Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bayerisch Gmain.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Bayerisch Gmain 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 Bayerisch Gmain 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
Firstly: an honest valuation of your property in Bayerisch Gmain — based on actual comparable sales, not on aspirational prices. Secondly: a clear, written marketing concept before you sign. Thirdly: personal availability of Gerhard Hahn himself — not of changing assistants.
»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 Bayerisch Gmain 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 Bayerisch Gmain, 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 Bayerisch Gmain.
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 Bayerisch Gmain – 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 Bayerisch Gmain. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Bayerisch Gmain is a municipality and a Kirchdorf in the Upper Bavarian district of Berchtesgadener Land, with approximately 3000 inhabitants. It adjoins Bad Reichenhall directly and has no other municipal parts besides its main village. The municipality is situated between the Untersberg and Lattengebirge mountain ranges. To the east, the Weißbach river separates Bayerisch Gmain from Austrian Großgmain and historically served as a boundary. This geographical and historical context provides a distinctive setting for property buyers or owners in the area.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bayerisch Gmain: 6,250 €/m²
House prices in Bayerisch Gmain 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 | 3,650 €/m² | – |
| 2016 | 3,820 €/m² | +4.7 % |
| 2017 | 4,020 €/m² | +5.2 % |
| 2018 | 4,280 €/m² | +6.5 % |
| 2019 | 4,560 €/m² | +6.5 % |
| 2020 | 4,920 €/m² | +7.9 % |
| 2021 | 5,420 €/m² | +10.2 % |
| 2022 | 5,980 €/m² | +10.3 % |
| 2023 | 6,120 €/m² | +2.3 % |
| 2024 | 6,250 €/m² | +2.1 % |
Current average purchase price per m² for apartments in Bayerisch Gmain: 5,850 €/m²
Apartments in Bayerisch Gmain 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 | 3,850 €/m² | – |
| 2016 | 4,020 €/m² | +4.4 % |
| 2017 | 4,220 €/m² | +5 % |
| 2018 | 4,470 €/m² | +5.9 % |
| 2019 | 4,760 €/m² | +6.5 % |
| 2020 | 5,050 €/m² | +6.1 % |
| 2021 | 5,420 €/m² | +7.3 % |
| 2022 | 5,820 €/m² | +7.4 % |
| 2023 | 5,760 €/m² | -1 % |
| 2024 | 5,850 €/m² | +1.6 % |
Current average rent per m² in Bayerisch Gmain: 12.90 €/m²
Rents in Bayerisch Gmain 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 | 8.70 €/m² | – |
| 2016 | 8.95 €/m² | +2.9 % |
| 2017 | 9.25 €/m² | +3.4 % |
| 2018 | 9.60 €/m² | +3.8 % |
| 2019 | 10.00 €/m² | +4.2 % |
| 2020 | 10.40 €/m² | +4 % |
| 2021 | 10.95 €/m² | +5.3 % |
| 2022 | 11.55 €/m² | +5.5 % |
| 2023 | 12.20 €/m² | +5.6 % |
| 2024 | 12.90 €/m² | +5.7 % |
Current average land value per m² in Bayerisch Gmain: 1,050 €/m²
The land value in Bayerisch Gmain 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 | 550 €/m² | +5.8 % |
| 2017 | 590 €/m² | +7.3 % |
| 2018 | 650 €/m² | +10.2 % |
| 2019 | 720 €/m² | +10.8 % |
| 2020 | 810 €/m² | +12.5 % |
| 2021 | 920 €/m² | +13.6 % |
| 2022 | 1,050 €/m² | +14.1 % |
| 2023 | 1,040 €/m² | -1 % |
| 2024 | 1,050 €/m² | +1 % |
The property market in Bayerisch Gmain can generally be classified as having low supply and stable value. On the buyer side, there is a selective market with limited property availability, especially for detached houses and well-laid-out condominiums. For sellers, the location quality remains a clear advantage, even if the strong price momentum of previous years has recently eased somewhat. Demand is supported by the proximity to Bad Reichenhall and Salzburg, the high quality of living, and the natural, quiet location. This makes Bayerisch Gmain attractive for owner-occupiers, but also interesting for capital investors who rely on solid rental potential and long-term value development. The gross rental yield range is typically around 2.2% to 3.1% gross, depending on the condition of the property, location, and price level. For new builds or renovated existing properties, the yield may be at the lower end due to higher purchase prices, while older properties with a more moderate entry price can achieve slightly better values. Overall, property prices in Bayerisch Gmain point to a market with a high focus on quality, where the price per square metre in Bayerisch Gmain is primarily driven by scarcity and location quality. Anyone looking to buy a house in Bayerisch Gmain or buy an apartment in Bayerisch Gmain should therefore expect a narrow supply window and short decision-making times. Rental prices in Bayerisch Gmain and the land value (Bodenrichtwert) in Bayerisch Gmain also underline the stable but demanding market situation.
