Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Andechs.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Andechs with a clear structure, sound market knowledge, and a marketing strategy tailored to the specific property. Whether it's a house sale, apartment sale, land sale, or letting — we stand for clean processes and targeted mediation of your property.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Andechs, we will notify you immediately. Whether it's a house, apartment, plot of land, or investment property — you specify what suits you, and we will only contact you with matches that meet your expectations. Our service is free and non-binding for you as a searcher.
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
You receive a fixed schedule: valuation, documents, exposé, buyer approach, viewings, negotiation, notary. Each step with clear responsibility and realistic timelines. This way, every owner in Andechs knows at all times where we stand — and what comes next.
»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 Andechs 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 Andechs, 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 Andechs.
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 Andechs – discreetly, without obligation, and at an appointment time that suits you.
The following figures show how purchase prices, rents, and land values have developed in Andechs. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Andechs lies on the ridge east of Lake Ammersee in the county of Starnberg and is widely known for Andechs Abbey. The municipality has no suburban rail link; the nearest stops are in Herrsching and Starnberg. Supply consists mainly of detached houses and former farmsteads. Buyers here deliberately look for peace, wide views and a rural setting.
Source: Wikidata (official statistics)
Looking to sell a house, buy an apartment or learn what your property in Andechs is worth? Here are the current averages for Andechs at a glance.
Data as of: 2026-05-04
The average purchase price in Andechs is 7,450 €/m² for houses and 6,650 €/m² for apartments. A 120 m² house therefore works out at roughly 894,000 €, a 70 m² apartment at around 466,000 €. Location, year of construction and condition shift the value considerably; a free FREITAG® valuation pins it down precisely.
From 2016 to 2025, average house prices in Andechs changed by +51%.
FREITAG® supports owners in Andechs 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 Andechs: 7,450 €/m²
House prices in Andechs 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 |
|---|---|---|
| 2016 | 4,950 €/m² | – |
| 2017 | 5,180 €/m² | +4.6 % |
| 2018 | 5,520 €/m² | +6.6 % |
| 2019 | 5,890 €/m² | +6.7 % |
| 2020 | 6,280 €/m² | +6.6 % |
| 2021 | 6,820 €/m² | +8.6 % |
| 2022 | 7,380 €/m² | +8.2 % |
| 2023 | 7,250 €/m² | -1.8 % |
| 2024 | 7,320 €/m² | +1 % |
| 2025 | 7,450 €/m² | +1.8 % |
Current average purchase price per m² for apartments in Andechs: 6,650 €/m²
Apartments in Andechs 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 |
|---|---|---|
| 2016 | 4,350 €/m² | – |
| 2017 | 4,560 €/m² | +4.8 % |
| 2018 | 4,820 €/m² | +5.7 % |
| 2019 | 5,120 €/m² | +6.2 % |
| 2020 | 5,480 €/m² | +7 % |
| 2021 | 5,980 €/m² | +9.1 % |
| 2022 | 6,520 €/m² | +9 % |
| 2023 | 6,430 €/m² | -1.4 % |
| 2024 | 6,560 €/m² | +2 % |
| 2025 | 6,650 €/m² | +1.4 % |
Current average rent per m² in Andechs: 15.80 €/m²
Rents in Andechs 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 |
|---|---|---|
| 2016 | 10.80 €/m² | – |
| 2017 | 11.10 €/m² | +2.8 % |
| 2018 | 11.50 €/m² | +3.6 % |
| 2019 | 11.90 €/m² | +3.5 % |
| 2020 | 12.40 €/m² | +4.2 % |
| 2021 | 13.10 €/m² | +5.6 % |
| 2022 | 13.90 €/m² | +6.1 % |
| 2023 | 14.50 €/m² | +4.3 % |
| 2024 | 15.10 €/m² | +4.1 % |
| 2025 | 15.80 €/m² | +4.6 % |
Current average land value per m² in Andechs: 1,050 €/m²
The land value in Andechs 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 |
|---|---|---|
| 2016 | 520 €/m² | – |
| 2017 | 560 €/m² | +7.7 % |
| 2018 | 620 €/m² | +10.7 % |
| 2019 | 690 €/m² | +11.3 % |
| 2020 | 770 €/m² | +11.6 % |
