Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bad Heilbrunn.
Between the decision to sell and the notary appointment in Bad Heilbrunn, 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 Bad Heilbrunn, 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
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 Heilbrunn 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 Heilbrunn 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 Heilbrunn, 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 Heilbrunn.
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 Heilbrunn – 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 Heilbrunn. 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 Heilbrunn is a municipality in the Upper Bavarian district of Bad Tölz-Wolfratshausen, holding the status of a climatic health resort since 2005. It is situated in southern Bavaria at one of the northernmost foothills of the Alps, positioned between the rivers Isar and Loisach. Nearby towns include Penzberg to the west, Bad Tölz to the east, and Geretsried to the north, which is the largest town in the district. The municipality is comprised of 34 constituent communities, including the districts of Bad Heilbrunn, Mürnsee, and Oberbuchen. This location offers property owners an established address with historical roots and the benefits of a health resort.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bad Heilbrunn: 6,850 €/m²
House prices in Bad Heilbrunn 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 |
|---|---|---|
| 2015 | 3,950 €/m² | – |
| 2016 | 4,150 €/m² | +5.1 % |
| 2017 | 4,420 €/m² | +6.5 % |
| 2018 | 4,760 €/m² | +7.7 % |
| 2019 | 5,120 €/m² | +7.6 % |
| 2020 | 5,520 €/m² | +7.8 % |
| 2021 | 6,050 €/m² | +9.6 % |
| 2022 | 6,720 €/m² | +11.1 % |
| 2023 | 6,780 €/m² | +0.9 % |
| 2024 | 6,850 €/m² | +1 % |
Current average purchase price per m² for apartments in Bad Heilbrunn: 5,950 €/m²
Apartments in Bad Heilbrunn 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 |
|---|---|---|
| 2015 | 3,250 €/m² | – |
| 2016 | 3,420 €/m² | +5.2 % |
| 2017 | 3,620 €/m² | +5.8 % |
| 2018 | 3,880 €/m² | +7.2 % |
| 2019 | 4,180 €/m² | +7.7 % |
| 2020 | 4,560 €/m² | +9.1 % |
| 2021 | 5,050 €/m² | +10.7 % |
| 2022 | 5,720 €/m² | +13.3 % |
| 2023 | 5,880 €/m² | +2.8 % |
| 2024 | 5,950 €/m² | +1.2 % |
Current average rent per m² in Bad Heilbrunn: 13.80 €/m²
Rents in Bad Heilbrunn 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 |
|---|---|---|
| 2015 | 8.90 €/m² | – |
| 2016 | 9.20 €/m² | +3.4 % |
| 2017 | 9.55 €/m² | +3.8 % |
| 2018 | 9.95 €/m² | +4.2 % |
| 2019 | 10.40 €/m² | +4.5 % |
| 2020 | 10.95 €/m² | +5.3 % |
| 2021 | 11.55 €/m² | +5.5 % |
| 2022 | 12.35 €/m² | +6.9 % |
| 2023 | 13.05 €/m² | +5.7 % |
| 2024 | 13.80 €/m² | +5.7 % |
Current average land value per m² in Bad Heilbrunn: 1,050 €/m²
The land value in Bad Heilbrunn 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 |
|---|---|---|
| 2015 | 520 €/m² | – |
| 2016 | 560 €/m² | +7.7 % |
| 2017 | 610 €/m² | +8.9 % |
| 2018 | 690 €/m² | +13.1 % |
| 2019 | 770 €/m² | +11.6 % |
| 2020 | 860 €/m² | +11.7 % |
| 2021 | 960 €/m² | +11.6 % |
| 2022 | 1,080 €/m² | +12.5 % |
| 2023 | 1,060 €/m² | -1.9 % |
| 2024 | 1,050 €/m² | -0.9 % |
The real estate market in Bad Heilbrunn can generally be classified as a rather tight, value-stable market with strong demand. On the buyer side, the market is dominated by owner-occupiers, families in need of space, and prospective buyers from the wider Upper Bavarian region who are deliberately opting for quiet residential locations. On the seller side, owners benefit from limited supply and a continued solid willingness to pay in the market. Price trends for houses and apartments have shown a clear upward trend over many years, followed by a phase of stabilisation since 2023. This points to a market that is not overheated but remains structurally tight. For investors, Bad Heilbrunn is interesting primarily due to its stable lettability. Rental prices in Bad Heilbrunn are rising moderately, which can result in gross rental yields in the range of approximately 2.6 % to 3.4 % for existing properties and smaller apartments; in the case of properties purchased at a favourable price or smaller units, slightly higher values are occasionally possible. In relation to purchase prices, the yield remains rather conservative, which is typical for a suburban location with high residential quality. Anyone wishing to buy a house in Bad Heilbrunn or buy an apartment in Bad Heilbrunn should primarily consider the location, plot size, energy condition, and the long-term availability of infrastructure. Overall, the price per square metre in Bad Heilbrunn remains at an upscale but understandable level.
