Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bernried.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Bernried 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 Bernried 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
When multiple heirs have to decide on a property in Bernried, it's rarely just about square metres. For decades, Gerhard Hahn has been moderating precisely these constellations: a fair market value, a clear process, a clean payout. This way, the family stays together in the end, and the assets are in order.
»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 Bernried 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 Bernried, 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 Bernried.
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 Bernried – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bernried 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.
Bernried is a municipality located in the northern part of the Deggendorf district. The community comprises 96 municipal parts, including the districts of Bernried, Edenstetten, and Egg. Historically, a significant portion of the municipal area belonged to the Hofmark Egg, with its castle situated within the municipality. Bernried is well-connected to the road network via the A3 and A92 motorways. This provides property owners and buyers with reliable infrastructure and a historically rich environment.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bernried: 8,450 €/m²
House prices in Bernried 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 |
|---|---|---|
| 2017 | 5,850 €/m² | – |
| 2018 | 6,150 €/m² | +5.1 % |
| 2019 | 6,520 €/m² | +6 % |
| 2020 | 6,980 €/m² | +7.1 % |
| 2021 | 7,620 €/m² | +9.2 % |
| 2022 | 8,220 €/m² | +7.9 % |
| 2023 | 8,050 €/m² | -2.1 % |
| 2024 | 7,980 €/m² | -0.9 % |
| 2025 | 8,210 €/m² | +2.9 % |
| 2026 | 8,450 €/m² | +2.9 % |
Current average purchase price per m² for apartments in Bernried: 7,250 €/m²
Apartments in Bernried 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 |
|---|---|---|
| 2017 | 4,950 €/m² | – |
| 2018 | 5,180 €/m² | +4.6 % |
| 2019 | 5,520 €/m² | +6.6 % |
| 2020 | 5,910 €/m² | +7.1 % |
| 2021 | 6,420 €/m² | +8.6 % |
| 2022 | 6,980 €/m² | +8.7 % |
| 2023 | 6,860 €/m² | -1.7 % |
| 2024 | 6,820 €/m² | -0.6 % |
| 2025 | 7,020 €/m² | +2.9 % |
| 2026 | 7,250 €/m² | +3.3 % |
Current average rent per m² in Bernried: 16.80 €/m²
Rents in Bernried 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 |
|---|---|---|
| 2017 | 11.80 €/m² | – |
| 2018 | 12.20 €/m² | +3.4 % |
| 2019 | 12.70 €/m² | +4.1 % |
| 2020 | 13.20 €/m² | +3.9 % |
| 2021 | 13.90 €/m² | +5.3 % |
| 2022 | 14.80 €/m² | +6.5 % |
| 2023 | 15.40 €/m² | +4.1 % |
| 2024 | 15.80 €/m² | +2.6 % |
| 2025 | 16.30 €/m² | +3.2 % |
| 2026 | 16.80 €/m² | +3.1 % |
Current average land value per m² in Bernried: 1,650 €/m²
The land value in Bernried 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 |
|---|---|---|
| 2017 | 980 €/m² | – |
| 2018 | 1,050 €/m² | +7.1 % |
| 2019 | 1,120 €/m² | +6.7 % |
| 2020 | 1,220 €/m² | +8.9 % |
| 2021 | 1,360 €/m² | +11.5 % |
| 2022 | 1,520 €/m² | +11.8 % |
| 2023 | 1,560 €/m² | +2.6 % |
| 2024 | 1,540 €/m² | -1.3 % |
| 2025 | 1,600 €/m² | +3.9 % |
| 2026 | 1,650 €/m² | +3.1 % |
The real estate market in Bernried can be classified as a clear seller's market in the high-end segment, even if the momentum has slowed somewhat compared to the boom years. The combination of its lakeside and natural setting, limited land availability, and proximity to economically strong regions ensures consistently stable demand. Supply is particularly tight for detached houses and well-appointed condominiums, which keeps property prices in Bernried above average compared to many surrounding municipalities. For buyers, this means that anyone wishing to acquire a property in Bernried must expect a high entry price, but in return benefits from long-term value stability and rare market availability. For capital investors, the market is particularly interesting in the rental apartment segment, although gross rental yields are limited due to high purchase prices and are roughly in the range of about 2.0 to 3.0%. Smaller apartments, modernised properties, and units with good letting potential are particularly attractive. Overall, Bernried remains an exclusive, demand-driven submarket with a solid price level and moderate growth potential.
Anyone wishing to soundly assess the market in Bernried within the Bavarian market, with its strong connections to Munich, should take a look at the multi-year price development. For detached and terraced houses in Bernried, the average purchase price moved from 5,850 €/m² in 2017 to currently 8,450 €/m² (2026) — a total change of +44.4% over 9 years, which corresponds to an average value increase of +4.2% p.a. Condominiums in Bernried started at around 4,950 €/m² in 2017 and are now at 7,250 €/m² (+46.5% over 9 years, Ø +4.3% p.a.). They are therefore often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Bernried developed from 11.80 €/m² (2017) to currently 16.80 €/m² — +42.4% over 9 years or Ø +4.0% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bernried rose from 980 €/m² (2017) to currently 1,650 €/m² (+68.4% 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 Bernried yields a calculated gross rental yield of around 2.8% — 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 2,500 inhabitants, Bernried forms a comparatively tight market segment — which means: properties that are priced in line with the market and well-prepared are generally sold or let quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bernried 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 – 3 % 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 Bernried compared to the median of all municipalities in Bayern.
