Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bayrischzell.
Anyone selling or letting a property in Bayrischzell doesn't need advertising promises, but a realistic assessment. We tell you what your property will fetch on the market, which documents are missing, and what marketing duration to expect — before you decide to work with us.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Bayrischzell, 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
We generally market your property in Bayrischzell 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 Bayrischzell 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 Bayrischzell, 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 Bayrischzell.
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 Bayrischzell – 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 Bayrischzell. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Bayrischzell is a climatic health resort located in the Upper Bavarian district of Miesbach, situated at the beginning of the Leitzach Valley in the Bavarian Prealps. The municipality lies within the Mangfall Mountains, positioned between Schliersee to the west and Oberaudorf to the east, at the foot of Mount Wendelstein. It borders Tyrol to the south and Fischbachau to the north, featuring the Leitzach river and Soinsee lake. Bayrischzell is the terminus of the Schliersee-Bayrischzell railway line, and the valley station for the Wendelstein cable car is located here. Its setting within this alpine region, surrounded by nature conservation areas, offers distinct appeal for property buyers and owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bayrischzell: 7,450 €/m²
House prices in Bayrischzell 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 | 4,850 €/m² | – |
| 2017 | 5,050 €/m² | +4.1 % |
| 2018 | 5,320 €/m² | +5.3 % |
| 2019 | 5,620 €/m² | +5.6 % |
| 2020 | 5,980 €/m² | +6.4 % |
| 2021 | 6,420 €/m² | +7.4 % |
| 2022 | 6,980 €/m² | +8.7 % |
| 2023 | 7,120 €/m² | +2 % |
| 2024 | 7,180 €/m² | +0.8 % |
| 2025 | 7,450 €/m² | +3.8 % |
Current average purchase price per m² for apartments in Bayrischzell: 6,250 €/m²
Apartments in Bayrischzell 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 | 3,950 €/m² | – |
| 2017 | 4,120 €/m² | +4.3 % |
| 2018 | 4,320 €/m² | +4.9 % |
| 2019 | 4,560 €/m² | +5.6 % |
| 2020 | 4,840 €/m² | +6.1 % |
| 2021 | 5,180 €/m² | +7 % |
| 2022 | 5,620 €/m² | +8.5 % |
| 2023 | 5,760 €/m² | +2.5 % |
| 2024 | 5,830 €/m² | +1.2 % |
| 2025 | 6,250 €/m² | +7.2 % |
Current average rent per m² in Bayrischzell: 13.80 €/m²
Rents in Bayrischzell 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 | 8.90 €/m² | – |
| 2017 | 9.20 €/m² | +3.4 % |
| 2018 | 9.60 €/m² | +4.3 % |
| 2019 | 10.00 €/m² | +4.2 % |
| 2020 | 10.50 €/m² | +5 % |
| 2021 | 11.10 €/m² | +5.7 % |
| 2022 | 11.90 €/m² | +7.2 % |
| 2023 | 12.40 €/m² | +4.2 % |
| 2024 | 13.00 €/m² | +4.8 % |
| 2025 | 13.80 €/m² | +6.2 % |
Current average land value per m² in Bayrischzell: 1,050 €/m²
The land value in Bayrischzell 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 | 520 €/m² | – |
| 2017 | 560 €/m² | +7.7 % |
| 2018 | 610 €/m² | +8.9 % |
| 2019 | 670 €/m² | +9.8 % |
| 2020 | 740 €/m² | +10.4 % |
| 2021 | 820 €/m² | +10.8 % |
| 2022 | 930 €/m² | +13.4 % |
| 2023 | 980 €/m² | +5.4 % |
| 2024 | 1,010 €/m² | +3.1 % |
| 2025 | 1,050 €/m² | +4 % |
The real estate market in Bayrischzell can generally be classified as having a shortage of supply and stable demand. For buyers, this means that those looking for a suitable property will encounter a small market with few transactions and a correspondingly limited selection. Sellers, on the other hand, often operate in an environment that continues to offer good marketing opportunities, provided the property is in good condition, in an attractive location, and priced in line with the market. There is particularly high demand for detached houses, high-quality apartments, and plots of land in quiet, sunny locations with views of the Alps. Demand is driven by both owner-occupiers and buyers looking for second homes or leisure properties; additionally, the area's tourist appeal supports its regional profile. For capital investors, Bayrischzell is interesting if a property offers solid rental potential, good amenities, and the lowest possible maintenance risks. Rental yields are naturally moderate compared to more affordable regions, but for suitable properties, they often fall within a rough range of 2.5 to 3.8% gross. In relation to the high purchase prices, the yield is therefore rather restrained, while the quality of the location and long-term value retention take priority. Overall, property prices in Bayrischzell point more towards a qualitatively selective market than a broad yield segment. Anyone looking to buy a house or apartment in Bayrischzell should check the location, condition, and quality of the plot with particular care.
