Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bernried (Starnberger See).
Between the decision to sell and the notary appointment in Bernried (Starnberger See), there are usually several months of work: gathering documents, reliably determining the value, finding the right buyer group, negotiating. We take over these steps completely and keep you informed of every interim status.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Bernried (Starnberger See), 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
When multiple heirs have to decide on a property in Bernried (Starnberger See), 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 (Starnberger See) 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 (Starnberger See), 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 (Starnberger See).
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 (Starnberger See) – 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 Bernried (Starnberger See). These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Current average purchase price per m² for houses in Bernried (Starnberger See): 9,850 €/m²
House prices in Bernried (Starnberger See) 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 |
|---|---|---|
| 2018 | 6,850 €/m² | – |
| 2019 | 7,250 €/m² | +5.8 % |
| 2020 | 7,780 €/m² | +7.3 % |
| 2021 | 8,420 €/m² | +8.2 % |
| 2022 | 9,150 €/m² | +8.7 % |
| 2023 | 9,050 €/m² | -1.1 % |
| 2024 | 9,320 €/m² | +3 % |
| 2025 | 9,650 €/m² | +3.5 % |
| 2026 | 9,850 €/m² | +2.1 % |
Current average purchase price per m² for apartments in Bernried (Starnberger See): 8,250 €/m²
Apartments in Bernried (Starnberger See) 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 |
|---|---|---|
| 2018 | 5,950 €/m² | – |
| 2019 | 6,320 €/m² | +6.2 % |
| 2020 | 6,760 €/m² | +7 % |
| 2021 | 7,250 €/m² | +7.2 % |
| 2022 | 7,880 €/m² | +8.7 % |
| 2023 | 7,820 €/m² | -0.8 % |
| 2024 | 8,000 €/m² | +2.3 % |
| 2025 | 8,150 €/m² | +1.9 % |
| 2026 | 8,250 €/m² | +1.2 % |
Current average rent per m² in Bernried (Starnberger See): 16.80 €/m²
Rents in Bernried (Starnberger See) 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 |
|---|---|---|
| 2018 | 12.80 €/m² | – |
| 2019 | 13.20 €/m² | +3.1 % |
| 2020 | 13.70 €/m² | +3.8 % |
| 2021 | 14.30 €/m² | +4.4 % |
| 2022 | 15.10 €/m² | +5.6 % |
| 2023 | 15.60 €/m² | +3.3 % |
| 2024 | 16.00 €/m² | +2.6 % |
| 2025 | 16.40 €/m² | +2.5 % |
| 2026 | 16.80 €/m² | +2.4 % |
Current average land value per m² in Bernried (Starnberger See): 1,650 €/m²
The land value in Bernried (Starnberger See) 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 |
|---|---|---|
| 2018 | 980 €/m² | – |
| 2019 | 1,050 €/m² | +7.1 % |
| 2020 | 1,140 €/m² | +8.6 % |
| 2021 | 1,260 €/m² | +10.5 % |
| 2022 | 1,420 €/m² | +12.7 % |
| 2023 | 1,500 €/m² | +5.6 % |
| 2024 | 1,560 €/m² | +4 % |
| 2025 | 1,620 €/m² | +3.8 % |
| 2026 | 1,650 €/m² | +1.9 % |
The property market in Bernried on Lake Starnberg can be classified overall as a clear seller's market with very limited supply. Demand for high-quality residential locations remains high, while the number of available properties is small and land for new construction is limited. This leads to a robust price level for houses, apartments, and plots of land. For buyers, this means: anyone who finds a suitable property in Bernried must generally decide quickly and expect a high price per square metre in Bernried. For sellers, the location remains attractive because well-situated and well-maintained properties continue to meet a wealthy audience. Capital investors benefit from the quality of the location and stable rental potential, but should take into account the rather low gross rental yield, which in the premium segment is usually only around 2,0 % to 3,0 %. Energy-efficient apartments, family-friendly houses, and properties with a view of the lake or good connections to the Munich area are particularly in demand. Overall, property prices in Bernried point to a value-stable but demanding market with a long-term perspective.
The data from recent years paints a clear picture of price movements for Bernried (Lake Starnberg) within the Bavarian market, with its strong ties to Munich. For single-family and terraced houses in Bernried (Lake Starnberg), the average purchase price moved from 6.850 €/m² in 2018 to the current 9.850 €/m² (2026) — a total change of +43,8 % over 8 years, which corresponds to an average value increase of +4,6 % p.a. Condominiums in Bernried (Lake Starnberg) started in 2018 at around 5.950 €/m² and are now at 8.250 €/m² (+38,7 % over 8 years, Ø +4,2 % p.a.). They are therefore often suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Bernried (Lake Starnberg) developed from 12,80 €/m² (2018) to the current 16,80 €/m² — +31,2 % over 8 years or Ø +3,5 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bernried (Lake Starnberg) rose from 980 €/m² (2018) to the current 1.650 €/m² (+68,4 % in 8 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Bernried (Lake Starnberg) yields a calculated gross rental return of around 2,4 % — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net returns are 0,8 to 1,5 percentage points lower. With around 2.500 inhabitants, Bernried (Lake Starnberg) is a manageable market size — which means: well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bernried (Lake Starnberg) considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators, which cannot reflect micro-location, energy efficiency, and property condition. 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 (Starnberger See) compared to the median of all municipalities in Bayern.
