Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Ismaning.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Ismaning 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Ismaning, 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 Ismaning — 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 Ismaning 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 Ismaning, 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 Ismaning.
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 Ismaning – discreetly, without obligation, and at an appointment time that suits you.
Market data for Ismaning 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.
Ismaning lies north-east of Munich on the Isar and on the S8 line towards the airport. The Isar floodplains and Ismaning Palace give the town a rural setting despite its proximity to the city. Airport employees and companies in the business park generate strong rental demand. Sellers benefit from a broad base of owner-occupiers and investors.
Source: Wikidata (official statistics)
Current average purchase price per m² for houses in Ismaning: 8,250 €/m²
House prices in Ismaning 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 |
|---|---|---|
| 2015 | 4,850 €/m² | – |
| 2016 | 5,150 €/m² | +6.2 % |
| 2017 | 5,550 €/m² | +7.8 % |
| 2018 | 5,950 €/m² | +7.2 % |
| 2019 | 6,350 €/m² | +6.7 % |
| 2020 | 6,850 €/m² | +7.9 % |
| 2021 | 7,450 €/m² | +8.8 % |
| 2022 | 8,050 €/m² | +8.1 % |
| 2023 | 8,150 €/m² | +1.2 % |
| 2024 | 8,100 €/m² | -0.6 % |
| 2025 | 8,250 €/m² | +1.9 % |
Current average purchase price per m² for apartments in Ismaning: 7,150 €/m²
Apartments in Ismaning 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 |
|---|---|---|
| 2015 | 4,650 €/m² | – |
| 2016 | 4,950 €/m² | +6.5 % |
| 2017 | 5,250 €/m² | +6.1 % |
| 2018 | 5,650 €/m² | +7.6 % |
| 2019 | 6,050 €/m² | +7.1 % |
| 2020 | 6,450 €/m² | +6.6 % |
| 2021 | 6,850 €/m² | +6.2 % |
| 2022 | 7,250 €/m² | +5.8 % |
| 2023 | 7,200 €/m² | -0.7 % |
| 2024 | 7,100 €/m² | -1.4 % |
| 2025 | 7,150 €/m² | +0.7 % |
Current average rent per m² in Ismaning: 19.20 €/m²
Rents in Ismaning 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 |
|---|---|---|
| 2015 | 12.80 €/m² | – |
| 2016 | 13.20 €/m² | +3.1 % |
| 2017 | 13.70 €/m² | +3.8 % |
| 2018 | 14.30 €/m² | +4.4 % |
| 2019 | 15.00 €/m² | +4.9 % |
| 2020 | 15.70 €/m² | +4.7 % |
| 2021 | 16.50 €/m² | +5.1 % |
| 2022 | 17.40 €/m² | +5.5 % |
| 2023 | 18.10 €/m² | +4 % |
| 2024 | 18.70 €/m² | +3.3 % |
| 2025 | 19.20 €/m² | +2.7 % |
Current average land value per m² in Ismaning: 2,450 €/m²
The land value in Ismaning 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 |
|---|---|---|
| 2015 | 1,250 €/m² | – |
| 2016 | 1,350 €/m² | +8 % |
| 2017 | 1,500 €/m² | +11.1 % |
| 2018 | 1,650 €/m² | +10 % |
| 2019 | 1,800 €/m² | +9.1 % |
| 2020 | 1,950 €/m² | +8.3 % |
| 2021 | 2,150 €/m² | +10.3 % |
| 2022 | 2,350 €/m² | +9.3 % |
| 2023 | 2,400 €/m² | +2.1 % |
| 2024 | 2,420 €/m² | +0.8 % |
| 2025 | 2,450 €/m² | +1.2 % |
The real estate market in Ismaning is clearly classified as a seller's market with high underlying demand, even if the momentum has flattened somewhat since the rise in interest rates. The scarce supply of housing, the proximity to Munich, good accessibility via road and S-Bahn, as well as strong integration into the Munich economic area ensure the location's long-term attractiveness. For owner-occupiers, Ismaning remains particularly interesting when high-quality location, short distances, and a stable environment are the priority. For capital investors, the market is relevant primarily due to reliable lettability; the rental yield typically ranges from about 2.2 to 3.2%, depending on the condition of the property, micro-location, and purchase price. For existing properties with a moderate purchase price and market-aligned rent, slightly higher gross yields are also possible, while new builds usually yield lower returns. Overall, property prices in Ismaning show high resilience, and both buying a house in Ismaning and buying an apartment in Ismaning remain relevant for long-term oriented buyers despite the price level. Rental prices in Ismaning additionally support the market, while the standard land value (Bodenrichtwert) in Ismaning documents the ongoing scarcity of land.