| 2021 | 880 €/m² | +14.3 % |
| 2022 | 1,020 €/m² | +15.9 % |
| 2023 | 1,030 €/m² | +1 % |
| 2024 | 1,040 €/m² | +1 % |
| 2025 | 1,050 €/m² | +1 % |
The real estate market in Andechs can generally be classified as a high-quality, scarce, and rather ownership-oriented market. The municipality benefits from its location in the economically strong region surrounding Munich, its high quality of life, and its natural surroundings. As a result, demand for houses and apartments remains stable, while supply is structurally limited. The environment remains favourable for sellers, even if the phase of very dynamic price increases has recently flattened out. Buyers face a demanding price level, especially for existing properties with good locations and solid fittings. Andechs is interesting for capital investors if the focus is on long-term value and rental potential. The gross rental yield is roughly in the range of about 2.3 % to 3.0 %, depending on the condition of the property, the micro-location, and the purchase price. Overall, property prices in Andechs point to a stable market with high substance, moderate susceptibility to correction, and good long-term prospects. Anyone planning to buy a house in Andechs or buy an apartment in Andechs should primarily take into account the limited supply and the high land price structure. The standard land value (Bodenrichtwert) in Andechs also remains an essential factor for new construction and development projects.
A closer look at the last few years shows how the Andechs real estate market has specifically developed within the Bavarian market with its strong ties to Munich. For detached and terraced houses in Andechs, the average purchase price moved from 4.950 €/m² in 2016 to the current 7.450 €/m² (2025) — a total change of +50,5 % over 9 years, which corresponds to an average value increase of +4,6 % p.a. Condominiums in Andechs started at around 4.350 €/m² in 2016 and are now at 6.650 €/m² (+52,9 % over 9 years, Ø +4,8 % p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Andechs developed from 10,80 €/m² (2016) to the current 15,80 €/m² — +46,3 % over 9 years or Ø +4,3 % p.a. For landlords, the continuous increase in rent ensures a predictable adjustment to inflation and operating costs. The standard land value in Andechs rose from 520 €/m² (2016) to the current 1.050 €/m² (+101,9 % 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 Andechs yields a calculated gross rental return of around 2,9 % — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net returns are 0,8 to 1,5 percentage points lower. With around 3.500 inhabitants, Andechs 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 room for negotiation. For owners in Andechs 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 property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.3 – 3 % 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 Andechs compared to the median of all municipalities in Bayern.
| Key figure | Andechs | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 7,450 €/m² | 3,650 €/m² | +104.1 % |
| Flats Ø | 6,650 €/m² | 3,850 €/m² | +72.7 % |
| Rents Ø | 15.80 €/m² | 9.80 €/m² | +61.2 % |
Annual average values for purchase prices (houses & flats) and rents in Andechs, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 4,950 €/m² | – | 4,350 €/m² | – | 10.80 €/m² | – |
| 2017 | 5,180 €/m² | +4.6 % | 4,560 €/m² | +4.8 % | 11.10 €/m² | +2.8 % |
| 2018 | 5,520 €/m² | +6.6 % | 4,820 €/m² | +5.7 % | 11.50 €/m² | +3.6 % |
| 2019 | 5,890 €/m² | +6.7 % | 5,120 €/m² | +6.2 % | 11.90 €/m² | +3.5 % |
| 2020 | 6,280 €/m² | +6.6 % | 5,480 €/m² | +7 % | 12.40 €/m² | +4.2 % |
| 2021 | 6,820 €/m² | +8.6 % | 5,980 €/m² | +9.1 % | 13.10 €/m² | +5.6 % |
| 2022 | 7,380 €/m² | +8.2 % | 6,520 €/m² | +9 % | 13.90 €/m² | +6.1 % |
| 2023 | 7,250 €/m² | -1.8 % | 6,430 €/m² | -1.4 % | 14.50 €/m² | +4.3 % |
| 2024 | 7,320 €/m² | +1 % | 6,560 €/m² | +2 % | 15.10 €/m² | +4.1 % |
| 2025 | 7,450 €/m² | +1.8 % | 6,650 €/m² | +1.4 % | 15.80 €/m² | +4.6 % |
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 Andechs — concisely answered.
