Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bad Bayersoien.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Bad Bayersoien 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 Bad Bayersoien, 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 Bad Bayersoien 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 Bad Bayersoien 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 Bayersoien, 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 Bayersoien.
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 Bayersoien – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bad Bayersoien at a glance: purchase prices for houses and flats, rents, and land values, each with a history of several years. The basis is publicly available statistics and analyses from the valuation committees.
Bad Bayersoien is a municipality located in the Upper Bavarian district of Garmisch-Partenkirchen, situated in the Bavarian Oberland region. It functions as a spa town and peat health resort, bordering the Bayersoiener See and close to the Ammergau Alps Nature Park. The municipality consists of eight constituent communities and forms a single district. Bad Bayersoien is a member of the Saulgrub administrative association. Its location by the lake and within natural surroundings offers residents and property owners opportunities for recreation and access to the landscape.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bad Bayersoien: 5,050 €/m²
House prices in Bad Bayersoien 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 | 3,250 €/m² | – |
| 2017 | 3,420 €/m² | +5.2 % |
| 2018 | 3,610 €/m² | +5.6 % |
| 2019 | 3,820 €/m² | +5.8 % |
| 2020 | 4,080 €/m² | +6.8 % |
| 2021 | 4,420 €/m² | +8.3 % |
| 2022 | 4,820 €/m² | +9 % |
| 2023 | 4,980 €/m² | +3.3 % |
| 2024 | 5,020 €/m² | +0.8 % |
| 2025 | 5,050 €/m² | +0.6 % |
Current average purchase price per m² for apartments in Bad Bayersoien: 4,650 €/m²
Apartments in Bad Bayersoien 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 | 2,980 €/m² | – |
| 2017 | 3,120 €/m² | +4.7 % |
| 2018 | 3,290 €/m² | +5.4 % |
| 2019 | 3,470 €/m² | +5.5 % |
| 2020 | 3,690 €/m² | +6.3 % |
| 2021 | 3,980 €/m² | +7.9 % |
| 2022 | 4,280 €/m² | +7.5 % |
| 2023 | 4,520 €/m² | +5.6 % |
| 2024 | 4,610 €/m² | +2 % |
| 2025 | 4,650 €/m² | +0.9 % |
Current average rent per m² in Bad Bayersoien: 11.80 €/m²
Rents in Bad Bayersoien 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 | 7.90 €/m² | – |
| 2017 | 8.20 €/m² | +3.8 % |
| 2018 | 8.50 €/m² | +3.7 % |
| 2019 | 8.80 €/m² | +3.5 % |
| 2020 | 9.20 €/m² | +4.5 % |
| 2021 | 9.70 €/m² | +5.4 % |
| 2022 | 10.30 €/m² | +6.2 % |
| 2023 | 10.90 €/m² | +5.8 % |
| 2024 | 11.40 €/m² | +4.6 % |
| 2025 | 11.80 €/m² | +3.5 % |
Current average land value per m² in Bad Bayersoien: 720 €/m²
The land value in Bad Bayersoien 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 | 310 €/m² | – |
| 2017 | 335 €/m² | +8.1 % |
| 2018 | 365 €/m² | +9 % |
| 2019 | 400 €/m² | +9.6 % |
| 2020 | 445 €/m² | +11.3 % |
| 2021 | 510 €/m² | +14.6 % |
| 2022 | 610 €/m² | +19.6 % |
| 2023 | 680 €/m² | +11.5 % |
| 2024 | 705 €/m² | +3.7 % |
| 2025 | 720 €/m² | +2.1 % |
The real estate market in Bad Bayersoien is generally a seller's market, with market liquidity remaining low due to the small population and limited supply. This means: good properties in quiet locations, in well-maintained condition and with an attractive plot size usually find interested parties quickly. At the same time, the market is highly segmented; older existing properties in need of renovation are valued much more cautiously than modernised houses or apartments. Demand comes from both owner-occupiers and buyers looking for a second home or a value-stable property in the Alpine foothills. For investors, Bad Bayersoien is interesting because the combination of scarce land, tourism and a limited supply of new builds supports long-term value stability. The gross rental yield range for apartments is currently typically around 2.6% to 3.4%; for very good existing properties it is sometimes slightly lower, and for reasonably purchased properties with solid rental potential, slightly higher. Overall, real estate prices in Bad Bayersoien point to a robust, but not highly dynamic market with a focus on quality, location and value retention. Anyone wishing to buy an apartment or a house in Bad Bayersoien should carefully consider the local scarcity and the significant differences in location.
