Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Babensham.
Between the decision to sell and the notary appointment in Babensham, there are usually several months of work: gathering documents, reliably determining the value, finding the right buyer group, negotiating. We take over these steps completely and keep you informed of every interim status.
Instead of searching portals daily, we reverse the process: you register your profile for Babensham, 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
When multiple heirs have to decide on a property in Babensham, it's rarely just about square metres. For decades, Gerhard Hahn has been moderating precisely these constellations: a fair market value, a clear process, a clean payout. This way, the family stays together in the end, and the assets are in order.
»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 Babensham 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 Babensham, 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 Babensham.
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 Babensham – 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 Babensham. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Babensham is a municipality in the Upper Bavarian district of Rosenheim. It is situated five kilometres northeast of Wasserburg am Inn, 32 km northeast of Rosenheim, and 56 km from Munich. The municipal area comprises 78 districts and includes protected areas such as the Irlhamer Moos nature reserve and Fauna-Flora-Habitat areas around Wasserburg. State Road 2092 connects Babensham to the regional transport network. This location offers solid connectivity alongside access to nature, which is beneficial for property buyers and owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Babensham: 4,850 €/m²
House prices in Babensham 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 | 3,250 €/m² | – |
| 2018 | 3,420 €/m² | +5.2 % |
| 2019 | 3,610 €/m² | +5.6 % |
| 2020 | 3,860 €/m² | +6.9 % |
| 2021 | 4,180 €/m² | +8.3 % |
| 2022 | 4,620 €/m² | +10.5 % |
| 2023 | 4,780 €/m² | +3.5 % |
| 2024 | 4,820 €/m² | +0.8 % |
| 2025 | 4,850 €/m² | +0.6 % |
Current average purchase price per m² for apartments in Babensham: 4,250 €/m²
Apartments in Babensham 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 | 2,980 €/m² | – |
| 2018 | 3,120 €/m² | +4.7 % |
| 2019 | 3,280 €/m² | +5.1 % |
| 2020 | 3,470 €/m² | +5.8 % |
| 2021 | 3,720 €/m² | +7.2 % |
| 2022 | 4,050 €/m² | +8.9 % |
| 2023 | 4,180 €/m² | +3.2 % |
| 2024 | 4,220 €/m² | +1 % |
| 2025 | 4,250 €/m² | +0.7 % |
Current average rent per m² in Babensham: 11.20 €/m²
Rents in Babensham 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 | 7.90 €/m² | – |
| 2018 | 8.20 €/m² | +3.8 % |
| 2019 | 8.55 €/m² | +4.3 % |
| 2020 | 8.90 €/m² | +4.1 % |
| 2021 | 9.35 €/m² | +5.1 % |
| 2022 | 10.00 €/m² | +7 % |
| 2023 | 10.55 €/m² | +5.5 % |
| 2024 | 10.90 €/m² | +3.3 % |
| 2025 | 11.20 €/m² | +2.8 % |
Current average land value per m² in Babensham: 520 €/m²
The land value in Babensham 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 | 210 €/m² | – |
| 2018 | 230 €/m² | +9.5 % |
| 2019 | 255 €/m² | +10.9 % |
| 2020 | 290 €/m² | +13.7 % |
| 2021 | 340 €/m² | +17.2 % |
| 2022 | 430 €/m² | +26.5 % |
| 2023 | 490 €/m² | +14 % |
| 2024 | 510 €/m² | +4.1 % |
| 2025 | 520 €/m² | +2 % |
The real estate market in Babensham can generally be classified as a stable surrounding market with limited supply. Demand is primarily driven by owner-occupiers who wish to live in a rural area but are looking for good connections to Wasserburg am Inn, Rosenheim, and other economic hubs in the region. For sellers, the environment remains fundamentally friendly, as well-maintained existing properties and family-friendly houses continue to be in demand. At the same time, Babensham is not a market with strong speculative dynamics, but rather a location with solid, long-term price development. For capital investors, the location is interesting if attention is paid to sustainable lettability, good energy performance figures, and market-oriented purchase prices. The rough gross rental yield range is currently mostly around 2.6 % to 3.4 % gross, depending on the condition of the property, micro-location, and price level. Compared to larger cities, yields are somewhat more moderate, but the risk of vacancy in good locations is manageable. Overall, property prices in Babensham show a mature market picture with continued high relevance for buyers who value quality of life and regional stability.