| Key figure | Bernried | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 8,450 €/m² | 3,650 €/m² | +131.5 % |
| Flats Ø | 7,250 €/m² | 3,850 €/m² | +88.3 % |
| Rents Ø | 16.80 €/m² | 9.80 €/m² | +71.4 % |
Annual average values for purchase prices (houses & flats) and rents in Bernried, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 5,850 €/m² | – | 4,950 €/m² | – | 11.80 €/m² | – |
| 2018 | 6,150 €/m² | +5.1 % | 5,180 €/m² | +4.6 % | 12.20 €/m² | +3.4 % |
| 2019 | 6,520 €/m² | +6 % | 5,520 €/m² | +6.6 % | 12.70 €/m² | +4.1 % |
| 2020 | 6,980 €/m² | +7.1 % | 5,910 €/m² | +7.1 % | 13.20 €/m² | +3.9 % |
| 2021 | 7,620 €/m² | +9.2 % | 6,420 €/m² | +8.6 % | 13.90 €/m² | +5.3 % |
| 2022 | 8,220 €/m² | +7.9 % | 6,980 €/m² | +8.7 % | 14.80 €/m² | +6.5 % |
| 2023 | 8,050 €/m² | -2.1 % | 6,860 €/m² | -1.7 % | 15.40 €/m² | +4.1 % |
| 2024 | 7,980 €/m² | -0.9 % | 6,820 €/m² | -0.6 % | 15.80 €/m² | +2.6 % |
| 2025 | 8,210 €/m² | +2.9 % | 7,020 €/m² | +2.9 % | 16.30 €/m² | +3.2 % |
| 2026 | 8,450 €/m² | +2.9 % | 7,250 €/m² | +3.3 % | 16.80 €/m² | +3.1 % |
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 Bernried — concisely answered.
Property annuity (Immobilienverrentung) in Bernried 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 Bernried. 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 Bernried.
For many businesses, capital is tied up in Bernried in their own property instead of in operational business. Sale & Lease-Back solves this: sale to an investor, simultaneously a long-term lease agreement that secures usage. Business operations, address, and workforce remain where they are.
A lot changes in the balance sheet — the property leaves the fixed assets, depreciation becomes rental expense. Whether this is advantageous for your company depends on the legal form, financing structure, and tax starting position; therefore, we calculate this together with your tax advisor before anything is signed.
Crucial for the achievable price are the lease agreement term, creditworthiness, and third-party usability (Drittverwendungsfähigkeit) of the property in Bernried. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Bernried 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 Bernried — 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 Bernried , 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.
Many property owners in Bernried 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 Bernried 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.
Traditional family business since 1975 in Bernried/Rebling in the Deggendorf district, specialising in the purchase and sale of houses, villas, farmhouses, condominiums, and land. Regional focus on the Bavarian Forest and Upper Palatinate, including the districts of Deggendorf, Freyung-Grafenau, Straubing, Regen, Passau, and Cham. Offers individual on-site service for residential properties.
Visit websiteLocal real estate agent in Bernried (postcode 82347), active in the sale and brokerage of residential properties. Known for high ratings and presence on ImmoScout24 with a focus on the regional market.
Bernried-based agent under Johannes Zaglauer, specialising in residential property sales and brokerage in the Deggendorf district. High success rate in placing properties on platforms such as ImmoScout24.
Gerhard Schweiger manages this agency in Bernried, which focuses on residential properties in the Bavarian region. Good ratings (4.6 stars) and a strong presence with 37 listings on ImmoScout24.
Tobias Sachse operates this agency in Bernried, active in the sale and letting of residential properties. High customer satisfaction (4.6 stars) and over 150 listings on regional platforms.
Local agent in Bernried, Lower Bavaria, listed in business directories such as Gelbe Seiten. Specialising in the brokerage of residential properties in the region.
Christian Gstettenbauer as an owner-managed agency in Bernried, focusing on local residential properties. Mentioned in Gelbe Seiten and Trustlocal as a top provider.
Certified agent in Bernried and the surrounding area, specialising in performance-oriented property brokerage in the Bernried district. Professional surveying and agency services on-site.
Visit websiteAgent in Bernried on Lake Starnberg, managing residential property sales with market data up to 2025 (houses up to 7,410 EUR/m²). Also active in Seeshaupt, Tutzing, and Starnberg.
Visit websitePerformance-oriented agent for Bernried, Wielenbach, and Seeshaupt since 1975, with trained IHK real estate specialists. Personal contact Julian Breier for residential properties.
Visit websiteAre you looking for a real estate agent not directly in Bernried, 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 Bernried (Ø 8,450 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bernried 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
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.
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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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
The minutes of the municipal council meeting on 23.04.2026 mention that amended plans were submitted to the Weilheim-Schongau district office on 13.04.2026. The document explicitly refers to an accelerated procedure according to § 13a BauGB, relating to a specific construction or urban development measure in Bernried.
The article describes plans for the castle estate on Lake Starnberg in Bernried, including a new market hall and an artist's studio. According to the report, the municipal council approved the construction project after issues regarding the exceeding of building limits in the development plan were addressed.
The 'Facts and figures' page of the municipality of Bernried lists the assessment rates for property tax A, property tax B, and trade tax. It serves as an official source for local location and tax policy in Bernried.
