Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Grainau.
Anyone selling or letting a property in Grainau 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Grainau, 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
Firstly: an honest valuation of your property in Grainau — based on actual comparable sales, not on aspirational prices. Secondly: a clear, written marketing concept before you sign. Thirdly: personal availability of Gerhard Hahn himself — not of changing assistants.
»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 Grainau 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 Grainau, 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 Grainau.
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 Grainau – 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 Grainau. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Grainau is a municipality and state-approved climatic health resort in the Upper Bavarian district of Garmisch-Partenkirchen, with approximately 3600 residents. The community is situated at the foot of the Zugspitze in the Wetterstein Mountains and is part of the former County of Werdenfels. The Badersee and Eibsee mountain lakes are located within the municipality, and the Hammersbach and Krepbach streams flow through the village. Grainau borders Garmisch-Partenkirchen to the north, east, and south, and the Austrian municipality of Ehrwald to the west. This location in the Wetterstein Mountains with its mountain lakes offers favorable conditions for property owners and residents.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Grainau: 8,450 €/m²
House prices in Grainau 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 | 5,150 €/m² | – |
| 2017 | 5,420 €/m² | +5.2 % |
| 2018 | 5,780 €/m² | +6.6 % |
| 2019 | 6,120 €/m² | +5.9 % |
| 2020 | 6,520 €/m² | +6.5 % |
| 2021 | 7,180 €/m² | +10.1 % |
| 2022 | 8,050 €/m² | +12.1 % |
| 2023 | 8,120 €/m² | +0.9 % |
| 2024 | 8,280 €/m² | +2 % |
| 2025 | 8,390 €/m² | +1.3 % |
| 2026 | 8,450 €/m² | +0.7 % |
Current average purchase price per m² for apartments in Grainau: 7,250 €/m²
Apartments in Grainau 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 | 4,250 €/m² | – |
| 2017 | 4,470 €/m² | +5.2 % |
| 2018 | 4,760 €/m² | +6.5 % |
| 2019 | 5,050 €/m² | +6.1 % |
| 2020 | 5,360 €/m² | +6.1 % |
| 2021 | 5,920 €/m² | +10.4 % |
| 2022 | 6,680 €/m² | +12.8 % |
| 2023 | 6,760 €/m² | +1.2 % |
| 2024 | 6,930 €/m² | +2.5 % |
| 2025 | 7,120 €/m² | +2.7 % |
| 2026 | 7,250 €/m² | +1.8 % |
Current average rent per m² in Grainau: 15.80 €/m²
Rents in Grainau 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 | 9.80 €/m² | – |
| 2017 | 10.20 €/m² | +4.1 % |
| 2018 | 10.70 €/m² | +4.9 % |
| 2019 | 11.20 €/m² | +4.7 % |
| 2020 | 11.70 €/m² | +4.5 % |
| 2021 | 12.40 €/m² | +6 % |
| 2022 | 13.30 €/m² | +7.3 % |
| 2023 | 14.20 €/m² | +6.8 % |
| 2024 | 14.80 €/m² | +4.2 % |
| 2025 | 15.30 €/m² | +3.4 % |
| 2026 | 15.80 €/m² | +3.3 % |
Current average land value per m² in Grainau: 1,150 €/m²
The land value in Grainau 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 | 930 €/m² | +10.7 % |
| 2022 | 1,050 €/m² | +12.9 % |
| 2023 | 1,080 €/m² | +2.9 % |
| 2024 | 1,110 €/m² | +2.8 % |
| 2025 | 1,130 €/m² | +1.8 % |
| 2026 | 1,150 €/m² | +1.8 % |
The real estate market in Grainau is to be classified overall as a clear seller's market with limited expansion of supply. The combination of an alpine location, high quality of life, tourist appeal, and scarce building land ensures that supply and demand are permanently out of balance. Demand remains robust, particularly for detached houses and high-quality apartments, while the available supply is small. This supports both property prices in Grainau and the standard land values in Grainau. For owner-occupiers, the market is particularly interesting when location quality and long-term value retention are the priority. Capital investors will find an environment in Grainau with stable lettability, although entry prices are high, meaning that current yields should be carefully examined. The rough gross rental yield range is usually around 2.0 to 3.4%, depending on property quality, micro-location, and condition. This makes Grainau more of a location for value-oriented investments than for yield-driven strategies. Anyone observing the development of price per square metre in Grainau will recognise a market with high price stability and only limited potential for downward correction.
Anyone wishing to soundly classify the market in Grainau within the Bavarian market, with its strong links to Munich, should take a look at the multi-year price development. For detached and terraced houses in Grainau, the average purchase price moved from 5,150 €/m² in 2016 to the current 8,450 €/m² (2026) — a total change of +64.1% over 10 years, which corresponds to an average value increase of +5.1% p.a. Condominiums in Grainau started at around 4,250 €/m² in 2016 and are now at 7,250 €/m² (+70.6% over 10 years, Ø +5.5% 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 Grainau developed from 9.80 €/m² (2016) to the current 15.80 €/m² — +61.2% over 10 years or Ø +4.9% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Grainau rose from 620 €/m² (2016) to the current 1,150 €/m² (+85.5% in 10 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Grainau 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 3,600 inhabitants, Grainau forms a comparatively narrow market segment — which means: well-prepared properties priced in line with the market are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Grainau 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 micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 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 Grainau compared to the median of all municipalities in Bayern.
