Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Berg.
Anyone selling or letting a property in Berg 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.
A significant proportion of properties in Berg 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 Berg — 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 Berg 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 Berg, 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 Berg.
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 Berg – 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 Berg. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Berg lies on the eastern shore of Lake Starnberg and is known for the death of King Ludwig II, commemorated by the votive chapel. The municipality, with districts such as Leoni, Aufkirchen and Kempfenhausen, has no suburban rail link and therefore remains quiet. Lakeside plots with evening sun are among the rarest properties in the region. Many owners only sell after long consideration, which is why discretion matters especially here.
Source: Wikidata (official statistics)
Looking to sell a house, buy an apartment or learn what your property in Berg is worth? Here are the current averages for Berg at a glance.
Data as of: 2026-05-04
The average purchase price in Berg is 6,950 €/m² for houses and 7,450 €/m² for apartments. A 120 m² house therefore works out at roughly 834,000 €, a 70 m² apartment at around 522,000 €. Location, year of construction and condition shift the value considerably; a free FREITAG® valuation pins it down precisely.
From 2016 to 2025, average house prices in Berg changed by +64%.
FREITAG® supports owners in Berg and across Bavaria from Munich & Starnberg: market-based pricing, an exposé with professional photography, vetted buyers and guidance through to the notary appointment.
Current average purchase price per m² for houses in Berg: 6,950 €/m²
House prices in Berg 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 | 4,250 €/m² | – |
| 2017 | 4,450 €/m² | +4.7 % |
| 2018 | 4,700 €/m² | +5.6 % |
| 2019 | 4,980 €/m² | +6 % |
| 2020 | 5,280 €/m² | +6 % |
| 2021 | 5,720 €/m² | +8.3 % |
| 2022 | 6,180 €/m² | +8 % |
| 2023 | 6,050 €/m² | -2.1 % |
| 2024 | 6,120 €/m² | +1.2 % |
| 2025 | 6,950 €/m² | +13.6 % |
Current average purchase price per m² for apartments in Berg: 7,450 €/m²
Apartments in Berg 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 | 4,650 €/m² | – |
| 2017 | 4,890 €/m² | +5.2 % |
| 2018 | 5,180 €/m² | +5.9 % |
| 2019 | 5,520 €/m² | +6.6 % |
| 2020 | 5,890 €/m² | +6.7 % |
| 2021 | 6,320 €/m² | +7.3 % |
| 2022 | 6,780 €/m² | +7.3 % |
| 2023 | 6,720 €/m² | -0.9 % |
| 2024 | 6,810 €/m² | +1.3 % |
| 2025 | 7,450 €/m² | +9.4 % |
Current average rent per m² in Berg: 15.90 €/m²
Rents in Berg 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 | 10.80 €/m² | – |
| 2017 | 11.20 €/m² | +3.7 % |
| 2018 | 11.70 €/m² | +4.5 % |
| 2019 | 12.20 €/m² | +4.3 % |
| 2020 | 12.80 €/m² | +4.9 % |
| 2021 | 13.50 €/m² | +5.5 % |
| 2022 | 14.20 €/m² | +5.2 % |
| 2023 | 14.70 €/m² | +3.5 % |
| 2024 | 15.10 €/m² | +2.7 % |
| 2025 | 15.90 €/m² | +5.3 % |
Current average land value per m² in Berg: 1,150 €/m²
The land value in Berg 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 | 880 €/m² | +10 % |
| 2021 | 980 €/m² | +11.4 % |
| 2022 | 1,080 €/m² | +10.2 % |
| 2023 | 1,120 €/m² | +3.7 % |
| 2024 | 1,130 €/m² | +0.9 % |
| 2025 | 1,150 €/m² | +1.8 % |
The real estate market in Berg can be classified as a rather tight and high-quality market environment overall. On the buyer side, there is continued interest in family-friendly houses, well-laid-out apartments and plots of land in quiet locations. At the same time, supply is limited, which supports price stability. For sellers, the market remains fundamentally advantageous, even if momentum has slowed somewhat following interest rate hikes. In the house purchase segment in Berg, there is robust demand for detached single-family homes and well-maintained existing properties. When buying an apartment in Berg, smaller to medium-sized units with good amenities and efficient floor plans are particularly in demand. For capital investors, Berg is interesting due to the solid rental demand, although potential gross rental yields are usually only in the range of about 2.5 % to 3.5 % due to the high price level, with individual cases of properties in need of renovation or those that are particularly easy to let being slightly higher. Overall, the combination of location quality, limited new construction and stable demand points to a long-term resilient market.
