Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bad Tölz.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Bad Tölz 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.
A significant proportion of properties in Bad Tölz change owners before an advertisement is placed. Those with a registered search profile are on the list the moment an owner commissions us. You describe once what you are looking for — location, size, budget, condition — and you will only hear from us when it truly matches.
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 Tölz. 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 Tölz 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 Tölz, 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 Tölz.
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 Tölz – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bad Tölz 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 Tölz, known as Tölz until 1899, is the district capital of the Bad Tölz-Wolfratshausen district in Upper Bavaria. This spa town is situated on the Isar River, approximately 50 kilometers south of Munich, in the central Isar valley at the northern entrance to the Isarwinkel. It offers views of the Bavarian and North Tyrolean Limestone Alps and is surrounded by the Tölzer Moorachse. Neighboring towns include Wolfratshausen, 25 kilometers away, and Geretsried, 20 kilometers distant. This location presents property owners and buyers with a distinctive blend of natural surroundings and central connectivity.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bad Tölz: 6,150 €/m²
House prices in Bad Tölz 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 | 3,950 €/m² | – |
| 2017 | 4,150 €/m² | +5.1 % |
| 2018 | 4,420 €/m² | +6.5 % |
| 2019 | 4,720 €/m² | +6.8 % |
| 2020 | 5,050 €/m² | +7 % |
| 2021 | 5,420 €/m² | +7.3 % |
| 2022 | 5,980 €/m² | +10.3 % |
| 2023 | 6,120 €/m² | +2.3 % |
| 2024 | 6,080 €/m² | -0.7 % |
| 2025 | 6,150 €/m² | +1.2 % |
Current average purchase price per m² for apartments in Bad Tölz: 5,650 €/m²
Apartments in Bad Tölz 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 | 3,600 €/m² | – |
| 2017 | 3,780 €/m² | +5 % |
| 2018 | 4,020 €/m² | +6.3 % |
| 2019 | 4,280 €/m² | +6.5 % |
| 2020 | 4,560 €/m² | +6.5 % |
| 2021 | 4,920 €/m² | +7.9 % |
| 2022 | 5,380 €/m² | +9.3 % |
| 2023 | 5,520 €/m² | +2.6 % |
| 2024 | 5,500 €/m² | -0.4 % |
| 2025 | 5,650 €/m² | +2.7 % |
Current average rent per m² in Bad Tölz: 13.90 €/m²
Rents in Bad Tölz 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 | 9.80 €/m² | – |
| 2017 | 10.10 €/m² | +3.1 % |
| 2018 | 10.50 €/m² | +4 % |
| 2019 | 10.90 €/m² | +3.8 % |
| 2020 | 11.30 €/m² | +3.7 % |
| 2021 | 11.80 €/m² | +4.4 % |
| 2022 | 12.40 €/m² | +5.1 % |
| 2023 | 13.00 €/m² | +4.8 % |
| 2024 | 13.30 €/m² | +2.3 % |
| 2025 | 13.90 €/m² | +4.5 % |
Current average land value per m² in Bad Tölz: 1,050 €/m²
The land value in Bad Tölz 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 | 620 €/m² | – |
| 2017 | 670 €/m² | +8.1 % |
| 2018 | 730 €/m² | +9 % |
| 2019 | 800 €/m² | +9.6 % |
| 2020 | 870 €/m² | +8.8 % |
| 2021 | 940 €/m² | +8 % |
| 2022 | 1,020 €/m² | +8.5 % |
| 2023 | 1,040 €/m² | +2 % |
| 2024 | 1,030 €/m² | -1 % |
| 2025 | 1,050 €/m² | +1.9 % |
The real estate market in Wackersberg can be classified as a rather tight, high-quality market overall. On the buyer side, a limited supply meets stable demand from the regional environment, particularly from owner-occupiers who wish to combine living close to nature with good accessibility. As a result, the market remains relatively robust despite the interest rate turnaround. For sellers, this means that well-located and well-maintained properties can still be placed solidly, although price dynamics are no longer as strong as in the peak phase up to 2022. For capital investors, Wackersberg is particularly interesting when location, condition, and rental level align. Rental yields are moderate compared to urban locations, but for easily lettable apartments, they typically fall within a rough range of 2.6 % to 3.4 % gross. Houses are more frequently owner-occupied than rented, which is why the segment is only suitable to a limited extent for pure yield investments. Overall, the stable residential location, the proximity to Bad Tölz, and the high quality of life speak for a long-term solid market position. Property prices in Wackersberg are therefore likely to remain characterized more by scarce availability than by short-term market fluctuations.
Anyone wishing to soundly assess the market in Bad Tölz in the Bavarian market with its strong integration with Munich should take a look at the multi-year price development. For detached and terraced houses in Bad Tölz, the average purchase price moved from 3,950 €/m² in 2016 to currently 6,150 €/m² (2025) — a total change of +55.7 % over 9 years, which corresponds to an average value increase of +5.0 % p.a. Condominiums in Bad Tölz started in 2016 at around 3,600 €/m² and are today at 5,650 €/m² (+56.9 % over 9 years, Ø +5.1 % p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Bad Tölz developed from 9.80 €/m² (2016) to currently 13.90 €/m² — +41.8 % over 9 years or Ø +4.0 % p.a.. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Bad Tölz rose from 620 €/m² (2016) 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 Tölz yields a calculated gross rental yield of around 3.0 % — 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 3,200 inhabitants, Bad Tölz forms a limited but continuous transaction volume — which means: properties priced correctly for the market and well-prepared are usually mediated quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bad Tölz 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 Tölz compared to the median of all municipalities in Bayern.
