Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Irschenberg.
Anyone selling or letting a property in Irschenberg 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.
A significant proportion of properties in Irschenberg 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
When multiple heirs have to decide on a property in Irschenberg, it's rarely just about square metres. For decades, Gerhard Hahn has been moderating precisely these constellations: a fair market value, a clear process, a clean payout. This way, the family stays together in the end, and the assets are in order.
»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 Irschenberg 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 Irschenberg, 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 Irschenberg.
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 Irschenberg – 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 Irschenberg. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
The municipality of Irschenberg is located in the Upper Bavarian district of Miesbach, with a population of approximately 3000. Irschenberg lies on a 730-meter-high ridge at the edge of the Alps, above the Mangfall valley. The A8 motorway, known for its up to 7% gradient, runs through the municipality, connecting it to Munich (46 km) and Salzburg (95 km). To the north, Irschenberg borders the municipality of Weyarn and the Seehamer See. This position provides both good accessibility and distinctive scenic features, offering significant value for property buyers or owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Irschenberg: 5,850 €/m²
House prices in Irschenberg 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 | 4,150 €/m² | – |
| 2018 | 4,350 €/m² | +4.8 % |
| 2019 | 4,620 €/m² | +6.2 % |
| 2020 | 4,980 €/m² | +7.8 % |
| 2021 | 5,420 €/m² | +8.8 % |
| 2022 | 5,890 €/m² | +8.7 % |
| 2023 | 5,760 €/m² | -2.2 % |
| 2024 | 5,820 €/m² | +1 % |
| 2025 | 5,850 €/m² | +0.5 % |
Current average purchase price per m² for apartments in Irschenberg: 5,250 €/m²
Apartments in Irschenberg 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 | 3,850 €/m² | – |
| 2018 | 4,020 €/m² | +4.4 % |
| 2019 | 4,230 €/m² | +5.2 % |
| 2020 | 4,520 €/m² | +6.9 % |
| 2021 | 4,860 €/m² | +7.5 % |
| 2022 | 5,180 €/m² | +6.6 % |
| 2023 | 5,120 €/m² | -1.2 % |
| 2024 | 5,200 €/m² | +1.6 % |
| 2025 | 5,250 €/m² | +1 % |
Current average rent per m² in Irschenberg: 12.90 €/m²
Rents in Irschenberg 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 | 8.90 €/m² | – |
| 2018 | 9.20 €/m² | +3.4 % |
| 2019 | 9.60 €/m² | +4.3 % |
| 2020 | 10.10 €/m² | +5.2 % |
| 2021 | 10.70 €/m² | +5.9 % |
| 2022 | 11.40 €/m² | +6.5 % |
| 2023 | 12.00 €/m² | +5.3 % |
| 2024 | 12.50 €/m² | +4.2 % |
| 2025 | 12.90 €/m² | +3.2 % |
Current average land value per m² in Irschenberg: 780 €/m²
The land value in Irschenberg 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 | 420 €/m² | – |
| 2018 | 450 €/m² | +7.1 % |
| 2019 | 500 €/m² | +11.1 % |
| 2020 | 560 €/m² | +12 % |
| 2021 | 640 €/m² | +14.3 % |
| 2022 | 760 €/m² | +18.8 % |
| 2023 | 790 €/m² | +3.9 % |
| 2024 | 780 €/m² | -1.3 % |
| 2025 | 780 €/m² | 0 % |
The real estate market in Irschenberg can be classified as stable and in high demand overall. Due to its proximity to the A8, its good accessibility from Munich and Rosenheim, and its attractive scenic location, the municipality remains interesting for owner-occupiers and commuters. At the same time, the limited supply of building land and existing properties restricts the dynamics on the supply side. This leads to a market that is rather selective on the buyer's side, but continues to offer advantages for sellers in good locations. For the purchase of a house in Irschenberg, the demand for detached single-family homes is particularly relevant, while apartments remain solidly lettable primarily due to regional scarcity. The rental yield is roughly in a range of about 2.6 % to 3.4 % gross, depending on the condition of the property, micro-location and price level. Overall, property prices in Irschenberg suggest a location with stable value and moderate potential for correction, but with continued high underlying demand. Anyone observing the price per square metre in Irschenberg will recognise a market environment characterised by long-term location quality and limited land availability.