A closer look at the last few years shows how the Berg real estate market has developed specifically within the Bavarian market with its strong ties to Munich. For single-family and terraced houses in Berg, the average purchase price moved from 4,250 €/m² in 2016 to the current 6,950 €/m² (2025) — a total change of +63.5 % over 9 years, which corresponds to an average value increase of +5.6 % p.a. Apartments in Berg started at around 4,650 €/m² in 2016 and are now at 7,450 €/m² (+60.2 % over 9 years, Ø +5.4 % 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 Berg developed from 10.80 €/m² (2016) to the current 15.90 €/m² — +47.2 % over 9 years or Ø +4.4 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Berg rose from 620 €/m² (2016) to the current 1,150 €/m² (+85.5 % in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented apartment in Berg yields a calculated gross rental return of around 2.6 % — 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 9,000 inhabitants, Berg is a manageable market size — which means that well-prepared properties priced in line with the market are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Berg 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 the micro-location, energy efficiency and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.5 – 3.5 % 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 Berg compared to the median of all municipalities in Bayern.
| Key figure | Berg | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,950 €/m² | 3,650 €/m² | +90.4 % |
| Flats Ø | 7,450 €/m² | 3,850 €/m² | +93.5 % |
| Rents Ø | 15.90 €/m² | 9.80 €/m² | +62.2 % |
Annual average values for purchase prices (houses & flats) and rents in Berg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 4,250 €/m² | – | 4,650 €/m² | – | 10.80 €/m² | – |
| 2017 | 4,450 €/m² | +4.7 % | 4,890 €/m² | +5.2 % | 11.20 €/m² | +3.7 % |
| 2018 | 4,700 €/m² | +5.6 % | 5,180 €/m² | +5.9 % | 11.70 €/m² | +4.5 % |
| 2019 | 4,980 €/m² | +6 % | 5,520 €/m² | +6.6 % | 12.20 €/m² | +4.3 % |
| 2020 | 5,280 €/m² | +6 % | 5,890 €/m² | +6.7 % | 12.80 €/m² | +4.9 % |
| 2021 | 5,720 €/m² | +8.3 % | 6,320 €/m² | +7.3 % | 13.50 €/m² | +5.5 % |
| 2022 | 6,180 €/m² | +8 % | 6,780 €/m² | +7.3 % | 14.20 €/m² | +5.2 % |
| 2023 | 6,050 €/m² | -2.1 % | 6,720 €/m² | -0.9 % | 14.70 €/m² | +3.5 % |
| 2024 | 6,120 €/m² | +1.2 % | 6,810 €/m² | +1.3 % | 15.10 €/m² | +2.7 % |
| 2025 | 6,950 €/m² | +13.6 % | 7,450 €/m² | +9.4 % | 15.90 €/m² | +5.3 % |
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 Berg — concisely answered.
For owners in Berg who wish to sell their property and continue to live in it, FREITAG® offers the classic property annuity (Immobilienverrentung) — via usufruct (Nießbrauch), Right of residence, Leaseback or Life annuity. You release the capital tied up in your house or condominium in Berg and secure a right of residence registered in the land registry.
The model that is particularly in demand is Usufruct: You remain the economic owner, are in the first rank in the land registry, and can even rent out the property if needed. An owner-occupancy termination is contractually excluded for all four models.
Whether it's care costs, gifts to heirs, or a noticeably higher pension: We will check for owners in Berg, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Berg 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 Berg 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 Berg 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 Berg — 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 Berg , 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 location like Berg, 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 Berg 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.