Anyone wishing to soundly assess the market in Ismaning within the Bavarian market, with its strong ties to Munich, should take a look at the multi-year price development. For detached and terraced houses in Ismaning, the average purchase price moved from 4.850 €/m² in 2015 to currently 8.250 €/m² (2025) — a total change of +70,1 % over 10 years, which corresponds to an average value increase of +5,5 % p.a. Condominiums in Ismaning started in 2015 at around 4.650 €/m² and are now at 7.150 €/m² (+53,8 % over 10 years, Ø +4,4 % p.a.). This makes them frequently suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Ismaning developed from 12,80 €/m² (2015) to currently 19,20 €/m² — +50,0 % over 10 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 Ismaning rose from 1.250 €/m² (2015) to currently 2.450 €/m² (+96,0 % in 10 years) — a key indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Ismaning yields a calculated gross rental yield of around 3,2 % — 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 18.000 inhabitants, Ismaning forms a limited but continuous transaction volume — 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 Ismaning 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.): 2.2 – 3.2 % 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 Ismaning compared to the median of all municipalities in Bayern.
| Key figure | Ismaning | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 8,250 €/m² | 3,650 €/m² | +126 % |
| Flats Ø | 7,150 €/m² | 3,850 €/m² | +85.7 % |
| Rents Ø | 19.20 €/m² | 9.80 €/m² | +95.9 % |
Annual average values for purchase prices (houses & flats) and rents in Ismaning, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 5,150 €/m² | – | 4,950 €/m² | – | 13.20 €/m² | – |
| 2017 | 5,550 €/m² | +7.8 % | 5,250 €/m² | +6.1 % | 13.70 €/m² | +3.8 % |
| 2018 | 5,950 €/m² | +7.2 % | 5,650 €/m² | +7.6 % | 14.30 €/m² | +4.4 % |
| 2019 | 6,350 €/m² | +6.7 % | 6,050 €/m² | +7.1 % | 15.00 €/m² | +4.9 % |
| 2020 | 6,850 €/m² | +7.9 % | 6,450 €/m² | +6.6 % | 15.70 €/m² | +4.7 % |
| 2021 | 7,450 €/m² | +8.8 % | 6,850 €/m² | +6.2 % | 16.50 €/m² | +5.1 % |
| 2022 | 8,050 €/m² | +8.1 % | 7,250 €/m² | +5.8 % | 17.40 €/m² | +5.5 % |
| 2023 | 8,150 €/m² | +1.2 % | 7,200 €/m² | -0.7 % | 18.10 €/m² | +4 % |
| 2024 | 8,100 €/m² | -0.6 % | 7,100 €/m² | -1.4 % | 18.70 €/m² | +3.3 % |
| 2025 | 8,250 €/m² | +1.9 % | 7,150 €/m² | +0.7 % | 19.20 €/m² | +2.7 % |
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 Ismaning — concisely answered.
For owners in Ismaning 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 Ismaning 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 Ismaning, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Entrepreneurs in Ismaning who wish to sell their commercial property and lease it back use Sale & Lease-Back: They sell office buildings, warehouses or practice premises to an investor, receive liquidity for growth or consolidation, and lease the property back long-term. The location in Ismaning remains unchanged.
FREITAG® accompanies the entire process: value-based valuation, selection of qualified investors, contract drafting with clear lease-back conditions — including options for repurchase and flexible terms.
