Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Icking.
Between the decision to sell and the notary appointment in Icking, 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Icking, 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
We generally market your property in Icking initially off-market — without a sign, without an online advertisement, without a public exposé. Only when the discreet route has been exhausted and you expressly wish it, do we move to broad marketing. This way, your privacy is preserved — from neighbours, tenants, employees, and the tax office.
»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 Icking 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 Icking, 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 Icking.
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 Icking – discreetly, without obligation, and at an appointment time that suits you.
Market data for Icking 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.
Icking sits on the high bank of the Isar in the county of Bad Tölz-Wolfratshausen and has its own S7 stop. The municipality is considered one of the quietest and greenest residential locations in south Munich. Generous plots and villas on the edge of the forest dominate supply. The private grammar school and proximity to the Isar make Icking popular with families.
Source: Wikidata (official statistics)
Current average purchase price per m² for houses in Icking: 8,250 €/m²
House prices in Icking 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 | 5,650 €/m² | – |
| 2017 | 5,980 €/m² | +5.8 % |
| 2018 | 6,380 €/m² | +6.7 % |
| 2019 | 6,820 €/m² | +6.9 % |
| 2020 | 7,180 €/m² | +5.3 % |
| 2021 | 7,720 €/m² | +7.5 % |
| 2022 | 8,290 €/m² | +7.4 % |
| 2023 | 8,120 €/m² | -2.1 % |
| 2024 | 8,050 €/m² | -0.9 % |
| 2025 | 8,250 €/m² | +2.5 % |
Current average purchase price per m² for apartments in Icking: 7,150 €/m²
Apartments in Icking 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 | 4,850 €/m² | – |
| 2017 | 5,120 €/m² | +5.6 % |
| 2018 | 5,430 €/m² | +6.1 % |
| 2019 | 5,780 €/m² | +6.4 % |
| 2020 | 6,080 €/m² | +5.2 % |
| 2021 | 6,520 €/m² | +7.2 % |
| 2022 | 7,050 €/m² | +8.1 % |
| 2023 | 6,980 €/m² | -1 % |
| 2024 | 6,920 €/m² | -0.9 % |
| 2025 | 7,150 €/m² | +3.3 % |
Current average rent per m² in Icking: 18.20 €/m²
Rents in Icking 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 | 12.80 €/m² | – |
| 2017 | 13.30 €/m² | +3.9 % |
| 2018 | 13.90 €/m² | +4.5 % |
| 2019 | 14.50 €/m² | +4.3 % |
| 2020 | 15.10 €/m² | +4.1 % |
| 2021 | 15.90 €/m² | +5.3 % |
| 2022 | 16.80 €/m² | +5.7 % |
| 2023 | 17.30 €/m² | +3 % |
| 2024 | 17.70 €/m² | +2.3 % |
| 2025 | 18.20 €/m² | +2.8 % |
Current average land value per m² in Icking: 1,650 €/m²
The land value in Icking 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 | 980 €/m² | – |
| 2017 | 1,050 €/m² | +7.1 % |
| 2018 | 1,140 €/m² | +8.6 % |
| 2019 | 1,240 €/m² | +8.8 % |
| 2020 | 1,330 €/m² | +7.3 % |
| 2021 | 1,450 €/m² | +9 % |
| 2022 | 1,620 €/m² | +11.7 % |
| 2023 | 1,610 €/m² | -0.6 % |
| 2024 | 1,590 €/m² | -1.2 % |
| 2025 | 1,650 €/m² | +3.8 % |
The real estate market in Icking can be classified as a clear seller's market in the premium segment, even if the momentum has become somewhat quieter since 2023. Demand remains structurally high due to the proximity to Munich, the high quality of life, and the limited supply. Detached houses, larger plots of land, and well-modernised apartments are particularly in demand, while properties in need of renovation are negotiated more heavily on price. For buyers, this means: those who want to buy in Icking should expect a tight market and relatively short marketing periods for attractive properties. For sellers, the conditions remain favourable, provided the location, condition, and energy efficiency are right. Capital investors will find interesting properties in Icking, particularly in the apartment segment, although rental yields are rather moderate due to the high price level. Depending on the property and micro-location, a rough gross rental yield range of approximately 2.5 % to 3.6 % is realistic. Overall, property prices in Icking point to a stable, value-oriented market with good long-term prospects, but a limited yield lever.
The data from recent years paints a clear picture of price movements in Icking within the Bavarian market, given its strong connection to Munich. For detached and terraced houses in Icking, the average purchase price moved from 5,650 €/m² in 2016 to the current 8,250 €/m² (2025) — a total change of +46.0 % over 9 years, which corresponds to an average value increase of +4.3 % p.a. The previous peak was reached in 2022 at 8,290 €/m²; since then, the market has corrected by -0.5 % — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Icking started at around 4,850 €/m² in 2016 and are now at 7,150 €/m² (+47.4 % over 9 years, Ø +4.4 % 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 Icking developed from 12.80 €/m² (2016) to the current 18.20 €/m² — +42.2 % over 9 years or Ø +4.0 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Icking rose from 980 €/m² (2016) to the current 1,650 €/m² (+68.4 % in 9 years) — a key indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Icking yields a calculated gross rental yield of around 3.1 % — 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 5,000 inhabitants, Icking forms a limited but continuous transaction volume — which means: properties that are priced correctly for the market and well-prepared are generally sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Icking 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.): 2.5 – 3.6 % 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 Icking compared to the median of all municipalities in Bayern.
