Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Gräfelfing.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Gräfelfing 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.
A significant proportion of properties in Gräfelfing 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Gräfelfing. 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 Gräfelfing 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 Gräfelfing, 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 Gräfelfing.
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 Gräfelfing – 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 Gräfelfing. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Gräfelfing is a municipality in the Upper Bavarian district of Munich, situated on the southwestern outskirts of the city, comprising the districts of Gräfelfing and Lochham. It lies within the Munich gravel plain in the Würm valley. To the north, it seamlessly connects with the Munich districts of Aubing and Pasing, and it has grown together with its southern neighbor, Planegg. The landscape is characterized by prominent terminal moraine hills parallel to the Würm and recreational areas such as the Kreuzlinger Forst. The presence of stately villa colonies and its status as a prosperous community signify an exclusive location near Munich for property buyers and owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Gräfelfing: 10,950 €/m²
House prices in Gräfelfing 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 | 7,150 €/m² | – |
| 2017 | 7,520 €/m² | +5.2 % |
| 2018 | 7,980 €/m² | +6.1 % |
| 2019 | 8,420 €/m² | +5.5 % |
| 2020 | 8,980 €/m² | +6.7 % |
| 2021 | 9,720 €/m² | +8.2 % |
| 2022 | 10,480 €/m² | +7.8 % |
| 2023 | 10,220 €/m² | -2.5 % |
| 2024 | 10,650 €/m² | +4.2 % |
| 2025 | 10,950 €/m² | +2.8 % |
Current average purchase price per m² for apartments in Gräfelfing: 9,250 €/m²
Apartments in Gräfelfing 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 | 6,250 €/m² | – |
| 2017 | 6,560 €/m² | +5 % |
| 2018 | 6,920 €/m² | +5.5 % |
| 2019 | 7,280 €/m² | +5.2 % |
| 2020 | 7,720 €/m² | +6 % |
| 2021 | 8,260 €/m² | +7 % |
| 2022 | 8,920 €/m² | +8 % |
| 2023 | 8,760 €/m² | -1.8 % |
| 2024 | 9,020 €/m² | +3 % |
| 2025 | 9,250 €/m² | +2.5 % |
Current average rent per m² in Gräfelfing: 19.80 €/m²
Rents in Gräfelfing 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 | 13.80 €/m² | – |
| 2017 | 14.30 €/m² | +3.6 % |
| 2018 | 14.90 €/m² | +4.2 % |
| 2019 | 15.50 €/m² | +4 % |
| 2020 | 16.20 €/m² | +4.5 % |
| 2021 | 17.10 €/m² | +5.6 % |
| 2022 | 18.10 €/m² | +5.8 % |
| 2023 | 18.70 €/m² | +3.3 % |
| 2024 | 19.20 €/m² | +2.7 % |
| 2025 | 19.80 €/m² | +3.1 % |
Current average land value per m² in Gräfelfing: 2,950 €/m²
The land value in Gräfelfing 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 | 1,650 €/m² | – |
| 2017 | 1,760 €/m² | +6.7 % |
| 2018 | 1,890 €/m² | +7.4 % |
| 2019 | 2,030 €/m² | +7.4 % |
| 2020 | 2,180 €/m² | +7.4 % |
| 2021 | 2,360 €/m² | +8.3 % |
| 2022 | 2,560 €/m² | +8.5 % |
| 2023 | 2,700 €/m² | +5.5 % |
| 2024 | 2,850 €/m² | +5.6 % |
| 2025 | 2,950 €/m² | +3.5 % |
The real estate market in Gräfelfing continues to be a clear seller's market in prime locations, even if the price momentum has eased somewhat compared to the years 2020 to 2022. Demand remains high because Gräfelfing benefits as a residential location from its proximity to Munich, good infrastructure, green surroundings, and an upscale social profile. Family-friendly houses, modern apartments, and well-lettable existing properties with solid energy efficiency are particularly in demand. For buyers, this means limited supply and high entry prices, while for sellers, it usually means short marketing times when priced correctly for the market. For investors, Gräfelfing is interesting despite the high price level, as rental demand is stable and vacancy risks are low. The gross rental yield range for apartments is currently mostly in the region of about 2.0% to 3.0% gross, depending on the condition of the property, micro-location, and purchase price. For houses, the yield is typically lower, as owner-occupiers dominate here. Overall, property prices in Gräfelfing show a robust, long-term value-stable market picture with limited potential for correction and high location quality. Anyone wishing to buy an apartment in Gräfelfing or buy a house in Gräfelfing should pay particular attention to the micro-location, energy efficiency, and plot quality.
Anyone wishing to soundly classify the market in Gräfelfing within the Bavarian market with its strong ties to Munich should take a look at the multi-year price development. For single-family and terraced houses in Gräfelfing, the average purchase price moved from 7,150 €/m² in 2016 to currently 10,950 €/m² (2025) — a total change of +53.1% over 9 years, which corresponds to an average value increase of +4.8% p.a. Apartments in Gräfelfing started in 2016 at around 6,250 €/m² and are now at 9,250 €/m² (+48.0% over 9 years, Ø +4.5% p.a.). They are therefore often suitable as an entry into home ownership or as an investment with a manageable ticket size. The average net cold rent in Gräfelfing developed from 13.80 €/m² (2016) to currently 19.80 €/m² — +43.5% 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 Gräfelfing rose from 1,650 €/m² (2016) to currently 2,950 €/m² (+78.8% in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented apartment in Gräfelfing yields a calculated gross rental yield of around 2.6% — 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 13,000 inhabitants, Gräfelfing forms a comparatively tight market segment — which means: well-prepared properties priced correctly for the market are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Gräfelfing 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 micro-location, energy efficiency, and building fabric. 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 Gräfelfing compared to the median of all municipalities in Bayern.
