Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Ettal.
Between the decision to sell and the notary appointment in Ettal, 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.
A significant proportion of properties in Ettal 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 Ettal, 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 Ettal 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 Ettal, 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 Ettal.
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 Ettal – 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 Ettal. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Ettal is a parish village located approximately ten kilometres north of Garmisch-Partenkirchen in the Upper Bavarian district of Garmisch-Partenkirchen. The municipality is situated on the Ettaler Sattel, between Oberammergau in the Ammertal and Oberau in the Loisachtal, connected by federal road B23. It borders the Ammergebirge and is part of the Ammergauer Alpen Nature Park. Ettal includes districts such as Graswang and Linderhof, where King Ludwig II began constructing Linderhof Palace from 1869. This location within a natural region, alongside its historical significance from Ettal Abbey, provides a distinct living environment for property owners and buyers.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Ettal: 6,250 €/m²
House prices in Ettal 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 | 3,850 €/m² | – |
| 2017 | 4,050 €/m² | +5.2 % |
| 2018 | 4,320 €/m² | +6.7 % |
| 2019 | 4,620 €/m² | +6.9 % |
| 2020 | 4,980 €/m² | +7.8 % |
| 2021 | 5,420 €/m² | +8.8 % |
| 2022 | 6,050 €/m² | +11.6 % |
| 2023 | 6,180 €/m² | +2.1 % |
| 2024 | 6,220 €/m² | +0.6 % |
| 2025 | 6,250 €/m² | +0.5 % |
Current average purchase price per m² for apartments in Ettal: 5,450 €/m²
Apartments in Ettal 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 | 3,450 €/m² | – |
| 2017 | 3,620 €/m² | +4.9 % |
| 2018 | 3,820 €/m² | +5.5 % |
| 2019 | 4,050 €/m² | +6 % |
| 2020 | 4,320 €/m² | +6.7 % |
| 2021 | 4,680 €/m² | +8.3 % |
| 2022 | 5,120 €/m² | +9.4 % |
| 2023 | 5,280 €/m² | +3.1 % |
| 2024 | 5,380 €/m² | +1.9 % |
| 2025 | 5,450 €/m² | +1.3 % |
Current average rent per m² in Ettal: 12.80 €/m²
Rents in Ettal 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 | 8.90 €/m² | – |
| 2017 | 9.20 €/m² | +3.4 % |
| 2018 | 9.55 €/m² | +3.8 % |
| 2019 | 9.95 €/m² | +4.2 % |
| 2020 | 10.30 €/m² | +3.5 % |
| 2021 | 10.85 €/m² | +5.3 % |
| 2022 | 11.55 €/m² | +6.5 % |
| 2023 | 12.00 €/m² | +3.9 % |
| 2024 | 12.40 €/m² | +3.3 % |
| 2025 | 12.80 €/m² | +3.2 % |
Current average land value per m² in Ettal: 1,050 €/m²
The land value in Ettal 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 | 660 €/m² | +6.5 % |
| 2018 | 710 €/m² | +7.6 % |
| 2019 | 770 €/m² | +8.5 % |
| 2020 | 840 €/m² | +9.1 % |
| 2021 | 920 €/m² | +9.5 % |
| 2022 | 1,020 €/m² | +10.9 % |
| 2023 | 1,045 €/m² | +2.5 % |
| 2024 | 1,050 €/m² | +0.5 % |
| 2025 | 1,050 €/m² | 0 % |
The real estate market in Ettal is to be assessed overall as clearly supply-driven. Due to the small size of the municipality, its alpine location, and limited availability of land, the market is neither broad nor deep, but rather highly segmented. For buyers, this means: good properties are rarely offered and remain in demand if priced in line with the market. Sellers benefit from stable demand, especially for well-maintained houses, high-quality apartments, and plots of land with good development. The trend in property prices in Ettal has been upward over longer periods, although there has recently been a slight cooling at a high level. Demand comes from both owner-occupiers and buyers interested in holiday or second homes, which further supports price stability. For capital investors, Ettal is a niche location with a limited but qualitatively interesting rental market; the rough gross rental yield range is usually around 2.0 to 3.5 %, depending on the condition of the property, location, and purchase price. Anyone analyzing the price per square meter in Ettal or the standard land value in Ettal will recognize a market with high location quality, scarce availability, and long-term solid value retention.