| Key figure | Bad Tölz | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,150 €/m² | 3,650 €/m² | +68.5 % |
| Flats Ø | 5,650 €/m² | 3,850 €/m² | +46.8 % |
| Rents Ø | 13.90 €/m² | 9.80 €/m² | +41.8 % |
Annual average values for purchase prices (houses & flats) and rents in Bad Tölz, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 3,950 €/m² | – | 3,600 €/m² | – | 9.80 €/m² | – |
| 2017 | 4,150 €/m² | +5.1 % | 3,780 €/m² | +5 % | 10.10 €/m² | +3.1 % |
| 2018 | 4,420 €/m² | +6.5 % | 4,020 €/m² | +6.3 % | 10.50 €/m² | +4 % |
| 2019 | 4,720 €/m² | +6.8 % | 4,280 €/m² | +6.5 % | 10.90 €/m² | +3.8 % |
| 2020 | 5,050 €/m² | +7 % | 4,560 €/m² | +6.5 % | 11.30 €/m² | +3.7 % |
| 2021 | 5,420 €/m² | +7.3 % | 4,920 €/m² | +7.9 % | 11.80 €/m² | +4.4 % |
| 2022 | 5,980 €/m² | +10.3 % | 5,380 €/m² | +9.3 % | 12.40 €/m² | +5.1 % |
| 2023 | 6,120 €/m² | +2.3 % | 5,520 €/m² | +2.6 % | 13.00 €/m² | +4.8 % |
| 2024 | 6,080 €/m² | -0.7 % | 5,500 €/m² | -0.4 % | 13.30 €/m² | +2.3 % |
| 2025 | 6,150 €/m² | +1.2 % | 5,650 €/m² | +2.7 % | 13.90 €/m² | +4.5 % |
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 Tölz — concisely answered.
Many owners in Bad Tölz 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 Tölz 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 Tölz 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 Tölz. 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 Tölz 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 Tölz 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 Tölz 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.
Buyers and sellers in Bad Tölz benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Bad Tölz 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.
Family-run estate agency with over 43 years of experience in Bad Tölz, specialising in the sale and purchase of properties in the southern Munich area and the Bad Tölz-Wolfratshausen district. Comprehensive expertise and regional market knowledge for detached houses, apartments, and multi-family homes. Providing support from property valuation through to the notary appointment in locations such as Bad Tölz, Abrain, Rain, and Roßwies.
Visit websiteExperienced estate agent for Bad Tölz and the surrounding area with a focus on sales, purchases, and property valuations. Native Bad Tölz resident Mario Haitzer, a DEKRA-certified expert, guarantees precise valuations and professional marketing. A reliable partner for the local property market for decades.
Visit websiteOwner-managed estate agency successful for over 31 years in Bad Tölz, Penzberg, and Wolfratshausen in the sale, letting, and leasing of residential properties. Known for comprehensive market knowledge and personal contacts with owners in the region. Offers optimal conditions for achieving the best possible sale price.
Visit websiteEstate agent successful for over 20 years in the Tölzer Oberland, including Bad Tölz, Lenggries, and Wackersberg, specialising in the sale and letting of residential properties. Local expertise for the regional market.
Visit websiteEstate agent in Bad Tölz and the surrounding area with over 25 years of experience and comprehensive knowledge of the regional market. Specialising in the marketing and financing of residential properties.
Visit websiteAre you looking for a real estate agent not directly in Bad Tölz, 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 Tölz (Ø 6,150 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bad Tölz 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.
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.
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.
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.
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 Bavarian Chamber of Architects lists a subsidized housing project in Bad Tölz with completion in September 2021. The source confirms an actually existing construction project in the city that can be classified under the category of subsidized housing.
The Süddeutsche Zeitung reports on the construction turbo and explicitly mentions Bad Tölz in connection with strained housing market conditions and specific rental prices. The focus is on housing construction and affordability in Bad Tölz.
According to the report, 24 new apartments are being built on Lenggrieser Straße in Bad Tölz; demand is high even before completion. The project is described as a concrete new building in the city and fulfills the topic of housing market/construction.
The report on the housing market in the region mentions Bad Tölz with rising or stably high prices and points to a tight supply situation. For Bad Tölz, a decline in house purchase prices and an increase for apartments are also mentioned.
The city of Bad Tölz provides information about its municipal rental apartments and points to long waiting lists. This is a municipal source that directly shows the strained housing market in Bad Tölz.
The ImmoWelt entry lists new construction projects in Bad Tölz, thereby proving a real market presence of new construction offers in the city. However, it is more of a real estate portal than a news site.
The project page for Zweiklang Wohnen mentions two completed apartment buildings with 25 condominiums in the spa district of Bad Tölz. This is a concrete real estate project in the city.
The municipal economic development agency describes its tasks for the Bad Tölz location and explicitly mentions support for new settlements, commercial properties, and land. This is a reliable municipal source on the topic of location policy and commercial development in Bad Tölz.
Terraced house for rent sought in Lübeck. Creditworthiness verifiable, takeover possible at short notice.
Terraced house for rent sought in Lübeck. Creditworthiness verifiable, takeover possible at short notice.
Apartment for rent sought in Göttingen. Creditworthiness verifiable, takeover possible at short notice.
Apartment for rent sought in Göttingen. Creditworthiness verifiable, takeover possible at short notice.
Investment property sought: Residential/commercial building in Gelsenkirchen with verifiable rental income. Renovation needs are not an exclusion criterion if the price is right.
Investment property sought: Residential/commercial building in Gelsenkirchen with verifiable rental income. Renovation needs are not an exclusion criterion if the price is right.