Anyone wishing to soundly assess the market in Bad Heilbrunn 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 Heilbrunn, the average purchase price moved from 3,950 €/m² in 2015 to the current 6,850 €/m² (2024) — a total change of +73.4 % over 9 years, which corresponds to an average value increase of +6.3 % p.a. Condominiums in Bad Heilbrunn started at around 3,250 €/m² in 2015 and are now at 5,950 €/m² (+83.1 % over 9 years, Ø +7.0 % p.a.). They are therefore often suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Bad Heilbrunn developed from 8.90 €/m² (2015) to the current 13.80 €/m² — +55.1 % over 9 years or Ø +5.0 % p.a.. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bad Heilbrunn rose from 520 €/m² (2015) 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 Bad Heilbrunn yields a calculated gross rental yield of around 2.8 % — 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 3,800 inhabitants, Bad Heilbrunn forms a manageable market size — which means: market-priced, well-prepared properties are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Bad Heilbrunn 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 the 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 Heilbrunn compared to the median of all municipalities in Bayern.
| Key figure | Bad Heilbrunn | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,850 €/m² | 3,650 €/m² | +87.7 % |
| Flats Ø | 5,950 €/m² | 3,850 €/m² | +54.5 % |
| Rents Ø | 13.80 €/m² | 9.80 €/m² | +40.8 % |
Annual average values for purchase prices (houses & flats) and rents in Bad Heilbrunn, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 3,950 €/m² | – | 3,250 €/m² | – | 8.90 €/m² | – |
| 2016 | 4,150 €/m² | +5.1 % | 3,420 €/m² | +5.2 % | 9.20 €/m² | +3.4 % |
| 2017 | 4,420 €/m² | +6.5 % | 3,620 €/m² | +5.8 % | 9.55 €/m² | +3.8 % |
| 2018 | 4,760 €/m² | +7.7 % | 3,880 €/m² | +7.2 % | 9.95 €/m² | +4.2 % |
| 2019 | 5,120 €/m² | +7.6 % | 4,180 €/m² | +7.7 % | 10.40 €/m² | +4.5 % |
| 2020 | 5,520 €/m² | +7.8 % | 4,560 €/m² | +9.1 % | 10.95 €/m² | +5.3 % |
| 2021 | 6,050 €/m² | +9.6 % | 5,050 €/m² | +10.7 % | 11.55 €/m² | +5.5 % |
| 2022 | 6,720 €/m² | +11.1 % | 5,720 €/m² | +13.3 % | 12.35 €/m² | +6.9 % |
| 2023 | 6,780 €/m² | +0.9 % | 5,880 €/m² | +2.8 % | 13.05 €/m² | +5.7 % |
| 2024 | 6,850 €/m² | +1 % | 5,950 €/m² | +1.2 % | 13.80 €/m² | +5.7 % |
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 Bad Heilbrunn — concisely answered.
Many owners in Bad Heilbrunn 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 Bad Heilbrunn 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 Bad Heilbrunn 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 Bad Heilbrunn. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Bad Heilbrunn 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 Heilbrunn 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 Heilbrunn legally permissible under building law, we clarify before marketing.
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.
A reliable valuation in Bad Heilbrunn requires genuine comparative data and a feel for micro-location — Gerhard Hahn has internalised both after 30+ years of market proximity in Bavaria. Personal appointments in Bad Heilbrunn 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 estate agency since 2010, specialising in the brokerage of residential and commercial properties in the Oberland region between the Isar and Loisach rivers, including Bad Heilbrunn. Offers professional property valuations, energy performance certificates, as well as sales and lettings. Part of the DIV broker network, ranked among the top tier in Germany.
Visit websiteOwner-managed estate agency for over 5 years, specialising in the discreet brokerage and valuation of high-end residential properties in the Bavarian Oberland, including Bad Heilbrunn. Works with a genuine network for property owners. Focus on precision and exclusivity.
Visit websiteAre you looking for a real estate agent not directly in Bad Heilbrunn, 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 Heilbrunn (Ø 6,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bad Heilbrunn 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.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
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
A new town center with approximately 150 residential and commercial units is being built in Bad Heilbrunn for around 50 million euros. According to the report, the project is scheduled to be completed by the end of 2027; the spaces have already been sold.
Bad Heilbrunn is planning a new town center with a medical building, a medical care center, a kindergarten, a fountain, and residential buildings. The article describes the development as a comprehensive town redesign with a strong focus on housing and healthcare.
The future of the former Holzmann nursery in Bad Heilbrunn is being reorganized. The report states that commercial spaces are mandatory in new buildings and apartments may only be built on the upper floors.
The municipality of Bad Heilbrunn is publishing the 1st amendment to the 'New Town Center' development plan. The goal is to create the legal building requirements for the development of an approximately 3.73-hectare area in the town center.
The urban planning portal lists the 1st amendment to the 'Südliche Birkenallee' development plan for Bad Heilbrunn, with a participation period up to and including November 12, 2024. The entry refers directly to the ongoing procedure in Bad Heilbrunn.
The Bad Heilbrunn municipal council approved the 1st amendment to the 'Zimmerlenz' development plan. The plan is intended to manage and improve development and densification in the town.
The page lists Bad Heilbrunn in an overview of land prices and mentions current price per square meter as well as their development. It is a data-based market overview of real estate prices in the municipality.
The municipal website bundles legally binding and pending development plans for Bad Heilbrunn. It refers to official announcements as the source for ongoing planning procedures.