For more than 43 years, Schneider & Prell has been supporting property owners in Berg with the purchase and sale of real estate, backed by sound expertise and strong regional ties. The owner-managed agency prioritises personal commitment and knows the Berg property market inside out. Specialised in residential properties on Lake Starnberg.
Visit websiteAstrid Kaiser is your boutique estate agent for villas, houses, apartments and building plots in the Berg area and the Starnberg Five Lakes region. She offers exclusive, personal advice for buyers and sellers in this prime location. As an owner-managed local agency, she focuses on high-quality residential properties.
Visit websiteThe Berg branch of Immopoint Bayern GmbH, with contacts B. Schermer and Sabrina Westermeier, offers transparent advice on the purchase and sale of real estate. Locally rooted in Berg, the team provides competent advice with heart and many years of experience in residential property. Certified agents for the regional market.
Visit websiteSchlossberger Immobilien is an expert in the sale of properties in Berg am Starnberger See and prepares professional valuations. The agency supports owners in the preparation and marketing of detached houses, semi-detached houses and apartments. Locally active with market knowledge of price trends.
Visit websiteSedlmayr Immobilien is a local estate agent in Berg active in the sale and brokerage of residential properties on Lake Starnberg. They offer sound advice and support for owners in the region. Specialised in the Berg market with regional expertise.
Visit websiteKPC Immobilien GmbH provides personal support to clients for real estate projects in Berg and the region between Munich and Lake Starnberg. The agency specialises in individual advice for the purchase, sale and management of residential properties. Locally present with a focus on the Berg lake market.
Visit websiteEngel & Völkers in Starnberg has been active in Berg am Starnberger See since 2004, brokering exclusive properties in prime locations. The agents offer professional services for the purchase, sale and valuation of residential properties. Known for short marketing times of 96 days on average.
Visit websiteAre you looking for a real estate agent not directly in Berg, 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 Berg (Ø 6,950 €/m²) — ideal for an honest market comparison and alternative location assessments.
Berg 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.
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.
Right of residence (Wohnrecht), leaseback, life annuity (Leibrente), or usufruct (Nießbrauch) — we examine the most suitable option for you and advise on opportunities and framework conditions.
For inheritance disputes, divorce, banks or sales — a reliable valuation that stands up to scrutiny from third parties.
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
| Country | Deutschland |
| Federal State | Bayern |
| Administrative District | Oberbayern |
| District | Starnberg |
| Mayor | Rupert Steigenberger |
Quellen: Wikipedia (accessed on 2026-05-08)
The website of the Municipality of Berg documents ongoing urban land-use planning procedures for the "Lerchenbühl II" area and the 1st amendment to the "Lerchenbühl" development plan. The documents were or are available for public inspection and show that Berg is currently working on a major residential and development plan.
The Municipality of Berg (Schussental) provides development plans for download and informs about plans currently in progress as well as legally binding ones. This is directly relevant for construction projects and local development in Berg.
The municipal council of Berg has adopted development plan no. 50 "Mörlbach-Kuglfeld" in the version dated 18.03.2025 as a bylaw and approved the justification including the environmental report. The process directly concerns municipal urban land-use planning and thus the future residential and settlement development in Berg.
The Municipality of Berg on Lake Starnberg lists its contents and thus refers to municipal information regarding settlement and development issues. The entry is useful for classifying municipal construction and location policy, but does not contain any individual project resolution itself.
Development plan no. 71 "Höhenrain Ost" is described on the website of the Municipality of Berg along with the procedures and documents. The entry shows the concrete urban land-use planning in a district of Berg and is relevant for future construction.
In Berg-Ettishofen, the planned Kirchweg development area can now be implemented after all. According to the report, multi-family houses, terraced houses, and single-family homes are to be built on 3.5 hectares; living space for up to 150 people is planned.
The Municipality of Berg provides information about its development areas and points out that a building obligation applies to the plots within five years. This is directly relevant for the allocation and development of new residential building land in Berg.
The Municipality of Berg refers to the online inspection of development plans via the geoportal of the Starnberg District Office. The entry confirms the digital provision of municipal urban land-use planning for property owners and those wishing to build in Berg.
