Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Albaching.
Anyone selling or letting a property in Albaching doesn't need advertising promises, but a realistic assessment. We tell you what your property will fetch on the market, which documents are missing, and what marketing duration to expect — before you decide to work with us.
Instead of searching portals daily, we reverse the process: you register your profile for Albaching, we automatically match every new listing with it, and we actively contact you. No fees for searchers, no automated mass emails, no sharing of your data with third parties.
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
Firstly: an honest valuation of your property in Albaching — based on actual comparable sales, not on aspirational prices. Secondly: a clear, written marketing concept before you sign. Thirdly: personal availability of Gerhard Hahn himself — not of changing assistants.
»Competent and trustworthy, absolutely perfect«
»Mr Freitag successfully sold my company mudis and completely surprised me with the sale price. I am still absolutely thrilled!«
»FREITAG® Immobilien helped us quickly and professionally with a financially very urgent matter. Many thanks again for that!«
Anyone looking for an experienced real estate agent in Albaching expects more than just the publication of an advertisement. Crucial factors are a realistic valuation, a suitable marketing strategy, high-quality documentation, professional communication with prospective buyers and secure contract processing. This is precisely where we come in.
As a real estate agency for Albaching, we support owners, communities of heirs, capital investors, and landlords in all phases of real estate brokerage — with clear processes and transparent advice.
Personal consultationPersonal, discreet, with over 15 years of market knowledge – your real estate agent for Albaching.
You don't have to come to us: For a personal consultation or a property valuation, your real estate agent will, of course, come to you in Albaching – discreetly, without obligation, and at an appointment time that suits you.
Below you will find a clear presentation of current purchase prices, rents, and land values in Albaching. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Albaching is a municipality in the Upper Bavarian district of Rosenheim, situated in the Alpine foothills. It is a member of the administrative association of Pfaffing, located approximately 45 km east of Munich. Neighbouring towns include Wasserburg am Inn, Ebersberg, and Rosenheim. The municipality comprises 35 constituent communities and historically belonged to the Free County of Haag. These geographical and historical characteristics contribute to the distinct living quality and appeal for property owners.
Source for local facts: Wikipedia
Source: Wikidata (official statistics)
Looking to sell a house, buy an apartment or learn what your property in Albaching is worth? Here are the current averages for Albaching at a glance.
Data as of: 2026-05-04
The average purchase price in Albaching is 4,650 €/m² for houses and 4,950 €/m² for apartments. A 120 m² house therefore works out at roughly 558,000 €, a 70 m² apartment at around 347,000 €. Location, year of construction and condition shift the value considerably; a free FREITAG® valuation pins it down precisely.
From 2017 to 2026, average house prices in Albaching changed by +48%.
FREITAG® supports owners in Albaching and across Bavaria from Munich & Starnberg: market-based pricing, an exposé with professional photography, vetted buyers and guidance through to the notary appointment.
Current average purchase price per m² for houses in Albaching: 4,650 €/m²
House prices in Albaching have risen significantly over several years — driven by its proximity to Munich, high demand for family-friendly home ownership, and limited supply. Strong increases until 2022 were followed by a slight correction in 2023/2024, before the market recently showed renewed strength.
| Year | Avg. value | Change |
|---|---|---|
| 2017 | 3,150 €/m² | – |
| 2018 | 3,320 €/m² | +5.4 % |
| 2019 | 3,520 €/m² | +6 % |
| 2020 | 3,780 €/m² | +7.4 % |
| 2021 | 4,120 €/m² | +9 % |
| 2022 | 4,420 €/m² | +7.3 % |
| 2023 | 4,560 €/m² | +3.2 % |
| 2024 | 4,610 €/m² | +1.1 % |
| 2025 | 4,650 €/m² | +0.9 % |
| 2026 | 4,650 €/m² | 0 % |
Current average purchase price per m² for apartments in Albaching: 4,950 €/m²
Apartments in Albaching have also shown a positive long-term price development. It was particularly dynamic between 2017 and 2022. Since 2023, a noticeable calming has been observed — albeit without significant price decreases. The limited supply continues to support the price level to this day.
