Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bad Aibling.
Anyone selling or letting a property in Bad Aibling 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 Bad Aibling, 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Bad Aibling. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
»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 Bad Aibling 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 Bad Aibling, 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 Bad Aibling.
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 Bad Aibling – 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 Bad Aibling. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Bad Aibling is a town in Bavaria's Rosenheim district, situated in the Mangfall Valley within the Alpine foothills. The town centre lies at the foot of the Klafferer moraine hill, featuring the Irlachweiher lake and Kurpark on its southern edge. Transport links include an interchange for the Bundesautobahn 8 and two railway stations on the Mangfalltalbahn line between Holzkirchen and Rosenheim. It is located approximately 50 km southeast of Munich and 10 km west of Rosenheim. This offers property buyers and owners a location with good accessibility and a combination of urban and natural surroundings.
Source for local facts: Wikipedia
Source: Wikidata (official statistics)
Current average purchase price per m² for houses in Bad Aibling: 6,850 €/m²
House prices in Bad Aibling 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 | 4,650 €/m² | – |
| 2018 | 4,950 €/m² | +6.5 % |
| 2019 | 5,300 €/m² | +7.1 % |
| 2020 | 5,650 €/m² | +6.6 % |
| 2021 | 6,150 €/m² | +8.8 % |
| 2022 | 6,650 €/m² | +8.1 % |
| 2023 | 6,780 €/m² | +2 % |
| 2024 | 6,720 €/m² | -0.9 % |
| 2025 | 6,790 €/m² | +1 % |
| 2026 | 6,850 €/m² | +0.9 % |
Current average purchase price per m² for apartments in Bad Aibling: 5,850 €/m²
Apartments in Bad Aibling 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 | 3,950 €/m² | – |
| 2018 | 4,200 €/m² | +6.3 % |
| 2019 | 4,500 €/m² | +7.1 % |
| 2020 | 4,850 €/m² | +7.8 % |
| 2021 | 5,250 €/m² | +8.2 % |
| 2022 | 5,700 €/m² | +8.6 % |
| 2023 | 5,780 €/m² | +1.4 % |
| 2024 | 5,720 €/m² | -1 % |
| 2025 | 5,790 €/m² | +1.2 % |
| 2026 | 5,850 €/m² | +1 % |
Current average rent per m² in Bad Aibling: 13.90 €/m²
Rents in Bad Aibling 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 | 9.80 €/m² | – |
| 2018 | 10.20 €/m² | +4.1 % |
| 2019 | 10.60 €/m² | +3.9 % |
| 2020 | 11.10 €/m² | +4.7 % |
| 2021 | 11.70 €/m² | +5.4 % |
| 2022 | 12.40 €/m² | +6 % |
| 2023 | 12.95 €/m² | +4.4 % |
| 2024 | 13.20 €/m² | +1.9 % |
| 2025 | 13.55 €/m² | +2.7 % |
| 2026 | 13.90 €/m² | +2.6 % |
Current average land value per m² in Bad Aibling: 1,050 €/m²
The land value in Bad Aibling 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 | 620 €/m² | – |
| 2018 | 680 €/m² | +9.7 % |
| 2019 | 760 €/m² | +11.8 % |
| 2020 | 850 €/m² | +11.8 % |
| 2021 | 940 €/m² | +10.6 % |
| 2022 | 1,020 €/m² | +8.5 % |
| 2023 | 1,040 €/m² | +2 % |
| 2024 | 1,030 €/m² | -1 % |
| 2025 | 1,040 €/m² | +1 % |
| 2026 | 1,050 €/m² | +1 % |
The property market in Bad Aibling can generally be classified as a stable market with strong demand and a rather limited supply. Property prices in Bad Aibling show that houses and apartments have reached a high price level compared to the surrounding area, supported by the quality of the location, good accessibility, and residential appeal. For buyers, this means that anyone looking for a property in a good location must continue to expect a demanding price per square metre in Bad Aibling. At the same time, the market has calmed down somewhat after the price jumps of previous years, which may open up room for negotiation on individual properties. For sellers, Bad Aibling remains a fundamentally advantageous market, provided the location, condition, and energy efficiency are right. Capital investors will find interesting prospects, especially for apartments with solid rental potential. Depending on the property, location, and purchase price, the gross rental yield is currently mostly in the range of about 2.5% to 3.5%; for well-priced existing apartments or smaller units, slightly higher values are occasionally possible. Overall, the combination of stable demand, limited new construction, and good regional integration points to a robust long-term market. However, anyone wishing to buy an apartment in Bad Aibling or buy a house in Bad Aibling should carefully consider the high price base and the selective supply situation.
Anyone wishing to make a well-founded assessment of the market in Bad Aibling within the Bavarian market and its strong connection to Munich should take a look at the multi-year price development. For detached and terraced houses in Bad Aibling, the average purchase price moved from 4,650 €/m² in 2017 to currently 6,850 €/m² (2026) — a total change of +47.3% over 9 years, which corresponds to an average value increase of +4.4% p.a. Condominiums in Bad Aibling started at around 3,950 €/m² in 2017 and are now at 5,850 €/m² (+48.1% over 9 years, Ø +4.5% 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 Bad Aibling developed from 9.80 €/m² (2017) to currently 13.90 €/m² — +41.8% over 9 years or Ø +4.0% p.a. For landlords, the continuous increase in rent ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bad Aibling rose from 620 €/m² (2017) to currently 1,050 €/m² (+69.4% 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 Bad Aibling results in a calculated gross rental yield of around 2.9% — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. With around 20,000 inhabitants, Bad Aibling forms a manageable market size — which means that well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bad Aibling 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 the micro-location, energy efficiency, and building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.5 – 3.5 % 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 Bad Aibling compared to the median of all municipalities in Bayern.