Anyone wishing to soundly classify the market in Irschenberg 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 Irschenberg, the average purchase price moved from 4,150 €/m² in 2017 to the current 5,850 €/m² (2025) — a total change of +41.0 % over 8 years, which corresponds to an average value increase of +4.4 % p.a. The previous peak was reached in 2022 at 5,890 €/m²; since then, the market has corrected by -0.7 % — a typical pattern in many German medium-sized markets following the interest rate turnaround. Condominiums in Irschenberg started at around 3,850 €/m² in 2017 and are now at 5,250 €/m² (+36.4 % over 8 years, Ø +4.0 % p.a.). This makes them suitable as an entry into home ownership or as an investment with a manageable ticket size. The average net cold rent in Irschenberg developed from 8.90 €/m² (2017) to the current 12.90 €/m² — +44.9 % over 8 years or Ø +4.7 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Irschenberg rose from 420 €/m² (2017) to the current 780 €/m² (+85.7 % in 8 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Irschenberg yields a calculated gross rental yield 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 3,000 inhabitants, Irschenberg forms a manageable market size — 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 Irschenberg 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 building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.6 – 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 Irschenberg compared to the median of all municipalities in Bayern.
| Key figure | Irschenberg | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,850 €/m² | 3,650 €/m² | +60.3 % |
| Flats Ø | 5,250 €/m² | 3,850 €/m² | +36.4 % |
| Rents Ø | 12.90 €/m² | 9.80 €/m² | +31.6 % |
Annual average values for purchase prices (houses & flats) and rents in Irschenberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 4,150 €/m² | – | 3,850 €/m² | – | 8.90 €/m² | – |
| 2018 | 4,350 €/m² | +4.8 % | 4,020 €/m² | +4.4 % | 9.20 €/m² | +3.4 % |
| 2019 | 4,620 €/m² | +6.2 % | 4,230 €/m² | +5.2 % | 9.60 €/m² | +4.3 % |
| 2020 | 4,980 €/m² | +7.8 % | 4,520 €/m² | +6.9 % | 10.10 €/m² | +5.2 % |
| 2021 | 5,420 €/m² | +8.8 % | 4,860 €/m² | +7.5 % | 10.70 €/m² | +5.9 % |
| 2022 | 5,890 €/m² | +8.7 % | 5,180 €/m² | +6.6 % | 11.40 €/m² | +6.5 % |
| 2023 | 5,760 €/m² | -2.2 % | 5,120 €/m² | -1.2 % | 12.00 €/m² | +5.3 % |
| 2024 | 5,820 €/m² | +1 % | 5,200 €/m² | +1.6 % | 12.50 €/m² | +4.2 % |
| 2025 | 5,850 €/m² | +0.5 % | 5,250 €/m² | +1 % | 12.90 €/m² | +3.2 % |
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 Irschenberg — concisely answered.
Property annuity (Immobilienverrentung) in Irschenberg 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 Irschenberg. 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 Irschenberg.
For many businesses, capital is tied up in Irschenberg 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 Irschenberg. 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 Irschenberg 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 Irschenberg 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 Irschenberg 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.
Especially in a smaller municipality like Irschenberg, discretion is crucial. For over 30 years, Gerhard Hahn has primarily marketed off-market — without signs, without portals, without unnecessary external exposure. Personal appointments in Irschenberg 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.
Results-oriented estate agent and surveyor in Irschenberg and the surrounding area. Specialising in the sale of houses, apartments, and land in the Irschenberg district. Representing personal interests to achieve the best possible brokerage.
Visit websiteEstate agent for sales, lettings, and valuations in Irschenberg. Active in the postcode area 83737.
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Visit websiteAre you looking for a real estate agent not directly in Irschenberg, 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 Irschenberg (Ø 5,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Irschenberg 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.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
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.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
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 Irschenberg has advanced the construction planning for a new residential area in Auerschmied. This moves a concrete housing project into the next phase, which is intended to create new building land and additional housing opportunities. The article thus clearly covers a local construction and development project in Irschenberg.
During the citizens' meeting, concrete projects were discussed alongside taxes and costs. A particular focus was placed on development plans, including the "Leitzachfeld" project in Auerschmied, which the municipality is promoting as an area for locals and future housing. The report classifies this as part of local construction and settlement development.
The municipal council has adjusted the assessment rates: The property tax B for residential and commercial real estate is being reduced from 330 to 300 percent. At the same time, property tax A for agricultural and forestry businesses remains at 300 percent, and the trade tax also remains unchanged. For property owners in Irschenberg, this is a direct local political decision regarding real estate and location costs.
The Dinzler coffee roastery is planning an expansion again, bringing a possible hotel project on the A8 near Irschenberg into the conversation. The article describes a project with clear economic and real estate-related implications for the location. It concerns settlement, investment, and commercial development in the area.
In Wilparting, a traditional inn has entered a new construction and usage perspective: Brauhaus Tegernsee is taking over the new building of the establishment and leasing the property for 99 years. The report describes a concrete real estate and new construction development in the municipality of Irschenberg.