Anyone wishing to soundly classify the market in Bad Bayersoien 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 Bad Bayersoien, the average purchase price moved from 3,250 €/m² in 2016 to the current 5,050 €/m² (2025) — a total change of +55.4% over 9 years, which corresponds to an average value increase of +5.0% p.a. Condominiums in Bad Bayersoien started at around 2,980 €/m² in 2016 and are now at 4,650 €/m² (+56.0% over 9 years, Ø +5.1% p.a.). They are therefore often suitable as an entry into home ownership or as an investment with a manageable ticket size. The average net cold rent in Bad Bayersoien developed from 7.90 €/m² (2016) to the current 11.80 €/m² — +49.4% over 9 years or Ø +4.6% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Bad Bayersoien rose from 310 €/m² (2016) to the current 720 €/m² (+132.3% in 9 years) — an essential indicator of the structural location quality and the local demand for building land. Based on current values, a rented condominium in Bad Bayersoien yields a calculated gross rental return of around 3.0% — 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 1,300 inhabitants, Bad Bayersoien forms a limited but continuous transaction volume — which means: properties priced in line with the market and well-prepared are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bad Bayersoien who are 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 Bad Bayersoien compared to the median of all municipalities in Bayern.
| Key figure | Bad Bayersoien | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,050 €/m² | 3,650 €/m² | +38.4 % |
| Flats Ø | 4,650 €/m² | 3,850 €/m² | +20.8 % |
| Rents Ø | 11.80 €/m² | 9.80 €/m² | +20.4 % |
Annual average values for purchase prices (houses & flats) and rents in Bad Bayersoien, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 3,250 €/m² | – | 2,980 €/m² | – | 7.90 €/m² | – |
| 2017 | 3,420 €/m² | +5.2 % | 3,120 €/m² | +4.7 % | 8.20 €/m² | +3.8 % |
| 2018 | 3,610 €/m² | +5.6 % | 3,290 €/m² | +5.4 % | 8.50 €/m² | +3.7 % |
| 2019 | 3,820 €/m² | +5.8 % | 3,470 €/m² | +5.5 % | 8.80 €/m² | +3.5 % |
| 2020 | 4,080 €/m² | +6.8 % | 3,690 €/m² | +6.3 % | 9.20 €/m² | +4.5 % |
| 2021 | 4,420 €/m² | +8.3 % | 3,980 €/m² | +7.9 % | 9.70 €/m² | +5.4 % |
| 2022 | 4,820 €/m² | +9 % | 4,280 €/m² | +7.5 % | 10.30 €/m² | +6.2 % |
| 2023 | 4,980 €/m² | +3.3 % | 4,520 €/m² | +5.6 % | 10.90 €/m² | +5.8 % |
| 2024 | 5,020 €/m² | +0.8 % | 4,610 €/m² | +2 % | 11.40 €/m² | +4.6 % |
| 2025 | 5,050 €/m² | +0.6 % | 4,650 €/m² | +0.9 % | 11.80 €/m² | +3.5 % |
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 Bayersoien — concisely answered.
Property annuity (Immobilienverrentung) in Bad Bayersoien 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 Bad Bayersoien. 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 Bad Bayersoien.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Bad Bayersoien 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 Bad Bayersoien 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.
Hospitality properties in Bad Bayersoien 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 Bad Bayersoien — 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 Bad Bayersoien , 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.
Many property owners in Bad Bayersoien 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 Bad Bayersoien 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 estate agent in Bad Bayersoien, active on ImmoScout24 with reviews. Specialising in the sale and brokerage of residential properties in the Garmisch-Partenkirchen district.
Visit websiteEstate agent in Bad Bayersoien, listed on ImmoScout24. Offers services for the sale of residential properties in the surrounding area.
Visit websiteProfessional estate agent with an office in Murnau am Staffelsee serving Bad Bayersoien. Over 30 years of experience in the sale of residential properties, with over 12,000 properties brokered.
Visit websiteOffers property brokerage in Bad Bayersoien and throughout Bavaria. Professional 360-degree advice for the sale and letting of residential properties with high ratings.
Visit websiteRecommended estate agent in the Bad Bayersoien region on an agent recommendation platform. Specialising in the local sale of houses and apartments.
Visit websiteAre you looking for a real estate agent not directly in Bad Bayersoien, 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 Bayersoien (Ø 5,050 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bad Bayersoien 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.
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.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
Sell and stay living in your home: We compare the four common models based on your situation and clearly state the disadvantages as well as the advantages.
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 portrait provides an economic overview of Bad Bayersoien and highlights several developments relevant to the municipality: tourism as a foundation, a controversial hotel project, the renovation of a former hotel building, and developed residential areas for locals. Despite its local focus, it is more of a background piece than a single news item.
This report covers plans for a second four-star hotel in Bad Bayersoien. The former spa house is to be demolished and replaced by a new building featuring guest rooms, treatment rooms, and other facilities.
Planning for a new industrial park has begun in Bad Bayersoien. According to the report, an area near the Echelsbacher Brücke has been identified for this purpose after the municipality spent a long time searching for a suitable site.
