Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Berchtesgaden.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Berchtesgaden 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 Berchtesgaden 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
We generally market your property in Berchtesgaden 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 Berchtesgaden 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 Berchtesgaden, 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 Berchtesgaden.
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 Berchtesgaden – discreetly, without obligation, and at an appointment time that suits you.
Market data for Berchtesgaden 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.
Berchtesgaden is a market town in the Berchtesgadener Land district, located in the far southeast of Upper Bavaria, serving as a regional center. The municipality is situated in the high alpine region of the southern Berchtesgadener Land district, almost entirely surrounded by the Berchtesgaden Alps and the Austrian state of Salzburg. It borders the neighboring municipalities of Bischofswiesen, Schönau am Königssee, Marktschellenberg, and Ramsau. Within Berchtesgaden, the Königsseer Ache and Ramsauer Ache rivers merge to form the Berchtesgadener Ache. This diverse geographical setting, surrounded by alpine nature and close to regional centers, offers property owners a distinct living experience.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Berchtesgaden: 6,450 €/m²
House prices in Berchtesgaden 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 | 4,150 €/m² | – |
| 2017 | 4,350 €/m² | +4.8 % |
| 2018 | 4,620 €/m² | +6.2 % |
| 2019 | 4,930 €/m² | +6.7 % |
| 2020 | 5,280 €/m² | +7.1 % |
| 2021 | 5,720 €/m² | +8.3 % |
| 2022 | 6,120 €/m² | +7 % |
| 2023 | 6,230 €/m² | +1.8 % |
| 2024 | 6,320 €/m² | +1.4 % |
| 2025 | 6,450 €/m² | +2.1 % |
Current average purchase price per m² for apartments in Berchtesgaden: 6,950 €/m²
Apartments in Berchtesgaden 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 | 4,480 €/m² | – |
| 2017 | 4,720 €/m² | +5.4 % |
| 2018 | 5,020 €/m² | +6.4 % |
| 2019 | 5,360 €/m² | +6.8 % |
| 2020 | 5,760 €/m² | +7.5 % |
| 2021 | 6,180 €/m² | +7.3 % |
| 2022 | 6,620 €/m² | +7.1 % |
| 2023 | 6,760 €/m² | +2.1 % |
| 2024 | 6,840 €/m² | +1.2 % |
| 2025 | 6,950 €/m² | +1.6 % |
Current average rent per m² in Berchtesgaden: 12.80 €/m²
Rents in Berchtesgaden 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 | 10.40 €/m² | +4 % |
| 2021 | 10.90 €/m² | +4.8 % |
| 2022 | 11.50 €/m² | +5.5 % |
| 2023 | 12.00 €/m² | +4.3 % |
| 2024 | 12.40 €/m² | +3.3 % |
| 2025 | 12.80 €/m² | +3.2 % |
Current average land value per m² in Berchtesgaden: 1,050 €/m²
The land value in Berchtesgaden 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 | 680 €/m² | +11.5 % |
| 2020 | 760 €/m² | +11.8 % |
| 2021 | 860 €/m² | +13.2 % |
| 2022 | 960 €/m² | +11.6 % |
| 2023 | 1,000 €/m² | +4.2 % |
| 2024 | 1,030 €/m² | +3 % |
| 2025 | 1,050 €/m² | +1.9 % |
Overall, Berchtesgaden can be classified as a market with limited supply, stable values, and demand-driven characteristics. On the buyer side, a selective market dominates: good locations, well-maintained properties, and objects with clear residential quality continue to find interested parties quickly, while less attractive locations or properties requiring extensive renovation are subject to greater price differentiation. For sellers, the environment remains generally favourable, even if the phase of very dynamic price increases has come to an end for the time being. Demand is supported by the unique location in the Alpine region, its importance for tourism, and its proximity to Salzburg. At the same time, topographical and planning factors limit the supply of new building land, thereby keeping both purchase prices and standard land values at a high level. For capital investors, Berchtesgaden is particularly interesting for easily lettable apartments; the gross rental yield is usually in the range of about 2.2 to 3.2 % depending on the property quality and micro-location. For houses, the yield is often lower, as the proportion of owner-occupancy and the high purchase price level carry more weight here. Overall, property prices in Berchtesgaden point to a long-term robust, but price-demanding market. Anyone wishing to buy an apartment in Berchtesgaden or buy a house in Berchtesgaden should check the location, condition, and lettability particularly carefully.