| Key figure | Bad Aibling | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,850 €/m² | 3,650 €/m² | +87.7 % |
| Flats Ø | 5,850 €/m² | 3,850 €/m² | +51.9 % |
| Rents Ø | 13.90 €/m² | 9.80 €/m² | +41.8 % |
Annual average values for purchase prices (houses & flats) and rents in Bad Aibling, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 4,650 €/m² | – | 3,950 €/m² | – | 9.80 €/m² | – |
| 2018 | 4,950 €/m² | +6.5 % | 4,200 €/m² | +6.3 % | 10.20 €/m² | +4.1 % |
| 2019 | 5,300 €/m² | +7.1 % | 4,500 €/m² | +7.1 % | 10.60 €/m² | +3.9 % |
| 2020 | 5,650 €/m² | +6.6 % | 4,850 €/m² | +7.8 % | 11.10 €/m² | +4.7 % |
| 2021 | 6,150 €/m² | +8.8 % | 5,250 €/m² | +8.2 % | 11.70 €/m² | +5.4 % |
| 2022 | 6,650 €/m² | +8.1 % | 5,700 €/m² | +8.6 % | 12.40 €/m² | +6 % |
| 2023 | 6,780 €/m² | +2 % | 5,780 €/m² | +1.4 % | 12.95 €/m² | +4.4 % |
| 2024 | 6,720 €/m² | -0.9 % | 5,720 €/m² | -1 % | 13.20 €/m² | +1.9 % |
| 2025 | 6,790 €/m² | +1 % | 5,790 €/m² | +1.2 % | 13.55 €/m² | +2.7 % |
| 2026 | 6,850 €/m² | +0.9 % | 5,850 €/m² | +1 % | 13.90 €/m² | +2.6 % |
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 Bad Aibling — concisely answered.
For owners in Bad Aibling 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 Bad Aibling 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 Bad Aibling, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Entrepreneurs in Bad Aibling who wish to sell their commercial property and lease it back use Sale & Lease-Back: They sell office buildings, warehouses or practice premises to an investor, receive liquidity for growth or consolidation, and lease the property back long-term. The location in Bad Aibling remains unchanged.
FREITAG® accompanies the entire process: value-based valuation, selection of qualified investors, contract drafting with clear lease-back conditions — including options for repurchase and flexible terms.
We check free of charge whether your commercial property in Bad Aibling is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Bad Aibling 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 Bad Aibling 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 Bad Aibling legally permissible under building law, we clarify before marketing.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
Gerhard Hahn has been appraising and brokering real estate in Bavaria and Southern Germany for more than three decades. His focus is on properties that are not publicly advertised, and on constellations where multiple owners need to find a common solution.
Buyers and sellers in Bad Aibling benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Bad Aibling 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.
Real estate agent in Bad Aibling specialising in the sale, letting, and valuation of residential properties. The company offers comprehensive services for the local property market.
Visit websiteSpecialist for properties in Bad Aibling and the surrounding area with a focus on non-standard cases. Offers free initial consultation and property valuation in the 830 postcode area.
Visit websiteEstablished real estate agent in Bad Aibling with an office in the town centre. Specialising in the sale and letting of residential properties in the region.
Visit websiteAward-winning real estate agent in Bad Aibling, rated as the best agent in the town. Claudia Arzberger manages the sale and letting of residential properties in Bad Aibling and its districts.
Visit websiteReal estate agent located in the town centre of Bad Aibling, easily accessible near the motorway. Serves the region around Bad Aibling as well as surrounding municipalities such as Bruckmühl and Miesbach.
Visit websiteOwner-managed estate agent with a focus on the purchase, sale, and letting of residential properties in the Rosenheim district. Active in Bad Aibling, Chiemgau, and the Inn Valley.
Visit websiteActive as a real estate agent in the Rosenheim catchment area since 1990 with experience in Bad Aibling. Specialised in market-oriented valuation and property marketing in the 830 postcode region.
Visit websiteAre you looking for a real estate agent not directly in Bad Aibling, 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 Bad Aibling (Ø 6,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bad Aibling 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
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.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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.
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
In Bad Aibling, a project featuring apartments above a supermarket is being built on Ellmosener Straße. The building permit for 53 residential units and a local supplier was granted in September 2025; the structural work is now well advanced.
Krones is building a new production facility in the Mietraching technology park in Bad Aibling. The site, with a total area of around 30,000 square meters, is scheduled to be completed by 2027; work has been underway since the groundbreaking ceremony, and the project is intended to revitalize the former industrial area.
In Bad Aibling, the symbolic groundbreaking ceremony marked the start of a new Krones company building in the Mietraching technology park. Plans include around 18,000 square meters of new construction space on the former barracks site, with completion scheduled for mid-2027.
The city of Bad Aibling bundles information on planning and building on its administrative website, including building plots and other offers related to business and housing. The site serves as a municipal entry point for local construction and property topics.
For Bad Aibling, a real estate market page displays purchase and rental prices as well as yields for existing and new properties. The page lists, among other things, average prices for houses and apartments as well as the development of rental and purchase prices.
Residential/commercial building in Regensburg sought for rent. Creditworthiness verifiable, takeover possible at short notice.
Residential/commercial building in Regensburg sought for rent. Creditworthiness verifiable, takeover possible at short notice.
Investment sought: Plot of land in Koblenz with verifiable rental income. Renovation needs are not an exclusion criterion if the price is right.
Investment sought: Plot of land in Koblenz with verifiable rental income. Renovation needs are not an exclusion criterion if the price is right.
We are renting a penthouse in Mönchengladbach or the nearby surroundings. At least 90 m², preferably with outdoor space.
We are renting a penthouse in Mönchengladbach or the nearby surroundings. At least 90 m², preferably with outdoor space.