The data from recent years paints a clear picture of price movements in Bayrischzell within the Bavarian market, given its strong connection to Munich. For detached and terraced houses in Bayrischzell, the average purchase price moved from 4,850 €/m² in 2016 to the current 7,450 €/m² (2025) — a total change of +53.6% over 9 years, which corresponds to an average annual value increase of +4.9%. Condominiums in Bayrischzell started at around 3,950 €/m² in 2016 and are now at 6,250 €/m² (+58.2% over 9 years, Ø +5.2% 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 Bayrischzell developed from 8.90 €/m² (2016) to the current 13.80 €/m² — +55.1% over 9 years or Ø +5.0% p.a. For landlords, the continuous increase in rent ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bayrischzell rose from 520 €/m² (2016) to the current 1,050 €/m² (+101.9% in 9 years) — a key indicator of the structural quality of the location and local demand for building land. Based on current values, a rented condominium in Bayrischzell yields 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 1,600 inhabitants, Bayrischzell generates a limited but continuous transaction volume — which means that well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Bayrischzell considering a sale or rental, 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 building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.5 – 3.8 % 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 Bayrischzell compared to the median of all municipalities in Bayern.
| Key figure | Bayrischzell | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 7,450 €/m² | 3,650 €/m² | +104.1 % |
| Flats Ø | 6,250 €/m² | 3,850 €/m² | +62.3 % |
| Rents Ø | 13.80 €/m² | 9.80 €/m² | +40.8 % |
Annual average values for purchase prices (houses & flats) and rents in Bayrischzell, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 4,850 €/m² | – | 3,950 €/m² | – | 8.90 €/m² | – |
| 2017 | 5,050 €/m² | +4.1 % | 4,120 €/m² | +4.3 % | 9.20 €/m² | +3.4 % |
| 2018 | 5,320 €/m² | +5.3 % | 4,320 €/m² | +4.9 % | 9.60 €/m² | +4.3 % |
| 2019 | 5,620 €/m² | +5.6 % | 4,560 €/m² | +5.6 % | 10.00 €/m² | +4.2 % |
| 2020 | 5,980 €/m² | +6.4 % | 4,840 €/m² | +6.1 % | 10.50 €/m² | +5 % |
| 2021 | 6,420 €/m² | +7.4 % | 5,180 €/m² | +7 % | 11.10 €/m² | +5.7 % |
| 2022 | 6,980 €/m² | +8.7 % | 5,620 €/m² | +8.5 % | 11.90 €/m² | +7.2 % |
| 2023 | 7,120 €/m² | +2 % | 5,760 €/m² | +2.5 % | 12.40 €/m² | +4.2 % |
| 2024 | 7,180 €/m² | +0.8 % | 5,830 €/m² | +1.2 % | 13.00 €/m² | +4.8 % |
| 2025 | 7,450 €/m² | +3.8 % | 6,250 €/m² | +7.2 % | 13.80 €/m² | +6.2 % |
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 Bayrischzell — concisely answered.
Many owners in Bayrischzell 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 Bayrischzell 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 Bayrischzell 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 Bayrischzell 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.
Owners of hotels and restaurants in Bayrischzell who wish to sell their hospitality property or lease it want, will find FREITAG® to be a partner for the Horeca sector. We broker everything from traditional guesthouses and cafés to hotels and boarding houses to investors and successors who understand the industry.
Selling a hotel in Bayrischzell without business interruption is a complex task: We assist with valuation, discreet exposé creation, and approaching suitable buyer groups — for ongoing operations as well as for properties with conversion potential.
Alternatively, we lease: solvent tenants with industry experience, checking of creditworthiness and concept, long-term predictable lease income. For every hospitality property in Bayrischzell the right strategy.
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 Bayrischzell, 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 Bayrischzell 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.
Happy Immo GmbH is an experienced real estate agent for sales, lettings, and valuations in Bayrischzell (83735). The company has brokered numerous properties in the region over the past 20 years and serves the local market with a focus on Bavarian Alpine towns. They offer personal advice for property owners in Bayrischzell.
Visit websiteAlpen-Immo GmbH has been active as a real estate agent in Schliersee (83727) for many years and specialises in the purchase, sale, and letting of properties in the region. The company serves the market around Bayrischzell with a focus on Alpine locations. They offer comprehensive assistance for local transactions.
Visit websiteEveline Oetzel e.K. is a local real estate agent in Schliersee (83727) with a focus on residential properties in the area around Bayrischzell. The owner-managed company actively brokers properties via platforms such as ImmoScout24 and has in-depth knowledge of the regional market. Ideal for buyers and sellers in the Bavarian Alps.
Visit websiteLocal real estate agent with a focus on sales, purchases, and valuations in Schliersee and the surrounding area. Active in the catchment area including Bayrischzell as one of Bavaria's top real estate agents. Down-to-earth and networked throughout Germany.
Visit websiteLocal agent with experience in brokering properties in the Schliersee, Bayrischzell, and Fischbachau region. Specialised in the sale of numerous properties in these Bavarian Alpine villages. A reliable partner for residential real estate.
Visit websiteSpecialist for properties in Tegernsee and surrounding towns such as Bayrischzell, including apartments, plots of land, and luxury properties. Active in Bavaria and Tyrol with a focus on high-quality brokerage. Personal service for the Alpine region.
Visit websiteAre you looking for a real estate agent not directly in Bayrischzell, 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 Bayrischzell (Ø 7,450 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bayrischzell 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.
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.
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.
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 the project at the Tannerhof in Bayrischzell and the expansion of the nature hotel and health resort. It mentions a new chapter for the location and describes construction measures such as the wooden 'Badeharpfe' and the outdoor pool.
The article describes the tense situation in the real estate market in the Miesbach district and classifies Bayrischzell as part of this expensive Oberland region. However, the article does not provide any concrete information exclusively concerning Bayrischzell; therefore, it is only partially suitable for the desired focus on the municipality.
