Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Fischbachau.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Fischbachau 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Fischbachau, 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Fischbachau. 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 Fischbachau 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 Fischbachau, 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 Fischbachau.
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 Fischbachau – discreetly, without obligation, and at an appointment time that suits you.
Market data for Fischbachau 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.
Fischbachau is a municipality and a parish village in the Upper Bavarian district of Miesbach. It is situated in the wide valley of the Leitzach river, on the eastern edge of the Leitzach valley and at the foot of the Breitenstein mountain. The location is 15 km southeast of Miesbach and 60 km from the state capital Munich. The municipal area includes the parish villages of Elbach and Fischbachau, and the church village of Birkenstein, among many other community parts. This historically established community offers property owners and buyers a diverse location within the pre-alpine region.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Fischbachau: 5,850 €/m²
House prices in Fischbachau 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 | 3,850 €/m² | – |
| 2018 | 4,050 €/m² | +5.2 % |
| 2019 | 4,280 €/m² | +5.7 % |
| 2020 | 4,560 €/m² | +6.5 % |
| 2021 | 4,920 €/m² | +7.9 % |
| 2022 | 5,320 €/m² | +8.1 % |
| 2023 | 5,780 €/m² | +8.6 % |
| 2024 | 5,820 €/m² | +0.7 % |
| 2025 | 5,850 €/m² | +0.5 % |
| 2026 | 5,850 €/m² | 0 % |
Current average purchase price per m² for apartments in Fischbachau: 6,150 €/m²
Apartments in Fischbachau 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 | 3,950 €/m² | – |
| 2018 | 4,180 €/m² | +5.8 % |
| 2019 | 4,430 €/m² | +6 % |
| 2020 | 4,720 €/m² | +6.5 % |
| 2021 | 5,050 €/m² | +7 % |
| 2022 | 5,420 €/m² | +7.3 % |
| 2023 | 5,980 €/m² | +10.3 % |
| 2024 | 6,080 €/m² | +1.7 % |
| 2025 | 6,120 €/m² | +0.7 % |
| 2026 | 6,150 €/m² | +0.5 % |
Current average rent per m² in Fischbachau: 11.80 €/m²
Rents in Fischbachau 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 | 8.40 €/m² | – |
| 2018 | 8.70 €/m² | +3.6 % |
| 2019 | 9.00 €/m² | +3.4 % |
| 2020 | 9.35 €/m² | +3.9 % |
| 2021 | 9.80 €/m² | +4.8 % |
| 2022 | 10.35 €/m² | +5.6 % |
| 2023 | 11.00 €/m² | +6.3 % |
| 2024 | 11.45 €/m² | +4.1 % |
| 2025 | 11.70 €/m² | +2.2 % |
| 2026 | 11.80 €/m² | +0.9 % |
Current average land value per m² in Fischbachau: 980 €/m²
The land value in Fischbachau 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 | 520 €/m² | – |
| 2018 | 560 €/m² | +7.7 % |
| 2019 | 610 €/m² | +8.9 % |
| 2020 | 680 €/m² | +11.5 % |
| 2021 | 760 €/m² | +11.8 % |
| 2022 | 860 €/m² | +13.2 % |
| 2023 | 950 €/m² | +10.5 % |
| 2024 | 970 €/m² | +2.1 % |
| 2025 | 980 €/m² | +1 % |
| 2026 | 980 €/m² | 0 % |
The real estate market in Fischbachau can generally be classified as a rather tight, quality-driven market with stable demand. For buyers, this means that attractive properties are often only available to a limited extent and price negotiations remain possible, especially for properties in need of renovation. Sellers continue to benefit from a solid price level, even if the very dynamic growth phases of the years up to 2022 are over. Demand is primarily driven by owner-occupiers, supplemented by buyers focusing on high-value locations in the surrounding Upper Bavarian region. For capital investors, Fischbachau is interesting if long-term lettability and substance are the priority; the rough gross rental yield range is usually around 2.2 to 3.4 % depending on the condition of the property, purchase price, and lettability. Overall, the limited supply, the natural location, and the proximity to economically strong areas point to continued value stability. Real estate prices in Fischbachau are therefore likely to trend sideways to slightly upwards, provided the interest rate environment does not change significantly.