Property annuity (Immobilienverrentung) in Andechs means: You transfer ownership, but retain the right of use. Four options are available — Usufruct (Nießbrauch) (most extensive rights, including letting), Right of abode (personal use), Life annuity (monthly payment instead of a lump sum) and Sale-and-leaseback (sale at full price, followed by a rental agreement).
Which option is suitable depends on your age, health status, inheritance situation and the current market value of your property in Andechs. These factors directly influence the valuation — therefore, we do not make blanket promises regarding the achievable amount.
The initial consultation is free and without obligation. Upon request, we will involve relatives, tax advisors or notaries from the outset, so that the solution is also sustainable within the family in Andechs.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Andechs FREITAG® brokers both classic sales and Sale & Lease-Back. Buyers include family offices, real estate funds, and private portfolio holders with a long-term horizon.
The process is discreet: contact is made off-market, without an advertisement and without a sign on the property. Employees, customers and competitors in Andechs will not know anything, as long as you don't wish it.
It starts with a reliable valuation based on the income approach (Ertragswert) — not a desired figure. Based on this, you decide whether to sell, lease back, or hold.
Owners of hotels and restaurants in Andechs who wish to sell their hospitality property or lease it want, will find FREITAG® to be a partner for the Horeca sector. We broker everything from traditional guesthouses and cafés to hotels and boarding houses to investors and successors who understand the industry.
Selling a hotel in Andechs without business interruption is a complex task: We assist with valuation, discreet exposé creation, and approaching suitable buyer groups — for ongoing operations as well as for properties with conversion potential.
Alternatively, we lease: solvent tenants with industry experience, checking of creditworthiness and concept, long-term predictable lease income. For every hospitality property in Andechs the right strategy.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
As an appraiser and real estate agent with over 30 years of experience, Gerhard Hahn knows both sides of the market: reliable valuation and the actual willingness of buyers to pay. For owners, heirs, and capital investors, he translates this into a concrete sales or letting strategy.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Andechs from over three decades of personal brokerage experience. Personal appointments in Andechs 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.
Your estate agent from Andechs for the Starnberg-Ammersee region, specialising in sales, lettings and market valuations as an all-inclusive package. As a qualified estate agent (DFI) and DEKRA-certified property valuer, I offer local knowledge and sound market analysis, with a focus on the Starnberg district.
Visit websiteAre you looking for a real estate agent not directly in Andechs, 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 Andechs (Ø 7,450 €/m²) — ideal for an honest market comparison and alternative location assessments.
Andechs 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:
Detailed analysis of the plot, year of construction, condition, and micro-location. We develop an individual marketing strategy and support the house sale up to the notary appointment.
We consider the declaration of division (Teilungserklärung), service charge (Hausgeld), energy performance certificate, reserves, and target group — and structure the entire sales process for you.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
From defining the ancillary costs arrangement to the handover: We structure the letting of your house in such a way that no disputes arise later.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
Comparative value, intrinsic value (Sachwert) or income approach (Ertragswert): We select the appropriate method for the property and disclose the derivation, instead of just stating a number.
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 Andechs continues to struggle with additional housing and the designation of new areas. The report describes that several larger residential projects have already been implemented or are planned, including further units on the Stadlerwiese. The article classifies the development as a test of nerves for the municipality.
In Andechs-Erling, the VR-Bank is planning a new building with a branch, apartments, and commercial units. The article mentions an investment volume of around 20 million euros and describes the project as significant for housing and local supply. This makes it a clear case of location and real estate development in the municipality.
The Andechs municipal council initiated a development plan for a controversial tower project in Andechs. The report shows that the project was controversial in terms of urban planning and building law and was pursued in a downsized version.
The urban development study for Andechs describes the municipality's new land use plan and the determination of future development for the next 15 to 20 years. Building land areas in Erling, Frieding, Machtlfing, and in the Rothenfeld industrial estate are mentioned. The text thus documents the strategic local and commercial development in Andechs.
The article reports on a large construction project in Andechs-Erling with up to 95 planned apartments on a 1.2-hectare area. The municipality had prioritized the area as part of a new land use plan in order to create building rights there. This is one of the earliest documented larger residential projects in the period.
