Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Garching (Alz).
Anyone selling or letting a property in Garching (Alz) doesn't need advertising promises, but a realistic assessment. We tell you what your property will fetch on the market, which documents are missing, and what marketing duration to expect — before you decide to work with us.
Instead of searching portals daily, we reverse the process: you register your profile for Garching (Alz), 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
You receive a fixed schedule: valuation, documents, exposé, buyer approach, viewings, negotiation, notary. Each step with clear responsibility and realistic timelines. This way, every owner in Garching (Alz) knows at all times where we stand — and what comes next.
»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 Garching (Alz) 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 Garching (Alz), 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 Garching (Alz).
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 Garching (Alz) – 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 Garching (Alz). These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Garching an der Alz, officially Garching a.d.Alz, is a municipality located in the Upper Bavarian district of Altötting. Situated in the valley of the Alz river, which flows from Lake Chiemsee, the municipality lies 30 kilometers north of Lake Chiemsee and 20 kilometers north of Lake Waginger See. It is located along the Bundesstraße 299, comprising 67 municipal parts. This position offers convenient access to surrounding areas and the advantage of being near significant bodies of water and historical settlement sites.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Garching (Alz): 3,650 €/m²
House prices in Garching (Alz) 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 | 2,350 €/m² | – |
| 2017 | 2,500 €/m² | +6.4 % |
| 2018 | 2,680 €/m² | +7.2 % |
| 2019 | 2,860 €/m² | +6.7 % |
| 2020 | 3,050 €/m² | +6.6 % |
| 2021 | 3,280 €/m² | +7.5 % |
| 2022 | 3,520 €/m² | +7.3 % |
| 2023 | 3,610 €/m² | +2.6 % |
| 2024 | 3,580 €/m² | -0.8 % |
| 2025 | 3,650 €/m² | +2 % |
Current average purchase price per m² for apartments in Garching (Alz): 3,950 €/m²
Apartments in Garching (Alz) 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 | 2,500 €/m² | – |
| 2017 | 2,650 €/m² | +6 % |
| 2018 | 2,830 €/m² | +6.8 % |
| 2019 | 3,020 €/m² | +6.7 % |
| 2020 | 3,220 €/m² | +6.6 % |
| 2021 | 3,470 €/m² | +7.8 % |
| 2022 | 3,760 €/m² | +8.4 % |
| 2023 | 3,880 €/m² | +3.2 % |
| 2024 | 3,860 €/m² | -0.5 % |
| 2025 | 3,950 €/m² | +2.3 % |
Current average rent per m² in Garching (Alz): 9.60 €/m²
Rents in Garching (Alz) 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 | 6.80 €/m² | – |
| 2017 | 7.05 €/m² | +3.7 % |
| 2018 | 7.35 €/m² | +4.3 % |
| 2019 | 7.65 €/m² | +4.1 % |
| 2020 | 7.95 €/m² | +3.9 % |
| 2021 | 8.35 €/m² | +5 % |
| 2022 | 8.85 €/m² | +6 % |
| 2023 | 9.15 €/m² | +3.4 % |
| 2024 | 9.35 €/m² | +2.2 % |
| 2025 | 9.60 €/m² | +2.7 % |
Current average land value per m² in Garching (Alz): 310 €/m²
The land value in Garching (Alz) 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 | 165 €/m² | – |
| 2017 | 175 €/m² | +6.1 % |
| 2018 | 188 €/m² | +7.4 % |
| 2019 | 202 €/m² | +7.4 % |
| 2020 | 220 €/m² | +8.9 % |
| 2021 | 245 €/m² | +11.4 % |
| 2022 | 275 €/m² | +12.2 % |
| 2023 | 295 €/m² | +7.3 % |
| 2024 | 305 €/m² | +3.4 % |
| 2025 | 310 €/m² | +1.6 % |
The property market in Garching (Alz) can be classified as a balanced to slightly demand-driven market. For buyers, this means that good properties in solid residential areas continue to see steady demand, without the price dynamics of the peak years continuing unabated. Sellers benefit from a stable underlying interest but must pay closer attention to condition, energy efficiency, and location quality when setting prices. The market is less speculative than in major centres, making it more driven by owner-occupiers and thus more robust against short-term fluctuations. For capital investors, Garching (Alz) remains attractive primarily due to its moderate entry prices and reliable rental demand. The gross rental yield range is generally around 3.0 to 4.2% gross, depending on property quality, micro-location, and price level. In particular, apartments with good rental potential, modern fittings, and low operating costs can deliver solid results. When buying a house in Garching (Alz), the focus is often on owner-occupation, while larger detached houses tend to offer long-term value stability rather than high current yields. Overall, property prices in Garching (Alz), rental prices in Garching (Alz), and the standard land value (Bodenrichtwert) in Garching (Alz) point to a market-aligned, stable location with regional relevance.