| Key figure | Grainau | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 8,450 €/m² | 3,650 €/m² | +131.5 % |
| Flats Ø | 7,250 €/m² | 3,850 €/m² | +88.3 % |
| Rents Ø | 15.80 €/m² | 9.80 €/m² | +61.2 % |
Annual average values for purchase prices (houses & flats) and rents in Grainau, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 5,420 €/m² | – | 4,470 €/m² | – | 10.20 €/m² | – |
| 2018 | 5,780 €/m² | +6.6 % | 4,760 €/m² | +6.5 % | 10.70 €/m² | +4.9 % |
| 2019 | 6,120 €/m² | +5.9 % | 5,050 €/m² | +6.1 % | 11.20 €/m² | +4.7 % |
| 2020 | 6,520 €/m² | +6.5 % | 5,360 €/m² | +6.1 % | 11.70 €/m² | +4.5 % |
| 2021 | 7,180 €/m² | +10.1 % | 5,920 €/m² | +10.4 % | 12.40 €/m² | +6 % |
| 2022 | 8,050 €/m² | +12.1 % | 6,680 €/m² | +12.8 % | 13.30 €/m² | +7.3 % |
| 2023 | 8,120 €/m² | +0.9 % | 6,760 €/m² | +1.2 % | 14.20 €/m² | +6.8 % |
| 2024 | 8,280 €/m² | +2 % | 6,930 €/m² | +2.5 % | 14.80 €/m² | +4.2 % |
| 2025 | 8,390 €/m² | +1.3 % | 7,120 €/m² | +2.7 % | 15.30 €/m² | +3.4 % |
| 2026 | 8,450 €/m² | +0.7 % | 7,250 €/m² | +1.8 % | 15.80 €/m² | +3.3 % |
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 Grainau — concisely answered.
Property annuity (Immobilienverrentung) in Grainau 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 Grainau. 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 Grainau.
For many businesses, capital is tied up in Grainau 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 Grainau. 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 Grainau 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 Grainau 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 Grainau 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.
For Grainau, Gerhard Hahn draws on a network of pre-registered capital investors, family offices, and owner-occupiers that has grown over 30 years — many of whom have a specific search profile in the surrounding area. Personal appointments in Grainau 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 Grainau focusing on the sale and brokerage of residential properties in the Zugspitze region. Possesses precise knowledge of local property prices in Grainau and the surrounding area. Offers comprehensive support from the sale through to the notary appointment.
Visit websiteOwner-managed estate agent based directly in Grainau, specialising in the local residential property market. Provides support for buying, selling, and renting in Grainau and Garmisch-Partenkirchen. Offers personal advice based on regional expertise.
Visit websiteRegional estate agents from Mittenwald near Grainau, active in the sale of residential properties in the Garmisch-Partenkirchen region. Specialised in local markets with a focus on reliability and market knowledge. Guides clients through the entire process.
Visit websiteOwner-managed estate agent in Oberammergau, brokering properties in the Ammergau Alps region including Grainau. Focuses on residential property sales with a strong local network. Offers competent valuation and marketing.
Visit websiteLocal estate agent in Bad Kohlgrub, active in residential properties in the Oberland region around Grainau. Specialised in sales and lettings with a focus on regional price trends. Personal service for buyers and sellers.
Visit websiteOwner-managed estate agent in Bad Kohlgrub, brokering residential properties near Grainau. Has precise knowledge of the market in the Garmisch-Partenkirchen region and provides support with sales. Offers professional handling.
Visit websiteAre you looking for a real estate agent not directly in Grainau, 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 Grainau (Ø 8,450 €/m²) — ideal for an honest market comparison and alternative location assessments.
Grainau 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.
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.
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.
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.
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 of Grainau has published a notice regarding the 1st amendment to development plan No. 10 Nelkenweg. This is a direct indication of an ongoing procedure to adjust local urban land-use planning.
The municipality of Grainau provides information on inquiries regarding the land use plan and development plan for specific plots of land. The document confirms that urban land-use plans in Grainau are made publicly accessible and are binding for the structural use of properties.
The Chamber of Crafts for Munich lists current urban land-use planning for Grainau involving several projects. Mentioned are the establishment of development plan No. 30 "Zugspitzstraße - Bayern Resort" including an amendment to the land use plan, as well as the revision of development plan No. 41 "Gassenbichl". This points to ongoing urban development procedures in the town.
In the municipal council meeting on 23.11.2022, the development plans for Haus Hammersbach and the new construction of Hotel Hirth were the focus. The report shows that several concrete construction and hotel projects are being implemented in terms of planning in Grainau in parallel.
The report on the municipal council meeting in Grainau covers, among other things, the establishment of development plans for the Seminarhaus Grainau, Hotel Hirth, and Haus Hammersbach. It also addresses the public display and participation of public interest bodies in the ongoing planning procedure.
A new residential complex is being built in Grainau in several construction phases. 11 residential buildings with a total of 108 apartments are planned to create affordable housing. The project involves a high investment sum and is one of the larger residential construction projects in the town.
In Grainau, the new construction of an elevated tank for the water supply was described with around three million euros. In parallel, there is also a report on an urban development upgrade in the Oberdorf, which triggers further investments in local development. This is a clear indication of major municipal construction and infrastructure investments in the town.
The municipal council in Grainau has decided to start an extensive project for the redesign of the Eibsee-Siedlung. New apartments are planned, including several new buildings with a total of 22 residential units and a total of 104 apartments in the project. The project aims at affordable housing and a fundamental restructuring of the area.
