residential tower, RIZON, formerly T2, is 179 metres across 46 floors and holds 359 apartments between 37 and roughly 211 square metres. Units currently offered for sale sit on floors 35 to 46, ready for occupancy from the fourth quarter of 2026 or the first quarter of 2027. No prices have been published. The same building holds a Radisson Collection hotel on floors 11 to 19, restaurants, a supermarket and a fitness floor.

RIZON is therefore the first building in Frankfurt to offer condominiums at the height of the upper Grand Tower floors. Anyone wanting new-build at that altitude has an alternative there from 2027.

Resale: the finished buildings

Building	Unit	Asking price	Per m²
One Forty West	135 m², 24th floor	€2,050,000	approx. €15,200
One Forty West	78.3 m², 31st floor	€1,150,000	approx. €14,700
Grand Tower	97.24 m², 41st floor	€1,310,000	approx. €13,500
Eden Tower	94 m², 12th floor	€1,165,000	approx. €12,400
Eden Tower	52 m², 7th floor	€525,000	approx. €10,100

The offers are documented at SKYLINE ATLAS. For Eden Tower the Frankfurter Allgemeine Zeitung reported peak prices up to 15,000 euro per square metre, and for One Forty West the Immobilien Zeitung reported an entry point from 13,000.

Henninger Turm in Sachsenhausen sits well below the rest. For the address the average is around 6,300 euro per square metre, in a range of roughly 4,300 to 9,400. The building was completed in 2017 and is not centrally located in the way the others are.

Normalised to the same height

Comparing floor numbers between buildings of different heights misleads. Converted roughly to height above ground, dividing building height by floor count, the picture reorders itself:

Offer	Floor	Approx. height	Per m²
Eden Tower, 52 m²	7 of 28	approx. 25 m	approx. €10,100
Eden Tower, 94 m²	12 of 28	approx. 42 m	approx. €12,400
FOUR T3, Show Apartment 100 m²	17 of 31	approx. 66 m	approx. €17,900
One Forty West, 135 m²	24 of 41	approx. 82 m	approx. €15,200
One Forty West, 78.3 m²	31 of 41	approx. 106 m	approx. €14,700
Grand Tower, 97.24 m²	41 of 47	approx. 140 m	approx. €13,500

The highest offer in the table is also the cheapest per square metre. The approximation is rough, because ground floors and plant levels are taller than residential floors, but it does not change the order.

How strongly height acts inside a single building can be quantified for Grand Tower, because the complete first-sale list survives: an average of about 1.4 per cent per floor, with two pronounced thresholds. That analysis sits in what one floor higher costs.

Grand Tower or FOUR

The two addresses are named in the same breath but do not serve the same need.

FOUR offers the more central banking-district address, a 2023 build year rather than 2020, the Kimpton Main Frankfurt with 155 rooms in the base, sky lounges, fitness and wellness floors, and the DISTRIKT MARQUET food hall. Anyone wanting first occupancy, hotel service and a city-centre position finds it there and not in the Europaviertel.

Grand Tower offers 180 metres of height, a pure owners' association of 401 apartments with no hotel or office use in the same building, the Grand Garden of 1,000 square metres on the 7th floor, the Sunset Deck on the 43rd, and a building finished since 2020. At FOUR, construction continues until 2027.

On price the gap is wide. In T3 the developer asks from 17,900 euro per square metre for 100 square metres, and from 23,900 for 135. The 41st floor at Grand Tower sits at roughly 13,500. That is the difference between first sale and resale, not between a good address and a poor one.

The wider Frankfurt market as a yardstick

Every figure above belongs to the very top of the market. The valuation committee for property values of the City of Frankfurt am Main evaluates every notarised purchase contract, which makes it the only reference here not based on asking prices:

• 7,840 euro per square metre, the 2025 median for new-build apartments, about six per cent above the previous year.
• 5,630 euro per square metre, the 2025 median across the entire residential market.
• Around 8,200 euro per square metre for new-build in the first half of 2026, a rise of roughly seven per cent.
• 30,000 euro per square metre for the most expensive apartment sold in 2025, a little over 200 square metres at 6.9 million euro.

The resale tower segment sits at roughly double the Frankfurt new-build median, and the FOUR first sale at two and a half times it. Comparing a tower apartment to the city average compares two different markets.

In closing

Three things survive the comparison:

• First sale and resale are two markets. The price difference between FOUR and the finished buildings is largely structural.
• A floor number without a building height is worthless. Only normalised to height do offers become comparable.
• The square-metre price alone decides nothing. Orientation, balcony type and sightline move it substantially within the same building.

The price logic inside Grand Tower sits in Grand Tower prices, the building overview in the guide, and the building profile in Europa-Allee 2. How an asking price is derived properly is set out in valuing an apartment, and every post on living at height sits in the skyline living hub.

The apartment on the 41st floor sits on the 41st floor page; to look at it, reach me through the enquiry form on the home page.