The data from recent years paints a clear picture of price movements in Berchtesgaden within the Bavarian market, with its strong connection to Munich. For single-family and terraced houses in Berchtesgaden, the average purchase price moved from 4,150 €/m² in 2016 to the current 6,450 €/m² (2025) — a total change of +55.4 % over 9 years, which corresponds to an average value increase of +5.0 % p.a. Condominiums in Berchtesgaden started at around 4,480 €/m² in 2016 and are now at 6,950 €/m² (+55.1 % over 9 years, Ø +5.0 % 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 Berchtesgaden developed from 8.90 €/m² (2016) to the current 12.80 €/m² — +43.8 % over 9 years or Ø +4.1 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Berchtesgaden rose from 520 €/m² (2016) 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 Berchtesgaden yields a calculated gross rental yield of around 2.2 % — 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 7,500 inhabitants, Berchtesgaden forms a comparatively tight market segment — 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 Berchtesgaden 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 – 3.2 % 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 Berchtesgaden compared to the median of all municipalities in Bayern.
| Key figure | Berchtesgaden | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,450 €/m² | 3,650 €/m² | +76.7 % |
| Flats Ø | 6,950 €/m² | 3,850 €/m² | +80.5 % |
| Rents Ø | 12.80 €/m² | 9.80 €/m² | +30.6 % |
Annual average values for purchase prices (houses & flats) and rents in Berchtesgaden, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 4,150 €/m² | – | 4,480 €/m² | – | 8.90 €/m² | – |
| 2017 | 4,350 €/m² | +4.8 % | 4,720 €/m² | +5.4 % | 9.20 €/m² | +3.4 % |
| 2018 | 4,620 €/m² | +6.2 % | 5,020 €/m² | +6.4 % | 9.60 €/m² | +4.3 % |
| 2019 | 4,930 €/m² | +6.7 % | 5,360 €/m² | +6.8 % | 10.00 €/m² | +4.2 % |
| 2020 | 5,280 €/m² | +7.1 % | 5,760 €/m² | +7.5 % | 10.40 €/m² | +4 % |
| 2021 | 5,720 €/m² | +8.3 % | 6,180 €/m² | +7.3 % | 10.90 €/m² | +4.8 % |
| 2022 | 6,120 €/m² | +7 % | 6,620 €/m² | +7.1 % | 11.50 €/m² | +5.5 % |
| 2023 | 6,230 €/m² | +1.8 % | 6,760 €/m² | +2.1 % | 12.00 €/m² | +4.3 % |
| 2024 | 6,320 €/m² | +1.4 % | 6,840 €/m² | +1.2 % | 12.40 €/m² | +3.3 % |
| 2025 | 6,450 €/m² | +2.1 % | 6,950 €/m² | +1.6 % | 12.80 €/m² | +3.2 % |
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 Berchtesgaden — concisely answered.
Many owners in Berchtesgaden 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 Berchtesgaden 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 Berchtesgaden 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 Berchtesgaden 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.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Berchtesgaden 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 Berchtesgaden 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 Berchtesgaden 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.
Many property owners in Berchtesgaden wish to sell without neighbours, tenants, or employees finding out. Gerhard Hahn has been providing precisely this discreet approach for over 30 years. Personal appointments in Berchtesgaden 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 agent in Berchtesgaden since 1988, based on Maximilianstraße, specialising in the sale and letting of residential and commercial properties in the Berchtesgadener Land region. The team of 3 employees offers comprehensive services including property management, valuation, and mortgage brokerage. IVD member and multiple award winner.
Visit websiteLocal property expert with an office on Schloßplatz in Berchtesgaden, available 7 days a week for advice on properties in the Berchtesgadener Land region. Specialising in the sale and brokerage of residential properties in the area. Personal service for local buyers and sellers.
Visit websiteEstate agent in Berchtesgaden focusing on the valuation, marketing, and sale of residential properties in Bavaria and neighbouring Austria. A one-stop shop including project planning in the Berchtesgadener Land region. Local office on Dr.-Imhof-Straße.
Visit websiteCompetent estate agent based directly in Berchtesgaden with extensive market knowledge of the region, specialising in the brokerage of residential properties. Successfully brings sellers and buyers together to close deals in the Berchtesgadener Land region. Broad range of local services.
Visit websiteRegional estate agent in the heart of the Berchtesgadener Land region, focusing on market-oriented valuation and marketing of residential properties such as houses and apartments. Actively seeking building plots and properties for clients in Berchtesgaden and Chiemgau. Comprehensive knowledge of the local market.
Visit websiteOwner-managed local business in Schönau am Königssee near Berchtesgaden, specialising in the sale of residential properties in the Berchtesgadener Land region. Personal service provided by owner Hannes Riedl for the area around Königssee. Focus on regional expertise.
Visit websiteAre you looking for a real estate agent not directly in Berchtesgaden, 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 Berchtesgaden (Ø 6,450 €/m²) — ideal for an honest market comparison and alternative location assessments.
Berchtesgaden 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.
We consider the declaration of division (Teilungserklärung), service charge (Hausgeld), energy performance certificate, reserves, and target group — and structure the entire sales process for you.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
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.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
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 article mentions several specific residential construction projects for Berchtesgaden, including the conversion of the middle school, a project on Salzburger Straße, and a development on Eberweinweg. It also reports that several dozen apartments are currently in the planning or approval process there.
The report describes a new residential complex in Berchtesgaden that is scheduled to be completed by the end of 2025. It mentions 36 one-room apartments as well as additional two- and three-room apartments for skilled workers.
The article describes the persistently high demand for housing in Berchtesgaden and points to rising prices for building plots as well as expensive semi-detached houses. At the same time, it reports that the residential construction business is reviving, but prices remain at a high level.
