Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bernau (Chiemsee).
Anyone selling or letting a property in Bernau (Chiemsee) 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.
Instead of searching portals daily, we reverse the process: you register your profile for Bernau (Chiemsee), we automatically match every new listing with it, and we actively contact you. No fees for searchers, no automated mass emails, no sharing of your data with third parties.
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 Bernau (Chiemsee). No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
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»Mr Freitag successfully sold my company mudis and completely surprised me with the sale price. I am still absolutely thrilled!«
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Anyone looking for an experienced real estate agent in Bernau (Chiemsee) 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 Bernau (Chiemsee), 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 Bernau (Chiemsee).
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 Bernau (Chiemsee) – 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 Bernau (Chiemsee). These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Bernau (Chiemsee) is located in the Upper Bavarian district of Rosenheim. The area is known for the Bernau Correctional Facility, situated in the Eichet district. This institution was established in 1899 as an annex of the Laufen Prison and became independent in 1920. It incorporates various work operations, including a bakery, gardening, and farming. For property buyers or owners, Bernau is a community within the Rosenheim district with a population of 7000 residents.
Source for local facts: Wikipedia
Source: Wikidata (official statistics)
Looking to sell a house, buy an apartment or learn what your property in Bernau (Chiemsee) is worth? Here are the current averages for Bernau (Chiemsee) at a glance.
Data as of: 2026-05-04
The average purchase price in Bernau (Chiemsee) is 6,850 €/m² for houses and 7,450 €/m² for apartments. A 120 m² house therefore works out at roughly 822,000 €, 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 2015 to 2024, average house prices in Bernau (Chiemsee) changed by +61%.
FREITAG® supports owners in Bernau (Chiemsee) 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 Bernau (Chiemsee): 6,850 €/m²
House prices in Bernau (Chiemsee) 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 | 4,250 €/m² | – |
| 2016 | 4,420 €/m² | +4 % |
| 2017 | 4,650 €/m² | +5.2 % |
| 2018 | 4,930 €/m² | +6 % |
| 2019 | 5,180 €/m² | +5.1 % |
| 2020 | 5,420 €/m² | +4.6 % |
| 2021 | 5,780 €/m² | +6.6 % |
| 2022 | 6,120 €/m² | +5.9 % |
| 2023 | 6,250 €/m² | +2.1 % |
| 2024 | 6,850 €/m² | +9.6 % |
Current average purchase price per m² for apartments in Bernau (Chiemsee): 7,450 €/m²
Apartments in Bernau (Chiemsee) 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 | 4,650 €/m² | – |
| 2016 | 4,860 €/m² | +4.5 % |
| 2017 | 5,120 €/m² | +5.3 % |
| 2018 | 5,420 €/m² | +5.9 % |
| 2019 | 5,720 €/m² | +5.5 % |
| 2020 | 6,020 €/m² | +5.2 % |
| 2021 | 6,420 €/m² | +6.6 % |
| 2022 | 6,780 €/m² | +5.6 % |
| 2023 | 6,720 €/m² | -0.9 % |
| 2024 | 7,450 €/m² | +10.9 % |
Current average rent per m² in Bernau (Chiemsee): 13.90 €/m²
Rents in Bernau (Chiemsee) 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 | 8.90 €/m² | – |
| 2016 | 9.20 €/m² | +3.4 % |
| 2017 | 9.50 €/m² | +3.3 % |
| 2018 | 9.90 €/m² | +4.2 % |
| 2019 | 10.30 €/m² | +4 % |
| 2020 | 10.70 €/m² | +3.9 % |
| 2021 | 11.20 €/m² | +4.7 % |
| 2022 | 11.80 €/m² | +5.4 % |
| 2023 | 12.40 €/m² | +5.1 % |
| 2024 | 13.90 €/m² | +12.1 % |
Current average land value per m² in Bernau (Chiemsee): 1,050 €/m²
The land value in Bernau (Chiemsee) 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 | 560 €/m² | +7.7 % |
| 2017 | 610 €/m² | +8.9 % |
| 2018 | 680 €/m² | +11.5 % |
| 2019 | 750 €/m² | +10.3 % |
| 2020 | 820 €/m² | +9.3 % |
| 2021 | 910 €/m² | +11 % |
| 2022 | 980 €/m² | +7.7 % |
| 2023 | 970 €/m² | -1 % |