| Year | Avg. value | Change |
|---|---|---|
| 2017 | 3,350 €/m² | – |
| 2018 | 3,520 €/m² | +5.1 % |
| 2019 | 3,760 €/m² | +6.8 % |
| 2020 | 4,020 €/m² | +6.9 % |
| 2021 | 4,320 €/m² | +7.5 % |
| 2022 | 4,680 €/m² | +8.3 % |
| 2023 | 4,820 €/m² | +3 % |
| 2024 | 4,900 €/m² | +1.7 % |
| 2025 | 4,950 €/m² | +1 % |
| 2026 | 4,950 €/m² | 0 % |
Current average rent per m² in Albaching: 11.80 €/m²
Rents in Albaching have continuously increased in recent years. The development was particularly dynamic between 2018 and 2022. In 2023/2024, the increase continued at a more moderate pace — a sign of an already high rental level with stable demand.
| Year | Avg. value | Change |
|---|---|---|
| 2017 | 7.80 €/m² | – |
| 2018 | 8.10 €/m² | +3.8 % |
| 2019 | 8.50 €/m² | +4.9 % |
| 2020 | 8.90 €/m² | +4.7 % |
| 2021 | 9.40 €/m² | +5.6 % |
| 2022 | 10.10 €/m² | +7.4 % |
| 2023 | 10.70 €/m² | +5.9 % |
| 2024 | 11.20 €/m² | +4.7 % |
| 2025 | 11.60 €/m² | +3.6 % |
| 2026 | 11.80 €/m² | +1.7 % |
Current average land value per m² in Albaching: 620 €/m²
The land value in Albaching has developed significantly upwards — a reflection of the quality of the location and its proximity to the Munich market. Plots are scarce, and demand is structurally high. Strong increases until 2022 were followed by a brief consolidation before values stabilised.
| Year | Avg. value | Change |
|---|---|---|
| 2017 | 310 €/m² | – |
| 2018 | 340 €/m² | +9.7 % |
| 2019 | 380 €/m² | +11.8 % |
| 2020 | 430 €/m² | +13.2 % |
| 2021 | 500 €/m² | +16.3 % |
| 2022 | 580 €/m² | +16 % |
| 2023 | 610 €/m² | +5.2 % |
| 2024 | 620 €/m² | +1.6 % |
| 2025 | 620 €/m² | 0 % |
| 2026 | 620 €/m² | 0 % |
The real estate market in Albaching can generally be assessed as a small, rather illiquid market with limited supply. Demand is primarily driven by owner-occupiers who are looking for a quiet residential environment in the district of Rosenheim while wanting to benefit from the accessibility of the surrounding economic hubs. For sellers, the situation remains fundamentally favourable because the supply of detached houses, apartments, and building plots is manageable. At the same time, the market is not as dynamic as in larger cities, meaning price negotiations are somewhat more possible again than in the peak phases of the low-interest years. For capital investors, Albaching is only selectively interesting. Rental yields generally range from approximately 2.6% to 3.4% gross, depending on the condition of the property, micro-location, and price level. Especially for smaller apartments, marketability can be solid, although entry prices are already relatively high in relation to the achievable rent. Overall, stable rental prices, limited new construction activity, and proximity to economically strong regions point to a robust long-term market. Those observing property prices in Albaching will recognise a phase of consolidation following the strong increases of previous years. The price per square metre in Albaching is therefore likely to trend sideways in the short term, while standard land values and rents remain at a high level.
Anyone wishing to soundly classify the market in Albaching within the Bavarian market, with its strong connection to Munich, should take a look at the multi-year price development. For detached and terraced houses in Albaching, the average purchase price moved from 3,150 €/m² in 2017 to currently 4,650 €/m² (2026) — a total change of +47.6% over 9 years, which corresponds to an average value increase of +4.4% p.a. Condominiums in Albaching started at around 3,350 €/m² in 2017 and are now at 4,950 €/m² (+47.8% over 9 years, Ø +4.4% p.a.). They are therefore often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Albaching developed from 7.80 €/m² (2017) to currently 11.80 €/m² — +51.3% over 9 years or Ø +4.7% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Albaching rose from 310 €/m² (2017) to currently 620 €/m² (+100.0% in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Albaching yields a calculated gross rental yield of around 2.9% — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. With around 1,700 inhabitants, Albaching forms a comparatively narrow market segment — which means: well-prepared properties priced in line with the market are usually sold or let quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Albaching considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators that cannot reflect micro-location, energy efficiency, and building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.6 – 3.4 % gross.
These market data are regularly updated and reviewed at least every 12 months based on current statistics and expert committee data.