A closer look at the last few years shows how the Fischbachau real estate market has developed specifically within the Bavarian market with its strong links to Munich. For detached and terraced houses in Fischbachau, the average purchase price moved from 3,850 €/m² in 2017 to currently 5,850 €/m² (2026) — a total change of +51.9 % over 9 years, which corresponds to an average value increase of +4.8 % p.a. Condominiums in Fischbachau started at around 3,950 €/m² in 2017 and are now at 6,150 €/m² (+55.7 % over 9 years, Ø +5.0 % p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Fischbachau developed from 8.40 €/m² (2017) to currently 11.80 €/m² — +40.5 % over 9 years or Ø +3.8 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Fischbachau rose from 520 €/m² (2017) to currently 980 €/m² (+88.5 % 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 Fischbachau results in a calculated gross rental yield of around 2.3 % — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. With around 5,700 inhabitants, Fischbachau forms a comparatively tight market segment — which means: market-priced, well-prepared properties are usually sold or let quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Fischbachau 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® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.2 – 3.4 % 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 Fischbachau compared to the median of all municipalities in Bayern.
| Key figure | Fischbachau | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,850 €/m² | 3,650 €/m² | +60.3 % |
| Flats Ø | 6,150 €/m² | 3,850 €/m² | +59.7 % |
| Rents Ø | 11.80 €/m² | 9.80 €/m² | +20.4 % |
Annual average values for purchase prices (houses & flats) and rents in Fischbachau, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 3,850 €/m² | – | 3,950 €/m² | – | 8.40 €/m² | – |
| 2018 | 4,050 €/m² | +5.2 % | 4,180 €/m² | +5.8 % | 8.70 €/m² | +3.6 % |
| 2019 | 4,280 €/m² | +5.7 % | 4,430 €/m² | +6 % | 9.00 €/m² | +3.4 % |
| 2020 | 4,560 €/m² | +6.5 % | 4,720 €/m² | +6.5 % | 9.35 €/m² | +3.9 % |
| 2021 | 4,920 €/m² | +7.9 % | 5,050 €/m² | +7 % | 9.80 €/m² | +4.8 % |
| 2022 | 5,320 €/m² | +8.1 % | 5,420 €/m² | +7.3 % | 10.35 €/m² | +5.6 % |
| 2023 | 5,780 €/m² | +8.6 % | 5,980 €/m² | +10.3 % | 11.00 €/m² | +6.3 % |
| 2024 | 5,820 €/m² | +0.7 % | 6,080 €/m² | +1.7 % | 11.45 €/m² | +4.1 % |
| 2025 | 5,850 €/m² | +0.5 % | 6,120 €/m² | +0.7 % | 11.70 €/m² | +2.2 % |
| 2026 | 5,850 €/m² | 0 % | 6,150 €/m² | +0.5 % | 11.80 €/m² | +0.9 % |
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 Fischbachau — concisely answered.
Property annuity (Immobilienverrentung) in Fischbachau 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 Fischbachau. 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 Fischbachau.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Fischbachau 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 Fischbachau 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.
Hospitality properties in Fischbachau 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 Fischbachau — 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 Fischbachau , 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.
A reliable valuation in Fischbachau requires genuine comparative data and a feel for micro-location — Gerhard Hahn has internalised both after 30+ years of market proximity in Bavaria. Personal appointments in Fischbachau 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.
Competent real estate consultant for Upper Bavaria with a focus on Fischbachau, Miesbach district, Bad Tölz and Rosenheim. Specialising in plots of land, investment properties, private homes, apartments and multi-family houses. Personal service provided by a married couple from start to finish.
Visit websiteLocal estate agent in Fischbachau Stauden, active in the sale and brokerage of residential properties. Partner for Upper Bavaria with a regional focus.
Visit websiteAre you looking for a real estate agent not directly in Fischbachau, 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 Fischbachau (Ø 5,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Fischbachau 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.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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.
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 municipality of Fischbachau has created 28 building plots for locals and residents of the district in the Wolfsee development area on the site of the former campsite. The project is marketed as building land development and is aimed directly at local housing demand.
In Fischbachau, a second amendment involves nine adjustments for various plots, which mainly relate to plots that have already been sold. The topic concerns the marketing and adjustment of building land in the municipality.
The Wolfseehalle in Fischbachau continues to be offered for sale on a real estate portal. According to the report, the building is being marketed for 1.9 million euros, which has a clear real estate connection for the town.
The Fischbachau municipal council adopted a set of regulations for the designation of building land. The goal is to sell land to locals at 50 percent of the standard land value in order to create affordable housing.
The municipal website of Fischbachau provides information about the Wolfsee development area. Plot 17 is still available there; the purchase price, development costs, and the underlying development plan are mentioned.
More than 30 new apartments are to be built in the center of Fischbachau by 2021. The report thus describes a larger residential construction project in the town center.
In the center of Fischbachau, a major project for up to 26 apartments has cleared its first hurdle in the building committee. The report thus describes a concrete residential construction project in the town.
The municipality of Fischbachau changed the land use plan and adopted a development plan for a new residential area. The report mentions around 21 plots and the planned development of the area.