| Key figure | Icking | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 8,250 €/m² | 3,650 €/m² | +126 % |
| Flats Ø | 7,150 €/m² | 3,850 €/m² | +85.7 % |
| Rents Ø | 18.20 €/m² | 9.80 €/m² | +85.7 % |
Annual average values for purchase prices (houses & flats) and rents in Icking, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 5,650 €/m² | – | 4,850 €/m² | – | 12.80 €/m² | – |
| 2017 | 5,980 €/m² | +5.8 % | 5,120 €/m² | +5.6 % | 13.30 €/m² | +3.9 % |
| 2018 | 6,380 €/m² | +6.7 % | 5,430 €/m² | +6.1 % | 13.90 €/m² | +4.5 % |
| 2019 | 6,820 €/m² | +6.9 % | 5,780 €/m² | +6.4 % | 14.50 €/m² | +4.3 % |
| 2020 | 7,180 €/m² | +5.3 % | 6,080 €/m² | +5.2 % | 15.10 €/m² | +4.1 % |
| 2021 | 7,720 €/m² | +7.5 % | 6,520 €/m² | +7.2 % | 15.90 €/m² | +5.3 % |
| 2022 | 8,290 €/m² | +7.4 % | 7,050 €/m² | +8.1 % | 16.80 €/m² | +5.7 % |
| 2023 | 8,120 €/m² | -2.1 % | 6,980 €/m² | -1 % | 17.30 €/m² | +3 % |
| 2024 | 8,050 €/m² | -0.9 % | 6,920 €/m² | -0.9 % | 17.70 €/m² | +2.3 % |
| 2025 | 8,250 €/m² | +2.5 % | 7,150 €/m² | +3.3 % | 18.20 €/m² | +2.8 % |
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 Icking — concisely answered.
Property annuity (Immobilienverrentung) in Icking 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 Icking. 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 Icking.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Icking 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 Icking 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 Icking 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 Icking — 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 Icking , 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.
Many property owners in Icking wish to sell without neighbours, tenants, or employees finding out. Gerhard Hahn has been providing precisely this discreet approach for over 30 years. Personal appointments in Icking 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.
Firmly established in the Icking region for over 43 years and specialising in the sale and acquisition of residential properties. The agency possesses sound professional expertise and deep regional ties in the southern catchment area of Munich.
Visit websiteOffers free property valuations and personal advice on selling real estate in Icking. The Munich-Sendling office supports buyers and sellers in the region.
Visit websiteProvides personal and individual support to clients for all real estate projects in the region between Munich and Lake Starnberg. Specialised in residential properties in Icking and the surrounding area.
Visit websiteSuccessfully operating since 2001 with over 875 properties marketed in Icking. Offers comprehensive services from valuation to the notary appointment from a single source.
Visit websiteSpecialised in residential properties and homes in Icking with a focus on exclusive, energy-efficient and ecologically high-quality properties. Offers sales, acquisition, letting and buying services.
Visit websiteInternational real estate network with a presence in Icking, offering exclusive real estate services and high-quality residential properties in the region.
Visit websiteAre you looking for a real estate agent not directly in Icking, 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 Icking (Ø 8,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Icking 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:
Detailed analysis of the plot, year of construction, condition, and micro-location. We develop an individual marketing strategy and support the house sale up to the notary appointment.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
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.
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 council information service for Icking documents the establishment and revision of development plan 3 A in the south of Dorfener for 2026. According to the meeting overview, an amended draft was presented and the development freeze was extended to secure further urban development.
The Süddeutsche Zeitung reports on the real estate market in the district of Bad Tölz-Wolfratshausen and names Icking as the most expensive location in comparison. High purchase prices for semi-detached houses, single-family homes, and building plots in the municipality are mentioned.
The article describes the discussion in Icking regarding housing construction and the handling of a development plan for four streets. At its core is the question of how much new development the municipality wants to allow and how investors should be limited in the process.
The article describes how the municipality of Icking itself decided on the establishment of a development plan including a development freeze. The reason is a specific private construction project for which the planning law rules in Icking were to be clarified.
The Süddeutsche Zeitung describes the settlement pressure in Icking and the strict stance of the municipality towards new soil sealing. It is mentioned, among other things, that Icking approves only a few building applications and does not designate any commercial areas.
The Merkur report covers the geothermal project in Attenhausen near Icking and its preparation under planning law. The municipal council approved the project and commissioned an office to create a development plan.
For long-term rental, we are looking for a commercial property in Essen, from 260 m². An indefinite rental agreement is preferred.
For long-term rental, we are looking for a commercial property in Essen, from 260 m². An indefinite rental agreement is preferred.
Looking for a holiday property in the Mönchengladbach area. Energy performance should be verifiably documented, parking space advantageous.
Looking for a holiday property in the Mönchengladbach area. Energy performance should be verifiably documented, parking space advantageous.
We are renting a flat in Reutlingen or the nearby surroundings. At least 80 m², preferably with outdoor space.
We are renting a flat in Reutlingen or the nearby surroundings. At least 80 m², preferably with outdoor space.