Current market values in Albaching compared to the median of all municipalities in Bayern.
| Key figure | Albaching | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,650 €/m² | 3,650 €/m² | +27.4 % |
| Flats Ø | 4,950 €/m² | 3,850 €/m² | +28.6 % |
| Rents Ø | 11.80 €/m² | 9.80 €/m² | +20.4 % |
Annual average values for purchase prices (houses & flats) and rents in Albaching, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 3,150 €/m² | – | 3,350 €/m² | – | 7.80 €/m² | – |
| 2018 | 3,320 €/m² | +5.4 % | 3,520 €/m² | +5.1 % | 8.10 €/m² | +3.8 % |
| 2019 | 3,520 €/m² | +6 % | 3,760 €/m² | +6.8 % | 8.50 €/m² | +4.9 % |
| 2020 | 3,780 €/m² | +7.4 % | 4,020 €/m² | +6.9 % | 8.90 €/m² | +4.7 % |
| 2021 | 4,120 €/m² | +9 % | 4,320 €/m² | +7.5 % | 9.40 €/m² | +5.6 % |
| 2022 | 4,420 €/m² | +7.3 % | 4,680 €/m² | +8.3 % | 10.10 €/m² | +7.4 % |
| 2023 | 4,560 €/m² | +3.2 % | 4,820 €/m² | +3 % | 10.70 €/m² | +5.9 % |
| 2024 | 4,610 €/m² | +1.1 % | 4,900 €/m² | +1.7 % | 11.20 €/m² | +4.7 % |
| 2025 | 4,650 €/m² | +0.9 % | 4,950 €/m² | +1 % | 11.60 €/m² | +3.6 % |
| 2026 | 4,650 €/m² | 0 % | 4,950 €/m² | 0 % | 11.80 €/m² | +1.7 % |
Source: FREITAG® Immobilien's own market research based on publicly available statistics and expert committee evaluations.
Frequently asked questions about buying, selling, financing, and living in Albaching — concisely answered.
Many owners in Albaching are sitting on an asset that they cannot access because they do not want to give up their home. This is precisely whatProperty annuity (Immobilienverrentung) is for: The sale takes place, but the move-out does not. Depending on the model — Usufruct, Right of abode, Life annuity or Leaseback — the purchase price is paid as a lump sum, as a monthly annuity, or as a combination of both.
Security is crucial: The right of abode (Wohnrecht) is entered in the land register (Grundbuch) in the first rank, before the buyer is registered as the owner. We will calculate for your property in Albaching how much the usufruct (Nießbrauch) value reduces the purchase price — and whether this is more profitable compared to a traditional sale.
We approach this with an open mind. If a normal sale with a subsequent move is economically better for you, we will tell you — instead of trying to sell a property annuity (Immobilienverrentung) model that doesn't suit your needs.
For many businesses, capital is tied up in Albaching in their own property instead of in operational business. Sale & Lease-Back solves this: sale to an investor, simultaneously a long-term lease agreement that secures usage. Business operations, address, and workforce remain where they are.
A lot changes in the balance sheet — the property leaves the fixed assets, depreciation becomes rental expense. Whether this is advantageous for your company depends on the legal form, financing structure, and tax starting position; therefore, we calculate this together with your tax advisor before anything is signed.
Crucial for the achievable price are the lease agreement term, creditworthiness, and third-party usability (Drittverwendungsfähigkeit) of the property in Albaching. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Albaching are valued differently from residential properties: Key factors are turnover, contribution margin, seating capacity, kitchen technology, licences, and whether the business can function without the previous owner. We value based on the earnings approach and openly state which portions are attributable to the property, inventory, and goodwill.
Marketing is conducted discreetly. A publicly visible sales offer unsettles staff, regular customers, and suppliers in Albaching — therefore, we approach interested parties specifically and under a confidentiality agreement.
Whether selling, leasing, or handing over to a successor within the family: We structure the path that suits the situation of your business in Albaching , and accompany you until the notary or lease agreement appointment.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
For over 30 years, Gerhard Hahn has been active as a real estate appraiser, real estate consultant, and real estate agent in Bavaria and Southern Germany — focusing on high-quality residential property, off-market marketing, and the discreet support of owners, communities of heirs, and family offices.
For Albaching, Gerhard Hahn draws on a network of pre-registered capital investors, family offices, and owner-occupiers that has grown over 30 years — many of whom have a specific search profile in the surrounding area. Personal appointments in Albaching are an integral part of every mandate for Gerhard Hahn — no remote diagnosis, no templates.
