Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Irsee.
Anyone selling or letting a property in Irsee 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 Irsee, 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Irsee. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
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Anyone looking for an experienced real estate agent in Irsee 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 Irsee, 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 Irsee.
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 Irsee – 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 Irsee. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Irsee is a market town located in the Swabian district of Ostallgäu, within the Allgäu region. It is situated approximately 4.5 km northwest of Kaufbeuren. The market town's elevation ranges from 666 to 822 meters above sea level. Irsee consists of six municipal parts: Bickenried, Eiberg, Haslach, Irsee (the main town), Oggenried, and Wielen. Historically, Irsee was an Imperial Abbey until the secularization in 1803 and has been part of Bavaria since the Imperial Deputation in 1803. For property owners or buyers, this signifies a location in a historically significant market town in the Allgäu region.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Irsee: 4,650 €/m²
House prices in Irsee 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 | 2,850 €/m² | – |
| 2017 | 3,020 €/m² | +6 % |
| 2018 | 3,210 €/m² | +6.3 % |
| 2019 | 3,430 €/m² | +6.9 % |
| 2020 | 3,680 €/m² | +7.3 % |
| 2021 | 4,020 €/m² | +9.2 % |
| 2022 | 4,420 €/m² | +10 % |
| 2023 | 4,560 €/m² | +3.2 % |
| 2024 | 4,610 €/m² | +1.1 % |
| 2025 | 4,650 €/m² | +0.9 % |
Current average purchase price per m² for apartments in Irsee: 11.2 €/m²
Apartments in Irsee 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 | 2,650 €/m² | – |
| 2017 | 2,790 €/m² | +5.3 % |
| 2018 | 2,960 €/m² | +6.1 % |
| 2019 | 3,150 €/m² | +6.4 % |
| 2020 | 3,360 €/m² | +6.7 % |
| 2021 | 3,620 €/m² | +7.7 % |
| 2022 | 3,920 €/m² | +8.3 % |
| 2023 | 4,060 €/m² | +3.6 % |
| 2024 | 4,110 €/m² | +1.2 % |
| 2025 | 4,150 €/m² | +1 % |
Current average rent per m² in Irsee: 520.00 €/m²
Rents in Irsee 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 | 7.80 €/m² | – |
| 2017 | 8.10 €/m² | +3.8 % |
| 2018 | 8.40 €/m² | +3.7 % |
| 2019 | 8.80 €/m² | +4.8 % |
| 2020 | 9.20 €/m² | +4.5 % |
| 2021 | 9.70 €/m² | +5.4 % |
| 2022 | 10.20 €/m² | +5.2 % |
| 2023 | 10.60 €/m² | +3.9 % |
| 2024 | 10.95 €/m² | +3.3 % |
| 2025 | 11.20 €/m² | +2.3 % |
Current average land value per m² in Irsee: 520 €/m²
The land value in Irsee 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 | 180 €/m² | – |
| 2017 | 195 €/m² | +8.3 % |
| 2018 | 215 €/m² | +10.3 % |
| 2019 | 240 €/m² | +11.6 % |
| 2020 | 270 €/m² | +12.5 % |
| 2021 | 320 €/m² | +18.5 % |
| 2022 | 390 €/m² | +21.9 % |
| 2023 | 470 €/m² | +20.5 % |
| 2024 | 505 €/m² | +7.4 % |
| 2025 | 520 €/m² | +3 % |
The real estate market in Irsee can be classified overall as a stable, rather small market with limited supply. On the buyer side, there is a mix of owner-occupiers, regional movers, and individual capital investors who focus on solid lettability and long-term value development. A clear seller's market, as seen in the peak phases of 2020 to 2022, is currently no longer present in that form; rather, market activity has normalised. Nevertheless, property prices in Irsee remain at a robust level because the location in the Allgäu, the proximity to economically relevant centres, and the high quality of life support demand. Well-maintained houses and apartments with good energy efficiency, modern features, and an attractive micro-location are particularly in demand. For capital investors, Irsee is interesting primarily due to stable rents and low vacancy risks. The gross rental yield range is usually around 2.6% to 3.5% gross, depending on property quality, purchase price, and lettability. Higher yields are more likely with smaller units or properties with development potential, while new builds and very good locations tend to have lower initial yields. Overall, the market speaks for a conservative, value-oriented investment approach. Those who keep an eye on the price per square metre in Irsee and the standard land values recognise a region with solid substance and moderate but reliable dynamics.
