Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Chiemsee.
Between the decision to sell and the notary appointment in Chiemsee, 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.
Instead of searching portals daily, we reverse the process: you register your profile for 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 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.
»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 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 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 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 Chiemsee – discreetly, without obligation, and at an appointment time that suits you.
Market data for Chiemsee 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.
Lake Chiemsee, also known as the Bavarian Sea, is the largest lake in Bavaria. Its character is defined by its three islands: Herreninsel, Fraueninsel, and Krautinsel. Herreninsel and Fraueninsel together form the municipality of Chiemsee in the district of Rosenheim. The surrounding landscape, the Chiemgau, is notable for its proximity to the Chiemgau Alps. For real estate buyers or owners, this signifies a residential location on a significant Bavarian body of water with distinct natural features.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Chiemsee: 8,950 €/m²
House prices in 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 |
|---|---|---|
| 2017 | 5,650 €/m² | – |
| 2018 | 6,050 €/m² | +7.1 % |
| 2019 | 6,450 €/m² | +6.6 % |
| 2020 | 6,950 €/m² | +7.8 % |
| 2021 | 7,650 €/m² | +10.1 % |
| 2022 | 8,550 €/m² | +11.8 % |
| 2023 | 8,350 €/m² | -2.3 % |
| 2024 | 8,500 €/m² | +1.8 % |
| 2025 | 8,760 €/m² | +3.1 % |
| 2026 | 8,950 €/m² | +2.2 % |
Current average purchase price per m² for apartments in Chiemsee: 7,650 €/m²
Apartments in 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 |
|---|---|---|
| 2017 | 4,950 €/m² | – |
| 2018 | 5,250 €/m² | +6.1 % |
| 2019 | 5,650 €/m² | +7.6 % |
| 2020 | 6,050 €/m² | +7.1 % |
| 2021 | 6,650 €/m² | +9.9 % |
| 2022 | 7,350 €/m² | +10.5 % |
| 2023 | 7,250 €/m² | -1.4 % |
| 2024 | 7,300 €/m² | +0.7 % |
| 2025 | 7,500 €/m² | +2.7 % |
| 2026 | 7,650 €/m² | +2 % |
Current average rent per m² in Chiemsee: 15.80 €/m²
Rents in 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 |
|---|---|---|
| 2017 | 10.80 €/m² | – |
| 2018 | 11.20 €/m² | +3.7 % |
| 2019 | 11.70 €/m² | +4.5 % |
| 2020 | 12.20 €/m² | +4.3 % |
| 2021 | 12.90 €/m² | +5.7 % |
| 2022 | 13.80 €/m² | +7 % |
| 2023 | 14.40 €/m² | +4.3 % |
| 2024 | 14.90 €/m² | +3.5 % |
| 2025 | 15.40 €/m² | +3.4 % |
| 2026 | 15.80 €/m² | +2.6 % |
Current average land value per m² in Chiemsee: 2,350 €/m²
The land value in 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 |
|---|---|---|
| 2017 | 1,150 €/m² | – |
| 2018 | 1,250 €/m² | +8.7 % |
| 2019 | 1,380 €/m² | +10.4 % |
| 2020 | 1,550 €/m² | +12.3 % |
| 2021 | 1,780 €/m² | +14.8 % |
| 2022 | 2,050 €/m² | +15.2 % |
| 2023 | 2,000 €/m² | -2.4 % |
| 2024 | 2,050 €/m² | +2.5 % |
| 2025 | 2,180 €/m² | +6.3 % |
| 2026 | 2,350 €/m² | +7.8 % |
The real estate market at Chiemsee is generally to be classified as a clear seller's market with very limited supply. Demand is driven by owner-occupiers, wealthy regional buyers, those interested in second homes, and capital investors who focus on location quality and value retention. Especially in the lakeside towns, high-quality houses and apartments remain scarce, which means that even in phases of weaker overall German demand, only limited price declines are visible. Compared to many other regions, market liquidity is lower, but prices in top locations are particularly stable. For capital investors, rental yields for apartments are roughly in the range of about 2.0 to 3.0%, sometimes lower in very good locations, and slightly higher for more solid properties in the surrounding area. Anyone analyzing Chiemsee real estate prices should therefore consider the micro-location, the degree of modernization, and the lettability, in addition to the Chiemsee price per m². Overall, the location remains attractive for long-term oriented buyers, while short-term return expectations are rather limited.
Anyone wishing to soundly classify the market in Chiemsee within the Bavarian market, with its strong connection to Munich, should take a look at the multi-year price development. For single-family and terraced houses in Chiemsee, the average purchase price moved from 5,650 €/m² in 2017 to currently 8,950 €/m² (2026) — a total change of +58.4% over 9 years, which corresponds to an average value increase of +5.2% p.a. Condominiums in Chiemsee started in 2017 at around 4,950 €/m² and are today at 7,650 €/m² (+54.5% over 9 years, Ø +5.0% 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 Chiemsee developed from 10.80 €/m² (2017) to currently 15.80 €/m² — +46.3% over 9 years or Ø +4.3% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Chiemsee rose from 1,150 €/m² (2017) to currently 2,350 €/m² (+104.3% in 9 years) — an essential indicator of the structural location quality and the local demand for building land. Based on the current values, a rented condominium in Chiemsee results in a calculated gross rental yield of around 2.5% — 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 230 inhabitants, Chiemsee forms a limited but continuous transaction volume — which means: properties that are priced in line with the market and well-prepared are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Chiemsee 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® creates 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 Chiemsee compared to the median of all municipalities in Bayern.