| Key figure | Bernried (Starnberger See) | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 9,850 €/m² | 3,650 €/m² | +169.9 % |
| Flats Ø | 8,250 €/m² | 3,850 €/m² | +114.3 % |
| Rents Ø | 16.80 €/m² | 9.80 €/m² | +71.4 % |
Annual average values for purchase prices (houses & flats) and rents in Bernried (Starnberger See), each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2018 | 6,850 €/m² | – | 5,950 €/m² | – | 12.80 €/m² | – |
| 2019 | 7,250 €/m² | +5.8 % | 6,320 €/m² | +6.2 % | 13.20 €/m² | +3.1 % |
| 2020 | 7,780 €/m² | +7.3 % | 6,760 €/m² | +7 % | 13.70 €/m² | +3.8 % |
| 2021 | 8,420 €/m² | +8.2 % | 7,250 €/m² | +7.2 % | 14.30 €/m² | +4.4 % |
| 2022 | 9,150 €/m² | +8.7 % | 7,880 €/m² | +8.7 % | 15.10 €/m² | +5.6 % |
| 2023 | 9,050 €/m² | -1.1 % | 7,820 €/m² | -0.8 % | 15.60 €/m² | +3.3 % |
| 2024 | 9,320 €/m² | +3 % | 8,000 €/m² | +2.3 % | 16.00 €/m² | +2.6 % |
| 2025 | 9,650 €/m² | +3.5 % | 8,150 €/m² | +1.9 % | 16.40 €/m² | +2.5 % |
| 2026 | 9,850 €/m² | +2.1 % | 8,250 €/m² | +1.2 % | 16.80 €/m² | +2.4 % |
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 (Starnberger See) — concisely answered.
Property annuity (Immobilienverrentung) in Bernried (Starnberger See) 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 (Starnberger See). 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 (Starnberger See).
Entrepreneurs in Bernried (Starnberger See) 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 Bernried (Starnberger See) 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 Bernried (Starnberger See) is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Owners of hotels and restaurants in Bernried (Starnberger See) 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 Bernried (Starnberger See) 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 Bernried (Starnberger See) the right strategy.
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.
For Bernried (Starnberger See), 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 Bernried (Starnberger See) 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 agency in Bernried am Starnberger See, led by Stephanie Marie Schrewe. Specialising in the local property market at Lake Starnberg with personal advice for buying and selling.
Visit websiteEstablished estate agent since 1994 with a presence in the Fünf-Seen-Land region, active in Bernried and surrounding areas such as Seeshaupt, Tutzing, and Pöcking. Expert in apartment prices, house prices, and property sales in the region.
Visit websiteResults-oriented estate agent since 1975, focusing on Bernried, Wielenbach, and Seeshaupt. Established in the Starnberg area and the Fünfseenland region with extensive brokerage experience.
Visit websitePersonal and individual support for properties between Munich and Lake Starnberg, with an office in Berg. Specialising in sales and lettings in the region with fast and secure processing.
Visit websiteOne of the leading real estate companies at Lake Starnberg and in the south of Munich, focusing on exclusive villas and detached houses. Also active at Lake Ammersee and in adjacent regions.
Visit websiteCertified estate agents and valuers with a results-oriented approach in Bernried and the surrounding area. Specialising in house sales, apartment sales, and land brokerage.
Visit websiteInternational estate agency group with a presence in Bernried am Starnberger See and exclusive services for high-end properties. Offers a comprehensive range of desired properties in the region.
Visit websiteEstablished estate agency group with a presence in Bernried am Starnberger See for the purchase and sale of residential properties. Part of a nationwide real estate agent network.
Visit websiteAre you looking for a real estate agent not directly in Bernried (Starnberger See), 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 (Starnberger See) (Ø 9,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bernried (Starnberger See) 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.
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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
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.
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
In the Hapberg district, a new development area of approximately 3.6 hectares with 69 residential units and 28 building plots is being developed. The municipality of Bernried is taking over the road and water pipeline construction; in addition, sewage disposal facilities are being built on behalf of the Starnberger See sewage association.
Current square meter prices for apartments and houses in Bernried am Starnberger See are being reported on a real estate platform. The site also shows a clear price trend since 2022 and classifies Bernried within the regional market.
The municipality of Bernried provides development plans on its website, including documents on commercial areas and other planning procedures. This is a direct entry point into ongoing local development and local building planning law control.
