Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bad Kohlgrub.
Between the decision to sell and the notary appointment in Bad Kohlgrub, 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 Kohlgrub, 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
We generally market your property in Bad Kohlgrub initially off-market — without a sign, without an online advertisement, without a public exposé. Only when the discreet route has been exhausted and you expressly wish it, do we move to broad marketing. This way, your privacy is preserved — from neighbours, tenants, employees, and the tax office.
»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 Kohlgrub 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 Kohlgrub, 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 Kohlgrub.
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 Kohlgrub – discreetly, without obligation, and at an appointment time that suits you.
Below you will find a clear presentation of current purchase prices, rents, and land values in Bad Kohlgrub. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Bad Kohlgrub is a municipality in the Upper Bavarian district of Garmisch-Partenkirchen and Germany's highest-situated moor spa. The municipality is located at an elevation of 800 to 900 metres at the foot of the Hörnle within the Ammergau Alps Nature Park. Eight kilometres east of the village lie Staffelsee lake and the Murnauer Moos. Bad Kohlgrub includes numerous hamlets and has been officially recognised as a spa since 1948. This positions the area as an appealing residential location for property buyers or owners seeking a natural and health-focused environment.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bad Kohlgrub: 5,450 €/m²
House prices in Bad Kohlgrub 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 | 3,150 €/m² | – |
| 2016 | 3,320 €/m² | +5.4 % |
| 2017 | 3,540 €/m² | +6.6 % |
| 2018 | 3,820 €/m² | +7.9 % |
| 2019 | 4,120 €/m² | +7.9 % |
| 2020 | 4,420 €/m² | +7.3 % |
| 2021 | 4,780 €/m² | +8.1 % |
| 2022 | 5,180 €/m² | +8.4 % |
| 2023 | 5,260 €/m² | +1.5 % |
| 2024 | 5,450 €/m² | +3.6 % |
Current average purchase price per m² for apartments in Bad Kohlgrub: 5,850 €/m²
Apartments in Bad Kohlgrub 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 | 3,450 €/m² | – |
| 2016 | 3,640 €/m² | +5.5 % |
| 2017 | 3,890 €/m² | +6.9 % |
| 2018 | 4,180 €/m² | +7.5 % |
| 2019 | 4,520 €/m² | +8.1 % |
| 2020 | 4,860 €/m² | +7.5 % |
| 2021 | 5,230 €/m² | +7.6 % |
| 2022 | 5,680 €/m² | +8.6 % |
| 2023 | 5,720 €/m² | +0.7 % |
| 2024 | 5,850 €/m² | +2.3 % |
Current average rent per m² in Bad Kohlgrub: 12.40 €/m²
Rents in Bad Kohlgrub 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 | 8.20 €/m² | – |
| 2016 | 8.45 €/m² | +3 % |
| 2017 | 8.75 €/m² | +3.6 % |
| 2018 | 9.10 €/m² | +4 % |
| 2019 | 9.45 €/m² | +3.8 % |
| 2020 | 9.85 €/m² | +4.2 % |
| 2021 | 10.35 €/m² | +5.1 % |
| 2022 | 11.00 €/m² | +6.3 % |
| 2023 | 11.65 €/m² | +5.9 % |
| 2024 | 12.40 €/m² | +6.4 % |
Current average land value per m² in Bad Kohlgrub: 620 €/m²
The land value in Bad Kohlgrub 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 | 290 €/m² | – |
| 2016 | 310 €/m² | +6.9 % |
| 2017 | 335 €/m² | +8.1 % |
| 2018 | 365 €/m² | +9 % |
| 2019 | 400 €/m² | +9.6 % |
| 2020 | 445 €/m² | +11.3 % |
| 2021 | 500 €/m² | +12.4 % |
| 2022 | 575 €/m² | +15 % |
| 2023 | 600 €/m² | +4.3 % |
| 2024 | 620 €/m² | +3.3 % |
The real estate market in Bad Kohlgrub can generally be classified as a tight, supply-driven market. For buyers, this means that good properties continue to be in high demand despite higher interest rates, especially if the location, condition and energy efficiency are convincing. Sellers benefit from limited new construction activity and the consistently attractive location profile of the spa town. Compared to larger centres, market liquidity is lower, but price levels are stable in relation to the quality of the location. For investors, apartments remain interesting if rental income can be calculated reliably and the condition of the property does not suggest high follow-up costs. The rough gross rental yield range is currently mostly around 2.3% to 3.2%, depending on the purchase price, micro-location and lettability. Therefore, real estate prices in Bad Kohlgrub are less likely to see short-term fluctuations and more likely to show long-term robust development. Anyone evaluating the price per square metre in Bad Kohlgrub should always take into account the limited availability of land and the high quality of the surrounding environment. For those looking to buy a house or apartment in Bad Kohlgrub, the market remains selective but fundamentally stable in value. The development of the standard land value also points to a consistently firm land market with only limited supply.