| 2024 | 1,050 €/m² | +8.2 % |
The property market in Bernau am Chiemsee is generally classified as high-quality and supply-driven. The combination of proximity to the lake, scenic quality, good accessibility, and high residential appeal ensures stable demand alongside limited potential for new construction and land development. Consequently, the market tends to remain a seller's market, particularly for well-located houses and apartments with special locational quality. For buyers, this means that those monitoring property prices in Bernau (Chiemsee) must expect a structurally high price level, but will find a market with strong fundamentals and value retention in return. For investors, Bernau am Chiemsee is interesting if the focus is on long-term substance, rentability, and value preservation. Rental prices in Bernau (Chiemsee) are solid, but they are offset by high purchase prices, meaning gross rental yields are usually in the moderate range. Depending on the property, location, and condition, a rough yield range of approximately 2.0 % to 3.5 % is realistic. Compact apartments, easily rentable existing properties, and locations with stable demand are particularly attractive. Overall, Bernau am Chiemsee remains a market for quality-oriented buyers and investors with a long-term investment horizon. The standard land value (Bodenrichtwert) in Bernau (Chiemsee) further underscores the scarcity and the ongoing strength of the location.
The data from recent years paints a clear picture of price movements in Bernau (Chiemsee) within the Bavarian market, given its strong connection to Munich. For detached and terraced houses in Bernau (Chiemsee), the average purchase price moved from 4,250 €/m² in 2015 to the current 6,850 €/m² (2024) — a total change of +61.2 % over 9 years, corresponding to an average value increase of +5.4 % p.a. Condominiums in Bernau (Chiemsee) started at around 4,650 €/m² in 2015 and are now at 7,450 €/m² (+60.2 % over 9 years, Ø +5.4 % p.a.). They are therefore often suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Bernau (Chiemsee) developed from 8.90 €/m² (2015) to the current 13.90 €/m² — +56.2 % over 9 years or Ø +5.1 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Bernau (Chiemsee) rose from 520 €/m² (2015) to the current 1,050 €/m² (+101.9 % in 9 years) — a key indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Bernau (Chiemsee) yields a mathematical gross rental return 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 7,000 inhabitants, Bernau (Chiemsee) 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 Bernau (Chiemsee) considering a sale or letting, 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 property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2 – 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 Bernau (Chiemsee) compared to the median of all municipalities in Bayern.
| Key figure | Bernau (Chiemsee) | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,850 €/m² | 3,650 €/m² | +87.7 % |
| Flats Ø | 7,450 €/m² | 3,850 €/m² | +93.5 % |
| Rents Ø | 13.90 €/m² | 9.80 €/m² | +41.8 % |
Annual average values for purchase prices (houses & flats) and rents in Bernau (Chiemsee), each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 4,250 €/m² | – | 4,650 €/m² | – | 8.90 €/m² | – |
| 2016 | 4,420 €/m² | +4 % | 4,860 €/m² | +4.5 % | 9.20 €/m² | +3.4 % |
| 2017 | 4,650 €/m² | +5.2 % | 5,120 €/m² | +5.3 % | 9.50 €/m² | +3.3 % |
| 2018 | 4,930 €/m² | +6 % | 5,420 €/m² | +5.9 % | 9.90 €/m² | +4.2 % |
| 2019 | 5,180 €/m² | +5.1 % | 5,720 €/m² | +5.5 % | 10.30 €/m² | +4 % |
| 2020 | 5,420 €/m² | +4.6 % | 6,020 €/m² | +5.2 % | 10.70 €/m² | +3.9 % |
| 2021 | 5,780 €/m² | +6.6 % | 6,420 €/m² | +6.6 % | 11.20 €/m² | +4.7 % |
| 2022 | 6,120 €/m² | +5.9 % | 6,780 €/m² | +5.6 % | 11.80 €/m² | +5.4 % |
| 2023 | 6,250 €/m² | +2.1 % | 6,720 €/m² | -0.9 % | 12.40 €/m² | +5.1 % |
| 2024 | 6,850 €/m² | +9.6 % | 7,450 €/m² | +10.9 % | 13.90 €/m² | +12.1 % |
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 Bernau (Chiemsee) — concisely answered.