We check free of charge whether your commercial property in Ismaning is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Hospitality properties in Ismaning 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 Ismaning — 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 Ismaning , and accompany you until the notary or lease agreement appointment.
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.
Buyers and sellers in Ismaning benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Ismaning 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.
Competent real estate agent for Ismaning and the surrounding area, specialising in villas, houses, and apartments for sale and rent. Supporting vendors in the successful marketing of their properties both locally and nationally.
Visit websiteResults-oriented and certified real estate agents and valuers in Ismaning with a success rate of nearly 100%. The team consists of trained agents and business professionals with IHK or TA qualifications.
Visit websiteSpecialist for apartment and house sales in Ismaning, offering individual support, expert advice, and exclusive properties. Provides comprehensive property valuations and professional assistance in all areas.
Visit websiteOwner-managed agency with a sound background in sales, tax, and economics. As a true Ismaning local, Ludwig Soller is an expert in residential and investment properties with an excellent local network.
Visit websiteInternational real estate agent with a local presence in Ismaning. Offering sales, valuation, purchasing, and consultancy services with local market knowledge and individual service.
Visit websiteReal estate agent with comprehensive marketing for apartment and house sales in Ismaning. The company is highly familiar with the local property market.
Visit websiteAre you looking for a real estate agent not directly in Ismaning, 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 Ismaning (Ø 8,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Ismaning 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.
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.
Third-party usability, remaining term of rental agreements, and tenant creditworthiness determine the price of your commercial property. We tailor the documents precisely to these factors.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
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.
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 Ismaning announces the start of construction for the development of the new 'Umspannwerk' industrial park. With the legal force of development plan No. 155, work can begin east of the S-Bahn line and north of Max-von-Eyth-Straße. The initial development is scheduled to be completed by 2026.
The Building and Environment Committee processed several building applications, including an additional story in Hauptstraße for four extra apartments, three terraced houses in Münchener Straße, and the conversion of offices into two apartments at Lenzenfleck. This continues to show active residential and conversion development in the town.
A specialist article reports on the sale of a light industrial property in Ismaning, the Munich-LEN. The property was completed in 2023 and is fully leased; Ismaning is cited as an established commercial location in the north of Munich.
The municipal council approved, among other things, a loft conversion with four apartments on Hohenadlstraße/Schäderhofstraße as well as the new construction of a semi-detached house on Griesacker. In addition, necessary exemptions and requirements for parking spaces and local design were addressed.
AGROB Immobilien AG and HSE are extending their lease at the AGROB Campus in Ismaning by ten years. This concerns approximately 24,000 square meters of space on the large campus area. This secures the long-term use of the site and underscores Ismaning's importance as an office and commercial location.
The municipality of Ismaning is expanding its charging infrastructure and installing ten new charging stations. Three of these are to be built at the AGROB Media Park, the others in the center. The project is a municipal infrastructure and location topic with investment relevance.
The new technical town hall in Ismaning was presented as a 14.5 million euro project and is scheduled to be ready for occupancy in summer 2024. The project creates more space for the municipal administration in the long term and is a central construction project in the town.
The municipality planned the new construction of a technical town hall on a plot of land on Erich-Zeitler-Straße. The preliminary design was approved, the costs were estimated at around 10.8 million euros plus a risk reserve; the article thus describes an early, important milestone of the project.
Residential/commercial building sought in Nuremberg. Purchase possible promptly, financing is prepared, viewing can be arranged at short notice.
Residential/commercial building sought in Nuremberg. Purchase possible promptly, financing is prepared, viewing can be arranged at short notice.
Investment property sought: Hotel / gastronomy property in Konstanz with verifiable rental income. Renovation needs are not an exclusion criterion at an appropriate price.
Investment property sought: Hotel / gastronomy property in Konstanz with verifiable rental income. Renovation needs are not an exclusion criterion at an appropriate price.
We are renting a penthouse in Ulm or the nearby surroundings. At least 110 m², preferably with outdoor space.
We are renting a penthouse in Ulm or the nearby surroundings. At least 110 m², preferably with outdoor space.