Note: This list is based on AI-powered research (ChatGPT) of publicly available sources and does not constitute an official evaluation or recommendation. The order does not imply a hierarchical ranking.
Local owner-managed estate agency in Albaching headed by Karin Bayerl, specialising in the sale of residential properties in the Rosenheim district. With 8 listings on ImmoScout24 and a 75% sales share, she supports owners in marketing regional properties. A reputable partner for buyers and sellers in the picturesque Albaching region.
Visit websiteMario Haitzer leads this estate agency in Albaching, which focuses on residential property sales with a 100% sales share and a top rating of 5.0. Active in the Rosenheim district with 4 listings, ideal for the local market around Albaching. A reliable professional for brokerage and sales.
Visit websiteOwner-managed estate agency with Claudia Baron in Albaching, specialising in residential properties in the Chiemgau area. Perfect rating of 5.0 on ImmoScout24, focused on the sale and letting of local properties. Personalised advice for the Albaching market.
Visit websiteJakob Legat operates this local estate agency in Albaching with a focus on pre-owned residential properties, 10 listings and a 90% sales share. High rating of 5.0, active in the Rosenheim district for buyers and sellers. Specialist for the regional existing property market.
Visit websitePhilipp Pisi runs this estate agency with a focus on Upper Bavaria, including Albaching (postcode 83544), with 6 listings and an 83% sales share. Rating of 4.9 on ImmoScout24, specialising in residential property sales in the region. A reliable partner for local transactions.
Visit websiteLocal partner in the picturesque Albaching region, specialising in the sale and letting of residential properties. Uses market knowledge for optimal pricing and presentation of properties in the Rosenheim district. A trusted estate agent for all local property needs.
Visit websiteOwner-managed estate agent Martina Wesseling specialising in Albaching (postcode 83544) with a focus on successful property sales. Offers individual advice for residential properties in the Rosenheim district. Reachable at 08076 889328 for regional transactions.
Visit websiteChris Seegets leads this estate agency, active with residential properties in Albaching on Immowelt. Specialising in brokerage in the Rosenheim district. Local contact for buyers and sellers.
Visit websiteAre you looking for a real estate agent not directly in Albaching, but in the surrounding area? FREITAG® also serves the following municipalities in Bavaria with local market knowledge, current purchase prices, and personal advice:
These locations are within a price band of ±10% around the current average house price per square metre of Albaching (Ø 4,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Albaching is located in a border region — many of our clients compare locations across countries. These municipalities in neighbouring countries offer similar location qualities and are often the closest alternative:
Plot layout, building fabric, maintenance backlog, and neighbourhood determine the price. We objectively assess these points and align the marketing accordingly.
Minutes of the owners' meeting, maintenance reserve fund, and special rights of use are also decisive for the price. We review the documents before the first viewing appointment.
A plot of land sells based on what can be built on it. We determine the realistic building rights and approach property developers and private buyers in parallel.
Third-party usability, remaining term of rental agreements, and tenant creditworthiness determine the price of your commercial property. We tailor the documents precisely to these factors.
The right rental price determines whether a property stands vacant or has long-term tenants. We set it at a market-appropriate level and pre-filter interested parties, instead of holding mass viewings.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
Right of residence (Wohnrecht), leaseback, life annuity (Leibrente), or usufruct (Nießbrauch) — we examine the most suitable option for you and advise on opportunities and framework conditions.
Understandable valuation as a basis for sale or letting — carried out by certified experts with regional market knowledge.
Contact us — we will advise you without obligation on valuation, marketing, and next steps.
Phone hours: Mon–Sat 09:00–20:00 · Sun & public holidays closed
The municipality of Albaching announces that the development plan "Albaching, Kreuzstraße" has been adopted as a bylaw and comes into force with its publication. The report also refers to the justification, environmental report, and summary statement. This is a clear, explicit Albaching hit regarding construction and settlement development.
Rosenheim24 reports on the new development area Albaching-Kreuzstraße. The municipal council has passed the development plan including the environmental report, thereby continuing the process for the construction area. The article directly concerns residential development in Albaching.
The Landkreis-Rosenheim page on Albaching describes the municipality with references to building and monument protection as well as its own industrial park, where industrial companies have settled. This is not a classic news article, but an explicit, web-accessible Albaching hit with economic and construction-related content.