The data from recent years paints a clear picture of price movements for Bad Kohlgrub within the Bavarian market, given its strong connection to Munich. For detached and terraced houses in Bad Kohlgrub, the average purchase price moved from 3,150 €/m² in 2015 to the current 5,450 €/m² (2024) — a total change of +73.0% over 9 years, which corresponds to an average value increase of +6.3% p.a. Condominiums in Bad Kohlgrub started at around 3,450 €/m² in 2015 and are now at 5,850 €/m² (+69.6% over 9 years, Ø +6.0% p.a.). This often makes them suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Bad Kohlgrub developed from 8.20 €/m² (2015) to the current 12.40 €/m² — +51.2% over 9 years or Ø +4.7% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Bad Kohlgrub rose from 290 €/m² (2015) to the current 620 €/m² (+113.8% in 9 years) — a key indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Bad Kohlgrub yields a calculated gross rental return of around 2.5% — 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 2,500 inhabitants, Bad Kohlgrub is a manageable market size — which means that well-priced, well-prepared properties are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bad Kohlgrub considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators that cannot account for micro-location, energy efficiency and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.3 – 3.2 % 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 Kohlgrub compared to the median of all municipalities in Bayern.
| Key figure | Bad Kohlgrub | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,450 €/m² | 3,650 €/m² | +49.3 % |
| Flats Ø | 5,850 €/m² | 3,850 €/m² | +51.9 % |
| Rents Ø | 12.40 €/m² | 9.80 €/m² | +26.5 % |
Annual average values for purchase prices (houses & flats) and rents in Bad Kohlgrub, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 3,150 €/m² | – | 3,450 €/m² | – | 8.20 €/m² | – |
| 2016 | 3,320 €/m² | +5.4 % | 3,640 €/m² | +5.5 % | 8.45 €/m² | +3 % |
| 2017 | 3,540 €/m² | +6.6 % | 3,890 €/m² | +6.9 % | 8.75 €/m² | +3.6 % |
| 2018 | 3,820 €/m² | +7.9 % | 4,180 €/m² | +7.5 % | 9.10 €/m² | +4 % |
| 2019 | 4,120 €/m² | +7.9 % | 4,520 €/m² | +8.1 % | 9.45 €/m² | +3.8 % |
| 2020 | 4,420 €/m² | +7.3 % | 4,860 €/m² | +7.5 % | 9.85 €/m² | +4.2 % |
| 2021 | 4,780 €/m² | +8.1 % | 5,230 €/m² | +7.6 % | 10.35 €/m² | +5.1 % |
| 2022 | 5,180 €/m² | +8.4 % | 5,680 €/m² | +8.6 % | 11.00 €/m² | +6.3 % |
| 2023 | 5,260 €/m² | +1.5 % | 5,720 €/m² | +0.7 % | 11.65 €/m² | +5.9 % |
| 2024 | 5,450 €/m² | +3.6 % | 5,850 €/m² | +2.3 % | 12.40 €/m² | +6.4 % |
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 Kohlgrub — concisely answered.
Many owners in Bad Kohlgrub 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 Kohlgrub 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 production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Bad Kohlgrub 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 Kohlgrub 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 Kohlgrub 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 Kohlgrub — 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 Kohlgrub , and accompany you until the notary or lease agreement appointment.
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.
Especially in a smaller municipality like Bad Kohlgrub, discretion is crucial. For over 30 years, Gerhard Hahn has primarily marketed off-market — without signs, without portals, without unnecessary external exposure. Personal appointments in Bad Kohlgrub 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 for Bad Kohlgrub and Garmisch-Partenkirchen, specialising in renting, buying, and selling properties in the region. Presenting current property listings as well as holiday homes from Upper Bavaria.
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Estate agent based in Bad Kohlgrub, active in the Garmisch-Partenkirchen district in the sale and brokerage of residential properties.
Visit websiteEstate agent in Bad Kohlgrub listed on ImmoScout24 with a high rating (4.9). Specialising in the local property market in Bad Kohlgrub and the surrounding area.
Local agent in Bad Kohlgrub, active on ImmoScout24 with a focus on the sale and brokerage of residential properties in the region.
Are you looking for a real estate agent not directly in Bad Kohlgrub, 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 Kohlgrub (Ø 5,450 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bad Kohlgrub 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.
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.
A plot of land sells based on what can be built on it. We determine the realistic building rights and approach property developers and private buyers in parallel.
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.
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.
Understandable valuation as a basis for sale or letting — carried out by certified experts with regional market knowledge.
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 explains municipal property matters such as purchasing, selling, and buying and selling building plots. The text describes general responsibilities and procedures of the municipality of Bad Kohlgrub.
The municipality provides information on the receipt and payment of the property tax assessment; rules relevant to properties and agricultural and forestry businesses are mentioned. This is municipal economic/real estate information with a direct connection to Bad Kohlgrub.
The municipal website explains rules and contact persons for renovation and new construction projects in Bad Kohlgrub as well as how to deal with development plans and the local design statutes. This is more administrative information than news, but it explicitly concerns construction development in the town.
The municipality of Bad Kohlgrub published a notice regarding the amendment of the development plan "Special Area Schillingshof". The process concerns municipal urban land-use planning and thus a central basis for future structural use.
After years of planning, the groundbreaking ceremony for an approximately 1.5 hectare industrial estate on Gotthelfweg was celebrated in Bad Kohlgrub. According to the report, the plots have already been partially allocated to businesses; development is scheduled to be completed in the summer of the following year.
According to the report, several projects are running simultaneously in Bad Kohlgrub, including the industrial estate development on Gotthelfweg and the expansion of the St. Martin daycare center. Construction for the daycare expansion is scheduled to start in the spring of 2025 and be completed one year later.