Anyone wishing to gain a well-founded understanding of the market in Garching (Alz) within the Bavarian market, with its strong links to Munich, should look at the multi-year price development. For detached and terraced houses in Garching (Alz), the average purchase price moved from 2,350 €/m² in 2016 to the current 3,650 €/m² (2025) — a total change of +55.3% over 9 years, corresponding to an average value increase of +5.0% p.a. Condominiums in Garching (Alz) started at around 2,500 €/m² in 2016 and are now at 3,950 €/m² (+58.0% over 9 years, Ø +5.2% 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 Garching (Alz) developed from 6.80 €/m² (2016) to the current 9.60 €/m² — +41.2% over 9 years or Ø +3.9% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Garching (Alz) rose from 165 €/m² (2016) to the current 310 €/m² (+87.9% in 9 years) — a key indicator of structural location quality and local demand for building land. Based on current figures, a rented condominium in Garching (Alz) yields a calculated gross rental return of around 2.9% — 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 9,000 inhabitants, Garching (Alz) generates a limited but continuous transaction volume — which means that well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Garching (Alz) considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators that cannot account for micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 4.2 % 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 Garching (Alz) compared to the median of all municipalities in Bayern.
| Key figure | Garching (Alz) | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,650 €/m² | 3,650 €/m² | 0 % |
| Flats Ø | 3,950 €/m² | 3,850 €/m² | +2.6 % |
| Rents Ø | 9.60 €/m² | 9.80 €/m² | -2 % |
Annual average values for purchase prices (houses & flats) and rents in Garching (Alz), each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 2,350 €/m² | – | 2,500 €/m² | – | 6.80 €/m² | – |
| 2017 | 2,500 €/m² | +6.4 % | 2,650 €/m² | +6 % | 7.05 €/m² | +3.7 % |
| 2018 | 2,680 €/m² | +7.2 % | 2,830 €/m² | +6.8 % | 7.35 €/m² | +4.3 % |
| 2019 | 2,860 €/m² | +6.7 % | 3,020 €/m² | +6.7 % | 7.65 €/m² | +4.1 % |
| 2020 | 3,050 €/m² | +6.6 % | 3,220 €/m² | +6.6 % | 7.95 €/m² | +3.9 % |
| 2021 | 3,280 €/m² | +7.5 % | 3,470 €/m² | +7.8 % | 8.35 €/m² | +5 % |
| 2022 | 3,520 €/m² | +7.3 % | 3,760 €/m² | +8.4 % | 8.85 €/m² | +6 % |
| 2023 | 3,610 €/m² | +2.6 % | 3,880 €/m² | +3.2 % | 9.15 €/m² | +3.4 % |
| 2024 | 3,580 €/m² | -0.8 % | 3,860 €/m² | -0.5 % | 9.35 €/m² | +2.2 % |
| 2025 | 3,650 €/m² | +2 % | 3,950 €/m² | +2.3 % | 9.60 €/m² | +2.7 % |
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 Garching (Alz) — concisely answered.
Many owners in Garching (Alz) 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 Garching (Alz) 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.
For many businesses, capital is tied up in Garching (Alz) 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 Garching (Alz). We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Garching (Alz) 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 Garching (Alz) 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 Garching (Alz) legally permissible under building law, we clarify before marketing.
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 Garching (Alz) 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 Garching (Alz) 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 estate agent in Garching an der Alz, providing advice on buying and selling properties in Garching, Niederhofen, Rehdorf, and Neukirchen. Specialising in the valuation and brokerage of residential properties in the region. Owner-managed company with a focus on personal consultation.
Visit websiteEstate agent in Garching an der Alz-Hartfeld, active in the sale and brokerage of residential properties in the local area. Offers comprehensive advice for buyers and sellers in Garching and the surrounding region. Personal service provided by a local agent.
Visit websiteOwner-managed real estate company in Garching an der Alz since 2020, specialising in the sale and brokerage of residential properties in the region. Winner of the Hipe Award 2024, with a focus on expert local advice. Operating in Garching an der Alz and the surrounding area.
Visit websiteBranch in Garching an der Alz, integrated into the Volksbank Raiffeisenbank, specialising in property brokerage and the sale of residential properties. Offers on-site service with parking facilities. Local team providing advice for the region.
Visit websiteIndependent estate agent in Garching an der Alz, specialising in the purchase and sale of residential properties in the region. Personal advice for local properties in Garching and the surrounding area. Experienced local point of contact.
Are you looking for a real estate agent not directly in Garching (Alz), 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 Garching (Alz) (Ø 3,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Garching (Alz) 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.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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 city of Garching has once again published documents regarding development plan No. 196 'Extension Angerlweg South-East'. This concerns the participation of the public and public interest agencies in the ongoing urban land-use planning process.
The publication of the planning documents for development plan No. 196 'Extension Angerlweg South-East' has been announced. The notice indicates that the process for expanding a residential or building area is continuing.
The Garching municipal council addressed a development plan amendment for three neighboring plots on Frank-Caro-Straße and Dr.-Steffen-Weg in Hart/Alz. The goal was to create building rights for three houses.
The project-related development plan No. 197 for the extension of the northern office and administration building for a cooperation partner of the TUM has come into force. This marks another step in the structural development of a university and administrative location in Garching.
The new residential area at Oberberg in Garching an der Alz has progressed significantly: the land-use plan and development plan have been amended or established, and the development plan was adopted as a bylaw in July. According to reports, the municipality now expects a lawsuit against the project.
The city of Garching has announced the public participation process for development plan No. 175 'Living at the Bürgerpark'. The plan concerns a residential construction project and the corresponding display of documents on the internet and at the town hall.
The municipality of Garching intends to begin marketing plots in the planned new residential area at Oberberg in the district of Wald/Alz. The municipal council has adopted development plan B23 'Oberberg' as a bylaw; at the same time, the amendment of the land-use plan was advanced.
The city of Garching has once again publicly displayed the draft of development plan No. 172 'Mixed and Residential Area Keltenweg/Hardtweg'. The process concerns the urban development of a mixed and residential area and the participation of the public and public interest agencies.