| Key figure | Chiemsee | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 8,950 €/m² | 3,650 €/m² | +145.2 % |
| Flats Ø | 7,650 €/m² | 3,850 €/m² | +98.7 % |
| Rents Ø | 15.80 €/m² | 9.80 €/m² | +61.2 % |
Annual average values for purchase prices (houses & flats) and rents in Chiemsee, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 5,650 €/m² | – | 4,950 €/m² | – | 10.80 €/m² | – |
| 2018 | 6,050 €/m² | +7.1 % | 5,250 €/m² | +6.1 % | 11.20 €/m² | +3.7 % |
| 2019 | 6,450 €/m² | +6.6 % | 5,650 €/m² | +7.6 % | 11.70 €/m² | +4.5 % |
| 2020 | 6,950 €/m² | +7.8 % | 6,050 €/m² | +7.1 % | 12.20 €/m² | +4.3 % |
| 2021 | 7,650 €/m² | +10.1 % | 6,650 €/m² | +9.9 % | 12.90 €/m² | +5.7 % |
| 2022 | 8,550 €/m² | +11.8 % | 7,350 €/m² | +10.5 % | 13.80 €/m² | +7 % |
| 2023 | 8,350 €/m² | -2.3 % | 7,250 €/m² | -1.4 % | 14.40 €/m² | +4.3 % |
| 2024 | 8,500 €/m² | +1.8 % | 7,300 €/m² | +0.7 % | 14.90 €/m² | +3.5 % |
| 2025 | 8,760 €/m² | +3.1 % | 7,500 €/m² | +2.7 % | 15.40 €/m² | +3.4 % |
| 2026 | 8,950 €/m² | +2.2 % | 7,650 €/m² | +2 % | 15.80 €/m² | +2.6 % |
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 Chiemsee — concisely answered.
Many owners in Chiemsee 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 Chiemsee 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.
Entrepreneurs in 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 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 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 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 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 Chiemsee legally permissible under building law, we clarify before marketing.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
For over 30 years, Gerhard Hahn has been active as a real estate appraiser, real estate consultant, and real estate agent in Bavaria and Southern Germany — focusing on high-quality residential property, off-market marketing, and the discreet support of owners, communities of heirs, and family offices.
Many property owners in Chiemsee 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 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.
Local owner-managed estate agent in Prien am Chiemsee, specialising in properties around Lake Chiemsee. Andrea Anner offers personal advice and value creation for the sale and brokerage of residential properties. The office is centrally located on Alte Rathausstrasse.
Visit websiteOwner-managed estate agent in Prien am Chiemsee since 1997, specialising in the sale and letting of residential and commercial properties in Upper Bavaria. Karin Stephan and her team speak German, English and Italian and are IVD members. Centrally located on Alte Rathausstraße.
Visit websiteLocal estate agent in Prien am Chiemsee, focusing on the sale and brokerage of residential properties on Lake Chiemsee. The GbR offers expert advice directly on-site on Bernauer Straße. Specialising in the Chiemgau region.
Visit websiteReliable estate agency in Prien am Chiemsee since 2016, specialising in property sales in the Lake Chiemsee region. Offers comprehensive support from the initial sales consultation to completion. Centrally located at the train station.
Visit websitePersonally managed estate agent since 2003, specialising in exclusive residential properties such as farmhouses, detached houses and apartments around Lake Chiemsee and Chiemgau. IVD member with a focus on the Traunstein and Berchtesgaden districts. Active in the brokerage of high-quality properties.
Visit websiteHighly rated local estate agent in Prien am Chiemsee, qualified real estate economist (IMI), specialising in residential property sales on Lake Chiemsee. Known for excellent customer recommendations in the region. Focus on personal and regional expertise.
Top-rated estate agent in Prien am Chiemsee, specialising in property sales with home staging for optimal presentation on Lake Chiemsee. Offers comprehensive services for residential properties in the Lake Chiemsee region. Strong presence in customer reviews.
Professional estate agency team in Prien am Chiemsee, leading in the brokerage of properties on Lake Chiemsee, Chiemgau and the surrounding area such as Rimsting. Specialising in the sale of residential properties with a high standard of service. Part of a large network with a local office.
Visit websiteAre you looking for a real estate agent not directly in 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 Chiemsee (Ø 8,950 €/m²) — ideal for an honest market comparison and alternative location assessments.
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.
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.
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.
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.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
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 report covers an increase in property tax on Fraueninsel within the municipality of Chiemsee. The municipal council decided on an adjustment of the assessment rates; this topic is directly relevant for property owners and municipal revenue. The article mentions the municipality of Chiemsee in the title and reports on the new rates retroactively from January 1, 2026.
The page lists the property tax assessment rate for the municipality of Chiemsee and explains that this is determined by statute. An assessment rate of 310 percent is shown for the municipality; this is a topic relevant to municipal economics, even if it is not a classic news article. The municipality name is in the title of the source.