Anyone wishing to soundly assess the market in Bayerisch Gmain 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 Bayerisch Gmain, the average purchase price moved from €3,650/m² in 2015 to the current €6,250/m² (2024) — a total change of +71.2% over 9 years, which corresponds to an average value increase of +6.2% p.a. Condominiums in Bayerisch Gmain started at around €3,850/m² in 2015 and are now at €5,850/m² (+51.9% over 9 years, Ø +4.8% p.a.). This often 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 Bayerisch Gmain developed from €8.70/m² (2015) to the current €12.90/m² — +48.3% over 9 years or Ø +4.5% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The land value (Bodenrichtwert) in Bayerisch Gmain 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 Bayerisch Gmain results in a calculated gross rental yield of around 2.6% — 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 3,000 inhabitants, Bayerisch Gmain forms a comparatively narrow market segment — which means: properties that are priced correctly for the market and well-presented are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bayerisch Gmain 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.): 2.2 – 3.1 % 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 Bayerisch Gmain compared to the median of all municipalities in Bayern.
| Key figure | Bayerisch Gmain | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,250 €/m² | 3,650 €/m² | +71.2 % |
| Flats Ø | 5,850 €/m² | 3,850 €/m² | +51.9 % |
| Rents Ø | 12.90 €/m² | 9.80 €/m² | +31.6 % |
Annual average values for purchase prices (houses & flats) and rents in Bayerisch Gmain, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 3,650 €/m² | – | 3,850 €/m² | – | 8.70 €/m² | – |
| 2016 | 3,820 €/m² | +4.7 % | 4,020 €/m² | +4.4 % | 8.95 €/m² | +2.9 % |
| 2017 | 4,020 €/m² | +5.2 % | 4,220 €/m² | +5 % | 9.25 €/m² | +3.4 % |
| 2018 | 4,280 €/m² | +6.5 % | 4,470 €/m² | +5.9 % | 9.60 €/m² | +3.8 % |
| 2019 | 4,560 €/m² | +6.5 % | 4,760 €/m² | +6.5 % | 10.00 €/m² | +4.2 % |
| 2020 | 4,920 €/m² | +7.9 % | 5,050 €/m² | +6.1 % | 10.40 €/m² | +4 % |
| 2021 | 5,420 €/m² | +10.2 % | 5,420 €/m² | +7.3 % | 10.95 €/m² | +5.3 % |
| 2022 | 5,980 €/m² | +10.3 % | 5,820 €/m² | +7.4 % | 11.55 €/m² | +5.5 % |
| 2023 | 6,120 €/m² | +2.3 % | 5,760 €/m² | -1 % | 12.20 €/m² | +5.6 % |
| 2024 | 6,250 €/m² | +2.1 % | 5,850 €/m² | +1.6 % | 12.90 €/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 Bayerisch Gmain — concisely answered.
Property annuity (Immobilienverrentung) in Bayerisch Gmain 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 Bayerisch Gmain. 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 Bayerisch Gmain.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Bayerisch Gmain 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 Bayerisch Gmain 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 Bayerisch Gmain 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 Bayerisch Gmain — 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 Bayerisch Gmain , 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.
For Bayerisch Gmain, Gerhard Hahn draws on a network of pre-registered capital investors, family offices, and owner-occupiers that has grown over 30 years — many of whom have a specific search profile in the surrounding area. Personal appointments in Bayerisch Gmain 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.
SGV Immobilien is an established estate agent focusing on Bayerisch Gmain and the Berchtesgadener Land region. The company facilitates the sale and rental of residential properties such as houses, apartments, and plots of land, and has been ranked as a top estate agent in Germany for several years.
Visit websitePichler Immobilientreuhand operates in Bayerisch Gmain as a property trustee and property management firm, primarily managing residential properties in the town and surrounding area. The company assists owners with the sale, rental, and management of residential assets.
Visit websiteEngel & Völkers operates from a location in Bayerisch Gmain, specialising in the premium residential property segment, including detached houses, condominiums, and holiday homes. The office serves the local market in the Berchtesgadener Land region and offers access to a nationwide network.
Visit websiteWohnbauwerk im Berchtesgadener Land is a regional property provider based in Bayerisch Gmain, primarily marketing new-build and existing residential properties. The company focuses on the housing market in the Berchtesgadener Land region, including Bayerisch Gmain.
Visit websiteChiemsee Immobilien is listed as an estate agent in Bayerisch Gmain via ImmoScout24 and facilitates the sale and rental of residential properties. The company positions itself as a regional provider with a focus on the southern Bavarian region, including Bayerisch Gmain.
Visit websitePlanetHome Group is listed as an estate agent in Bayerisch Gmain on review portals and facilitates the sale and rental of residential properties. The company operates as a regional estate agency group with a focus on the southern Bavarian market.
Visit websiteAre you looking for a real estate agent not directly in Bayerisch Gmain, 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 Bayerisch Gmain (Ø 6,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bayerisch Gmain 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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
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.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
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
The article covers new guidelines for the 'building turbo' and emphasizes that building in the second row remains undesirable in Bayerisch Gmain. This explicitly addresses local urban development and settlement policy.
The new construction project 'Gut Thoma' in Bayerisch Gmain with 18 condominiums is presented. The entry explicitly names the location and refers to a new residential construction in the high-end segment.
The tender concerns wood-aluminum windows for the renovation and integration of the town hall into the community center in Bayerisch Gmain. This is clear evidence of a public construction and renovation project in the municipality.
The municipal website explains the property tax in Bayerisch Gmain and mentions the assessment rate of 415 percent applicable since 2025. This is a direct economic and location-relevant municipal point with a real estate connection.
The municipal council dealt with a plan for 14 apartments and an accommodation facility in two buildings at Berchtesgadener Straße 40. The proposal was rejected, which directly concerns the topic of residential and mixed-use in Bayerisch Gmain.
The municipality is publishing an announcement regarding the preparation of the project-related development plan No. 35 'Expansion of Hotel Sonnenhof'. This is a clear local construction and development process with a direct connection to Bayerisch Gmain.
The documentation describes the barrier-free reconstruction at the Bayerisch Gmain train station with a new outer platform and new access path. The location name is in the title, and the article documents a concrete local construction project.