| Key figure | Gräfelfing | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 10,950 €/m² | 3,650 €/m² | +200 % |
| Flats Ø | 9,250 €/m² | 3,850 €/m² | +140.3 % |
| Rents Ø | 19.80 €/m² | 9.80 €/m² | +102 % |
Annual average values for purchase prices (houses & flats) and rents in Gräfelfing, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 7,150 €/m² | – | 6,250 €/m² | – | 13.80 €/m² | – |
| 2017 | 7,520 €/m² | +5.2 % | 6,560 €/m² | +5 % | 14.30 €/m² | +3.6 % |
| 2018 | 7,980 €/m² | +6.1 % | 6,920 €/m² | +5.5 % | 14.90 €/m² | +4.2 % |
| 2019 | 8,420 €/m² | +5.5 % | 7,280 €/m² | +5.2 % | 15.50 €/m² | +4 % |
| 2020 | 8,980 €/m² | +6.7 % | 7,720 €/m² | +6 % | 16.20 €/m² | +4.5 % |
| 2021 | 9,720 €/m² | +8.2 % | 8,260 €/m² | +7 % | 17.10 €/m² | +5.6 % |
| 2022 | 10,480 €/m² | +7.8 % | 8,920 €/m² | +8 % | 18.10 €/m² | +5.8 % |
| 2023 | 10,220 €/m² | -2.5 % | 8,760 €/m² | -1.8 % | 18.70 €/m² | +3.3 % |
| 2024 | 10,650 €/m² | +4.2 % | 9,020 €/m² | +3 % | 19.20 €/m² | +2.7 % |
| 2025 | 10,950 €/m² | +2.8 % | 9,250 €/m² | +2.5 % | 19.80 €/m² | +3.1 % |
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 Gräfelfing — concisely answered.
For owners in Gräfelfing 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 Gräfelfing 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 Gräfelfing, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For many businesses, capital is tied up in Gräfelfing 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 Gräfelfing. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Owners of hotels and restaurants in Gräfelfing 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 Gräfelfing 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 Gräfelfing the right strategy.
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.
Buyers and sellers in Gräfelfing benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Gräfelfing 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.
Real estate agent in Gräfelfing with local market expertise for owners, buyers, and investors. Offers clear analysis, personal support, and sound decision-making foundations tailored to the property, location, and target audience. Transparent service with a dedicated point of contact for buying, selling, and valuation.
Visit websiteCertified real estate agent in Gräfelfing with DIN EN 15733, knows every street and provides support for sales and lettings. First point of contact for owners, offering professional service through to contract completion. Provides free on-site property valuation.
Visit websiteFull-time real estate agent in Gräfelfing since 1991 with headquarters on Bussardstraße. Personally manages the sale of houses and apartments in Gräfelfing and the surrounding area with an excellent track record. Service from the initial instruction through to beyond the notary appointment.
Visit websiteRenowned real estate agent with an office in Gräfelfing since 2005, specialising in exclusive properties in the Würmtal and the greater Munich area. Offers professional service for residential and office units in Gräfelfing and the surrounding area. A competent partner for almost 40 years.
Visit websiteLocal real estate agent based in Gräfelfing for the marketing of properties in Munich, Würmtal, and the surrounding area. Specialised in the sale and brokerage of residential properties in the region.
Visit websiteAre you looking for a real estate agent not directly in Gräfelfing, 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 Gräfelfing (Ø 10,950 €/m²) — ideal for an honest market comparison and alternative location assessments.
Gräfelfing 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.
We consider the declaration of division (Teilungserklärung), service charge (Hausgeld), energy performance certificate, reserves, and target group — and structure the entire sales process for you.
A plot of land sells based on what can be built on it. We determine the realistic building rights and approach property developers and private buyers in parallel.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
The right rental price determines whether a property stands vacant or has long-term tenants. We set it at a market-appropriate level and pre-filter interested parties, instead of holding mass viewings.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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.
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 explains the preparation of development plans and their connection to the land use plan. The entry is a technical administrative page regarding urban land-use planning in Gräfelfing.
The municipality's detail page describes the procedure for land use and development plans in Gräfelfing. It explains that certain plans must be approved before they come into effect and refers to the corresponding procedural steps.
The official news of the Municipality of Gräfelfing explains the public disclosure of a development plan. It concerns the procedure for a specific area between the Würm and Martinsrieder Straße as well as public participation.
The article compares real estate prices in the Munich area and names Gräfelfing as one of the most expensive locations. It describes purchase prices for houses and apartments as well as high rent levels, which make the town barely affordable for many interested parties.
The article reports on the very high real estate prices in Gräfelfing and highlights that demand significantly exceeds supply. It specifically mentions expensive building plots and high rents, which particularly affect the municipality in the district of Munich.
After a long planning phase, the new construction of 25 social housing units on Rottenbucher Straße is beginning in Gräfelfing. The article describes the start of the project and classifies it as an important building block for new housing in the municipality.
We are renting a terraced house in Erfurt or the nearby surroundings. At least 90 m², preferably with outdoor space.
We are renting a terraced house in Erfurt or the nearby surroundings. At least 90 m², preferably with outdoor space.
Penthouse for rent in Osnabrück sought. Creditworthiness verifiable, takeover possible at short notice.
Penthouse for rent in Osnabrück sought. Creditworthiness verifiable, takeover possible at short notice.
Seeking country house or farmhouse in Tölzer Land with character and development potential. Plot from 800 m² desired.
Seeking country house or farmhouse in Tölzer Land with character and development potential. Plot from 800 m² desired.