Anyone wishing to soundly classify the market in Ettal 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 Ettal, the average purchase price moved from 3.850 €/m² in 2016 to the current 6.250 €/m² (2025) — a total change of +62,3 % over 9 years, which corresponds to an average value increase of +5,5 % p.a. Condominiums in Ettal started in 2016 at around 3.450 €/m² and are now at 5.450 €/m² (+58,0 % over 9 years, Ø +5,2 % p.a.). This makes them frequently suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Ettal developed from 8,90 €/m² (2016) to the current 12,80 €/m² — +43,8 % over 9 years or Ø +4,1 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Ettal rose from 620 €/m² (2016) to the current 1.050 €/m² (+69,4 % 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 Ettal 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 800 inhabitants, Ettal forms a limited but continuous transaction volume — which means: properties that are priced in line with the market and well-prepared are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Ettal 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 – 3.5 % 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 Ettal compared to the median of all municipalities in Bayern.
| Key figure | Ettal | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,250 €/m² | 3,650 €/m² | +71.2 % |
| Flats Ø | 5,450 €/m² | 3,850 €/m² | +41.6 % |
| Rents Ø | 12.80 €/m² | 9.80 €/m² | +30.6 % |
Annual average values for purchase prices (houses & flats) and rents in Ettal, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 3,850 €/m² | – | 3,450 €/m² | – | 8.90 €/m² | – |
| 2017 | 4,050 €/m² | +5.2 % | 3,620 €/m² | +4.9 % | 9.20 €/m² | +3.4 % |
| 2018 | 4,320 €/m² | +6.7 % | 3,820 €/m² | +5.5 % | 9.55 €/m² | +3.8 % |
| 2019 | 4,620 €/m² | +6.9 % | 4,050 €/m² | +6 % | 9.95 €/m² | +4.2 % |
| 2020 | 4,980 €/m² | +7.8 % | 4,320 €/m² | +6.7 % | 10.30 €/m² | +3.5 % |
| 2021 | 5,420 €/m² | +8.8 % | 4,680 €/m² | +8.3 % | 10.85 €/m² | +5.3 % |
| 2022 | 6,050 €/m² | +11.6 % | 5,120 €/m² | +9.4 % | 11.55 €/m² | +6.5 % |
| 2023 | 6,180 €/m² | +2.1 % | 5,280 €/m² | +3.1 % | 12.00 €/m² | +3.9 % |
| 2024 | 6,220 €/m² | +0.6 % | 5,380 €/m² | +1.9 % | 12.40 €/m² | +3.3 % |
| 2025 | 6,250 €/m² | +0.5 % | 5,450 €/m² | +1.3 % | 12.80 €/m² | +3.2 % |
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 Ettal — concisely answered.
For owners in Ettal 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 Ettal 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 Ettal, 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 Ettal 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 Ettal 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.
Owners of hotels and restaurants in Ettal 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 Ettal 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 Ettal the right strategy.
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.
Buyers and sellers in Ettal benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Ettal 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 real estate agency in the Ettal region and surrounding areas, specialising in the sale and brokerage of residential properties. Customer reviews highlight their reliability and regional expertise. Active in Ettal and neighbouring towns such as Oberau and Farchant.
Are you looking for a real estate agent not directly in Ettal, 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 Ettal (Ø 6,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Ettal 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:
Plot layout, building fabric, maintenance backlog, and neighbourhood determine the price. We objectively assess these points and align the marketing accordingly.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
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.
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.
Understandable valuation as a basis for sale or letting — carried out by certified experts with regional market knowledge.
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
According to the report, Ettal is working on several major municipal projects in parallel, including flood protection, the construction of a new kindergarten, and the renovation of the elevated water tank. In addition, further investments such as a sewage treatment plant, expansion of the building yard, and a fire department vehicle are on the agenda.
The project "Ettal Miteinander" aims to create a new social and cultural meeting place in the town hall of the municipality of Ettal. The plan involves modernizing existing rooms on the ground floor of the town hall; the project has been approved and is eligible for funding.
The municipality of Ettal is currently not selling any land; at the same time, the page refers to questions regarding development plans and local design statutes. This is a clear reference to municipal construction and land policy in Ettal.
The report describes that the DFMG intends to erect a mobile phone mast in the unincorporated Ettaler Forst and that the building inspection is already underway. This is relevant for Ettal because the location is directly adjacent to the municipality and its field boundaries.
The Telekom subsidiary is planning a 37.5-meter-high mobile phone mast in the Ettaler Forst near Linderhof and is checking fire safety, structural stability, and nature conservation issues for this purpose. The municipality of Ettal considers itself largely powerless in this matter.
The article mentions the planned construction of a new kindergarten in Ettal and refers to the ongoing work on the development and land-use plan. The project is roughly estimated at around one million euros.