A closer look at the last few years shows how the Irsee real estate market has specifically developed within the Bavarian market with its strong links to Munich. For single-family and terraced houses in Irsee, the average purchase price moved from €2,850/m² in 2016 to the current €4,650/m² (2025) — a total change of +63.2% over 9 years, which corresponds to an average value increase of +5.6% p.a. Condominiums in Irsee started at around €2,650/m² in 2016 and are at €4,150/m² today (+56.6% over 9 years, Ø +5.1% 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 Irsee developed from €7.80/m² (2016) to the current €11.20/m² — +43.6% 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 Irsee rose from €180/m² (2016) to the current €520/m² (+188.9% in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Irsee results in a calculated gross rental yield of around 3.2% — 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 1,500 inhabitants, Irsee forms a manageable market size — which means: properties that are priced according to the market and well-prepared are usually sold or let quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Irsee 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® creates this valuation free of charge and without obligation.
Rental yield range (approx.): 2.6 – 3.5 % 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 Irsee compared to the median of all municipalities in Bayern.
| Key figure | Irsee | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,650 €/m² | 3,650 €/m² | +27.4 % |
| Flats Ø | 11 €/m² | 3,850 €/m² | -99.7 % |
| Rents Ø | 520.00 €/m² | 9.80 €/m² | +5,206.1 % |
Annual average values for purchase prices (houses & flats) and rents in Irsee, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 2,850 €/m² | – | 2,650 €/m² | – | 7.80 €/m² | – |
| 2017 | 3,020 €/m² | +6 % | 2,790 €/m² | +5.3 % | 8.10 €/m² | +3.8 % |
| 2018 | 3,210 €/m² | +6.3 % | 2,960 €/m² | +6.1 % | 8.40 €/m² | +3.7 % |
| 2019 | 3,430 €/m² | +6.9 % | 3,150 €/m² | +6.4 % | 8.80 €/m² | +4.8 % |
| 2020 | 3,680 €/m² | +7.3 % | 3,360 €/m² | +6.7 % | 9.20 €/m² | +4.5 % |
| 2021 | 4,020 €/m² | +9.2 % | 3,620 €/m² | +7.7 % | 9.70 €/m² | +5.4 % |
| 2022 | 4,420 €/m² | +10 % | 3,920 €/m² | +8.3 % | 10.20 €/m² | +5.2 % |
| 2023 | 4,560 €/m² | +3.2 % | 4,060 €/m² | +3.6 % | 10.60 €/m² | +3.9 % |
| 2024 | 4,610 €/m² | +1.1 % | 4,110 €/m² | +1.2 % | 10.95 €/m² | +3.3 % |
| 2025 | 4,650 €/m² | +0.9 % | 4,150 €/m² | +1 % | 11.20 €/m² | +2.3 % |
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 Irsee — concisely answered.
Property annuity (Immobilienverrentung) in Irsee 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 Irsee. 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 Irsee.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Irsee 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 Irsee 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.
Owners of hotels and restaurants in Irsee 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 Irsee 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 Irsee 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 Irsee, 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 Irsee 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.
Engel & Völkers is your real estate agent in Irsee, offering sales, valuations, purchases, and consultancy with local market expertise. Our service includes exclusive listings in Irsee, Ostallgäu. We specialise in high-quality properties in the region.
Visit websiteAre you looking for a real estate agent not directly in Irsee, 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 Irsee (Ø 4,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Irsee 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.
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.
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.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
Understandable valuation as a basis for sale or letting — carried out by certified experts with regional market knowledge.
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 Irsee is investing around 100,000 euros in work on Marktstraße. Mentioned measures include sidewalk widening, manhole covers, and paving of branching streets.
In Irsee, the discussion focused on the construction situation in the Forstanger development area and the division of a plot of land to make a portion buildable. Additionally, another part of the plot is to be developed into residential space as part of the 'Infill instead of Outskirts' initiative.
In the 'West II' development area in Irsee, ten single-family homes are to be built following the site development, instead of the four larger buildings previously planned. The article describes the status of the development work and the planned completion in summer 2025.
The development plan No. 2 'Irsee - West Forstanger' is listed on the municipal website. The source thus refers directly to local urban land-use planning in Irsee.
The renovation of the historic Irsee monastery wall has been completed and cost around 600,000 euros. A portion of the costs was covered by subsidies from the foundation, monument preservation authorities, the district, and the municipality of Irsee.
The municipality of Irsee publishes information on its website regarding land ready for construction, citing a benchmark value of 385 euros per square meter as of 1.1.2026. The page thus addresses the local real estate and housing market in Irsee.