A closer look at the last few years shows how the Babensham real estate market has specifically developed within the Bavarian market with its strong connection to Munich. For single-family and terraced houses in Babensham, the average purchase price moved from 3,250 €/m² in 2017 to currently 4,850 €/m² (2025) — a total change of +49.2 % over 8 years, which corresponds to an average value increase of +5.1 % p.a. Condominiums in Babensham started in 2017 at around 2,980 €/m² and are today at 4,250 €/m² (+42.6 % over 8 years, Ø +4.5 % p.a.). They are therefore often suitable as an entry into property ownership or as a capital investment with a manageable ticket size. The average net cold rent in Babensham developed from 7.90 €/m² (2017) to currently 11.20 €/m² — +41.8 % over 8 years or Ø +4.5 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Babensham rose from 210 €/m² (2017) to currently 520 €/m² (+147.6 % in 8 years) — an essential indicator for the structural location quality and local demand for building land. Based on current values, a rented condominium in Babensham results in a calculated gross rental yield of around 3.2 % — 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. For owners in Babensham 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.): 2.6 – 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 Babensham compared to the median of all municipalities in Bayern.
| Key figure | Babensham | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,850 €/m² | 3,650 €/m² | +32.9 % |
| Flats Ø | 4,250 €/m² | 3,850 €/m² | +10.4 % |
| Rents Ø | 11.20 €/m² | 9.80 €/m² | +14.3 % |
Annual average values for purchase prices (houses & flats) and rents in Babensham, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 3,250 €/m² | – | 2,980 €/m² | – | 7.90 €/m² | – |
| 2018 | 3,420 €/m² | +5.2 % | 3,120 €/m² | +4.7 % | 8.20 €/m² | +3.8 % |
| 2019 | 3,610 €/m² | +5.6 % | 3,280 €/m² | +5.1 % | 8.55 €/m² | +4.3 % |
| 2020 | 3,860 €/m² | +6.9 % | 3,470 €/m² | +5.8 % | 8.90 €/m² | +4.1 % |
| 2021 | 4,180 €/m² | +8.3 % | 3,720 €/m² | +7.2 % | 9.35 €/m² | +5.1 % |
| 2022 | 4,620 €/m² | +10.5 % | 4,050 €/m² | +8.9 % | 10.00 €/m² | +7 % |
| 2023 | 4,780 €/m² | +3.5 % | 4,180 €/m² | +3.2 % | 10.55 €/m² | +5.5 % |
| 2024 | 4,820 €/m² | +0.8 % | 4,220 €/m² | +1 % | 10.90 €/m² | +3.3 % |
| 2025 | 4,850 €/m² | +0.6 % | 4,250 €/m² | +0.7 % | 11.20 €/m² | +2.8 % |
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 Babensham — concisely answered.
For owners in Babensham who wish to sell their property and continue to live in it, FREITAG® offers the classic property annuity (Immobilienverrentung) — via usufruct (Nießbrauch), Right of residence, Leaseback or Life annuity. You release the capital tied up in your house or condominium in Babensham and secure a right of residence registered in the land registry.
The model that is particularly in demand is Usufruct: You remain the economic owner, are in the first rank in the land registry, and can even rent out the property if needed. An owner-occupancy termination is contractually excluded for all four models.
Whether it's care costs, gifts to heirs, or a noticeably higher pension: We will check for owners in Babensham, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Babensham 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 Babensham 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.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Babensham there is a specific, manageable circle of buyers. We have known and cultivated this circle for years, instead of advertising widely.
Often, leasing is the calmer path: you retain the property in Babensham your portfolio, hand over operational management, and receive ongoing income. We check the concept and creditworthiness of the tenant before the contract is concluded.
If the property is vacant or no longer profitable to operate, we examine repurposing — for example, into residential space, a boarding house, or practice premises. What is Babensham legally permissible under building law, we clarify before marketing.
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.
Many property owners in Babensham wish to sell without neighbours, tenants, or employees finding out. Gerhard Hahn has been providing precisely this discreet approach for over 30 years. Personal appointments in Babensham 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.
Owner-managed real estate agency by Manuel Wimmer with over 25 years of professional experience in residential property brokerage. The agent has successfully brokered over 500 properties and offers professional sales processing with market-oriented valuations for land, apartments, and houses in the Babensham region.
Visit websiteEstablished real estate company in Babensham, active in the market since 2007. The company is registered in the commercial register and offers real estate brokerage and management in the Rosenheim region.
Representative office of the international brokerage chain Engel & Völkers with a presence in Babensham. The company brokers residential properties and land in the region and offers comprehensive real estate services.
Visit websiteReal estate agent specializing in house sales, apartment sales, and land sales in the Munich-Starnberg region. The office also serves Babensham and the surrounding area with professional brokerage of residential properties.
Visit websiteLocal real estate agent with many years of expertise for the Rosenheim district and Southeast Upper Bavaria. The company brokers residential properties in Wasserburg am Inn and the dynamic surrounding area, which also includes Babensham.
Visit websiteAre you looking for a real estate agent not directly in Babensham, 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 Babensham (Ø 4,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Babensham 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:
From measurements and the energy performance certificate to buyer selection: We fully prepare your house before it goes on the market — and conduct negotiations up to notarisation.
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.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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.
For inheritance disputes, divorce, banks or sales — a reliable valuation that stands up to scrutiny from third parties.
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 State Building Authority of Rosenheim announces the completion of the first construction phase on state road 2092 in Babensham. This will be followed by finishing work and further renovation in 2026; properties are to remain accessible during the full closure.
At the Gasthof Penzinger See in Babensham, the new tenants are planning a revised gastronomic concept. The article classifies the new lease as part of local site and service development.
The mayor of Babensham talks about the economy, settlement pressure, and new building areas. Mentioned among other things are a medical center, additional building plots for locals, and the expansion of digital infrastructure.
