Is real estate investment worthwhile in München?
- München is a city with 1,471,508 inhabitants in the state of Bayern.
- The median purchase price is €9,483 per square metre – very high prices compared to the national average.
- Purchase prices have risen by 3.0% over the last five years.
- Compared to the national average, a below-average gross rental yield can be achieved here: between 2.5% and 2.8% (average 2.7%).
- With a purchase-price factor of 35, it takes a very long time for the purchase price to be amortised from cold rent.
- The low average age (42.0 years) makes the region a safe place to invest.
- The population has grown by 11.9% since 2008 (about 1.1% per year).
- Unemployment at 3.4% is below the national average.
AI Location Report
München is positioned with an average price per square metre of 9.483 € and a price-to-yield factor of 37,7 in the German comparison. Rents (avg. 20,87 €/m²) reflect a focus on value stability.
📊 Local Metrics & Investor Check
Strategy Classification: Prime Location / Safe Investment
Very high price level, low ongoing yield, primarily value preservation.
Very high price level, low ongoing yield, primarily value preservation.
Price-to-Rent Ratio
37,7 ×
Years of cold rent until amortization
Avg. gross rental yield
2,66 %
Range: 2,48 % – 2,83 %
Value appreciation (5 y.)
+3,02 %
≈ 0,60 % p.a.
📈 Current Market Overview & Price Ranges
| Metric | Average | Market Range (Min – Max) |
|---|---|---|
| Purchase Price | 9.483 €/m² | 9.306 € to 9.729 € |
| Rent (cold rent) | 20,87 €/m² | 19,26 € to 22,93 € |
| Yield (affordable apt.) | 2,48 % | Typical for smaller / cheaper apartments |
| Yield (expensive apt.) | 2,83 % | Premium locations, focus on value growth |
📉 Historical Market Dynamics
| Period | Purchase Prices | Rents |
|---|---|---|
| Last Year | -0,31 % | +5,78 % |
| Last 2 Years | -2,42 % | +7,58 % |
| Last 5 Years | +3,02 % | +15,37 % |
| Last 10 Years | +39,54 % | +28,83 % |
📅 Prices Over the Years
| Year | Purchase Price avg €/m² | Rent avg €/m² | Yield % |
|---|---|---|---|
| 2011 | 3.938 | 9,82 | 2,99 |
| 2012 | 4.443 | 10,41 | 2,81 |
| 2013 | 5.111 | 10,96 | 2,57 |
| 2014 | 5.573 | 10,79 | 2,32 |
| 2015 | 5.910 | 11,36 | 2,31 |
| 2016 | 6.796 | 16,20 | 2,86 |
| 2017 | 7.258 | 16,17 | 2,67 |
| 2018 | 7.775 | 16,57 | 2,56 |
| 2019 | 8.144 | 16,95 | 2,50 |
| 2020 | 8.437 | 17,88 | 2,54 |
| 2021 | 9.205 | 18,09 | 2,36 |
| 2022 | 10.069 | 19,00 | 2,26 |
| 2023 | 9.584 | 18,49 | 2,32 |
| 2024 | 9.718 | 19,40 | 2,40 |
| 2025 | 9.512 | 19,73 | 2,49 |
| 2026 | 9.483 | 20,87 | 2,64 |
🧮 Sample Investment Calculation
Interactive calculation for an apartment in München. Adjust values:
Acquisition Costs
Total Purchase Price –
Brokerage Fees (7 %) –
Property Transfer Tax (3.5 %) –
Total Investment –
Income & Yield
Rental Income (duration) –
Profit –
Yield p.a. –
🗺️ Roadmap for Beginners in München
Step 1: Check financing capacity
Clarify budget and equity. Use the financing check in the sidebar.
Step 2: Set up local property searches
Search property portals for listings in München and the surrounding area.
Step 3: Viewing & property inspection
Review owners' association minutes. Note structural defects and reserve funds.
Step 4: Purchase price negotiation
Price-to-yield factor 37,7 – use as a solid negotiation basis.
Step 5: Notary appointment & land registry
Factor in purchase costs (brokerage, transfer tax, notary).