Property annuity (Immobilienverrentung) in Bernau (Chiemsee) 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 Bernau (Chiemsee). 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 Bernau (Chiemsee).
Entrepreneurs in Bernau (Chiemsee) who wish to sell their commercial property and lease it back use Sale & Lease-Back: They sell office buildings, warehouses or practice premises to an investor, receive liquidity for growth or consolidation, and lease the property back long-term. The location in Bernau (Chiemsee) remains unchanged.
FREITAG® accompanies the entire process: value-based valuation, selection of qualified investors, contract drafting with clear lease-back conditions — including options for repurchase and flexible terms.
We check free of charge whether your commercial property in Bernau (Chiemsee) is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Bernau (Chiemsee) 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 Bernau (Chiemsee) 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 Bernau (Chiemsee) legally permissible under building law, we clarify before marketing.
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.
For Bernau (Chiemsee), 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 Bernau (Chiemsee) 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 Gerhard Kirchbuchner has been active as a local estate agent in Bernau am Chiemsee since 1983, specialising in the sale and brokerage of residential properties in the Chiemsee and Chiemgau area. Based at Chiemseestr. 17, he offers confidential advice and personal support for properties around Lake Chiemsee. The small team of 3 employees has an in-depth knowledge of the regional market.
Visit websiteElke Marie Leutner runs her owner-managed estate agency in Bernau am Chiemsee and brokers residential properties in the Chiemgau region. With a focus on personal advice and local market knowledge, she supports buyers and sellers in the area. The office is located at Klausenstr. 15.
Visit websiteLocal estate agency in Bernau-Kraimoos, specialising in the sale of residential properties in Bernau am Chiemsee and the surrounding area. Eva-Beatrix von Sluyterman offers owner-managed expertise for the regional apartment and housing market. Address at Kraimoos 18.
Independent estate agent in Bernau am Chiemsee, active in the sale and brokerage of residential properties on Lake Chiemsee. Based near Seestr., he has a precise knowledge of the local market for houses and apartments. Owner-managed and focused on the region.
Local estate agent in Bernau am Chiemsee with an office at Schwaerzstr. 5A, specialising in residential property sales and lettings. As an owner-managed provider, he offers detailed knowledge of the Chiemsee market. Available for consultations in the region.
Are you looking for a real estate agent not directly in Bernau (Chiemsee), 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 Bernau (Chiemsee) (Ø 6,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bernau (Chiemsee) 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:
Detailed analysis of the plot, year of construction, condition, and micro-location. We develop an individual marketing strategy and support the house sale up to the notary appointment.
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.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
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.
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 describes the discussion surrounding the sale plans for Gut Hitzelsberg and refers to its importance for Bernau's trade tax revenue. It addresses the economic consequences for the municipality and potential alternatives to the current use.
The report deals with the sale plans for Gut Hitzelsberg in Bernau and the potential consequences for municipal finances. The focus is on the economic significance of the property and the debate over its future use.
The consultancy firm Qiado, based in Bernau am Chiemsee, is being acquired by EY. The location will thus become part of a larger transformation project in the real estate, construction, and infrastructure sectors.
The project overview lists the new construction of an outlet center in Bernau am Chiemsee. This indicates a concrete project with economic and urban development relevance for the municipality.
The page shows a concrete real estate offer or a sales reference in Bernau am Chiemsee. For the municipality, this is a real indication of the local housing and real estate market, even if it is not a classic news site.
The references mention a development plan for Bernau am Chiemsee. This confirms a concrete planning service in the field of landscape architecture and urban land-use planning for the municipality.
The municipality of Bernau am Chiemsee publishes its development plans including several building areas, commercial zones, and special areas. For local development, areas such as Bernau-Süd, the commercial area at the Bernauer Ache, and other plans are relevant.
An article on the Federal Administrative Court deals with a project-related development plan of the municipality of Bernau am Chiemsee. The content concerns the legal limits of implementation deadlines for a specific construction project.
