Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Mettenheim.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Mettenheim 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.
A significant proportion of properties in Mettenheim 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
Firstly: an honest valuation of your property in Mettenheim — 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 Mettenheim 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 Mettenheim, 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 Mettenheim.
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 Mettenheim – 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 Mettenheim. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Mettenheim is a municipality in the Mühldorf am Inn district of Upper Bavaria, situated approximately 70 km east of Munich. It is located in the eastern part of the district within the Southeast Upper Bavaria planning region. The Isen river traverses the municipal area from west to east, and the village itself lies in a broad valley basin between the Inn and Isen rivers, 5 km northwest of the district town of Mühldorf am Inn. Parts of the municipal area belong to the "Lower Inn Valley" and "Isar-Inn Hill Country" natural regions, and the municipality includes the cadastral districts of Gumattenkirchen, Lochheim, and Mettenheim. This offers a natural setting combined with convenient access to the district town, making the location appealing for properties.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Mettenheim: 4,250 €/m²
House prices in Mettenheim 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 | 3,000 €/m² | +5.3 % |
| 2018 | 3,180 €/m² | +6 % |
| 2019 | 3,360 €/m² | +5.7 % |
| 2020 | 3,560 €/m² | +6 % |
| 2021 | 3,860 €/m² | +8.4 % |
| 2022 | 4,180 €/m² | +8.3 % |
| 2023 | 4,240 €/m² | +1.4 % |
| 2024 | 4,220 €/m² | -0.5 % |
| 2025 | 4,250 €/m² | +0.7 % |
Current average purchase price per m² for apartments in Mettenheim: 4,050 €/m²
Apartments in Mettenheim 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 | 2,780 €/m² | +4.9 % |
| 2018 | 2,940 €/m² | +5.8 % |
| 2019 | 3,120 €/m² | +6.1 % |
| 2020 | 3,320 €/m² | +6.4 % |
| 2021 | 3,600 €/m² | +8.4 % |
| 2022 | 3,920 €/m² | +8.9 % |
| 2023 | 4,020 €/m² | +2.6 % |
| 2024 | 4,000 €/m² | -0.5 % |
| 2025 | 4,050 €/m² | +1.3 % |
Current average rent per m² in Mettenheim: 10.80 €/m²
Rents in Mettenheim 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 | 7.20 €/m² | – |
| 2017 | 7.45 €/m² | +3.5 % |
| 2018 | 7.75 €/m² | +4 % |
| 2019 | 8.05 €/m² | +3.9 % |
| 2020 | 8.40 €/m² | +4.3 % |
| 2021 | 8.85 €/m² | +5.4 % |
| 2022 | 9.40 €/m² | +6.2 % |
| 2023 | 9.85 €/m² | +4.8 % |
| 2024 | 10.30 €/m² | +4.6 % |
| 2025 | 10.80 €/m² | +4.9 % |
Current average land value per m² in Mettenheim: 520 €/m²
The land value in Mettenheim 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 | 240 €/m² | – |
| 2017 | 260 €/m² | +8.3 % |
| 2018 | 285 €/m² | +9.6 % |
| 2019 | 310 €/m² | +8.8 % |
| 2020 | 340 €/m² | +9.7 % |
| 2021 | 385 €/m² | +13.2 % |
| 2022 | 455 €/m² | +18.2 % |
| 2023 | 500 €/m² | +9.9 % |
| 2024 | 515 €/m² | +3 % |
| 2025 | 520 €/m² | +1 % |
The real estate market in Mettenheim can be classified as a generally stable but clearly demand-oriented sub-market. Compared to larger cities in the region, supply is limited, which means that well-located properties can attract interest relatively quickly. At the same time, Mettenheim is not a classic high-price location, so buyers can still find comparatively moderate entry prices. The ratio of purchase prices to rents indicates a market that remains interesting for owner-occupiers as well as for long-term investors. For capital investors, the combination of solid lettability, manageable vacancy risk, and a regional commuter environment is particularly relevant. The rough gross rental yield range is currently around 3.0% to 4.0%, depending on the condition of the property, micro-location, and price level. For houses, the yield is usually lower than for apartments, while renovated existing stock and compact units tend to show better lettability. Overall, the development points to a market that is balanced to slightly in favour of sellers, where quality, location, and energy efficiency increasingly determine the price. Anyone observing property prices in Mettenheim will recognise a phase of stabilisation after the strong previous years. For purchase decisions, comparative values, condition, and land share remain the most important factors.
Anyone wishing to soundly classify the market in Mettenheim 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 Mettenheim, the average purchase price moved from 2,850 €/m² in 2016 to the current 4,250 €/m² (2025) — a total change of +49.1% over 9 years, which corresponds to an average value increase of +4.5% p.a. Condominiums in Mettenheim started at around 2,650 €/m² in 2016 and are now at 4,050 €/m² (+52.8% over 9 years, Ø +4.8% 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 Mettenheim developed from 7.20 €/m² (2016) to the current 10.80 €/m² — +50.0% over 9 years or Ø +4.6% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Mettenheim rose from 240 €/m² (2016) to the current 520 €/m² (+116.7% 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 Mettenheim results in 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 3,500 inhabitants, Mettenheim forms a comparatively tight market segment — which means: well-prepared properties priced in line with the market are generally sold or let quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Mettenheim 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.): 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 Mettenheim compared to the median of all municipalities in Bayern.
| Key figure | Mettenheim | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,250 €/m² | 3,650 €/m² | +16.4 % |
| Flats Ø | 4,050 €/m² | 3,850 €/m² | +5.2 % |
| Rents Ø | 10.80 €/m² | 9.80 €/m² | +10.2 % |
Annual average values for purchase prices (houses & flats) and rents in Mettenheim, 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 | – | 7.20 €/m² | – |
| 2017 | 3,000 €/m² | +5.3 % | 2,780 €/m² | +4.9 % | 7.45 €/m² | +3.5 % |
| 2018 | 3,180 €/m² | +6 % | 2,940 €/m² | +5.8 % | 7.75 €/m² | +4 % |
| 2019 | 3,360 €/m² | +5.7 % | 3,120 €/m² | +6.1 % | 8.05 €/m² | +3.9 % |
| 2020 | 3,560 €/m² | +6 % | 3,320 €/m² | +6.4 % | 8.40 €/m² | +4.3 % |
| 2021 | 3,860 €/m² | +8.4 % | 3,600 €/m² | +8.4 % | 8.85 €/m² | +5.4 % |
| 2022 | 4,180 €/m² | +8.3 % | 3,920 €/m² | +8.9 % | 9.40 €/m² | +6.2 % |
| 2023 | 4,240 €/m² | +1.4 % | 4,020 €/m² | +2.6 % | 9.85 €/m² | +4.8 % |
| 2024 | 4,220 €/m² | -0.5 % | 4,000 €/m² | -0.5 % | 10.30 €/m² | +4.6 % |
| 2025 | 4,250 €/m² | +0.7 % | 4,050 €/m² | +1.3 % | 10.80 €/m² | +4.9 % |
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 Mettenheim — concisely answered.
For owners in Mettenheim 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 Mettenheim 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 Mettenheim, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For many businesses, capital is tied up in Mettenheim 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 Mettenheim. 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 Mettenheim 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 Mettenheim 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 Mettenheim 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.
Especially in a smaller municipality like Mettenheim, 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 Mettenheim 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.
Successfully operating in Mettenheim since 2001 with over 875 properties marketed. Offers comprehensive, one-stop services from valuation to the notary appointment.
Visit websiteEstablished estate agent in the Mettenheim region focusing on property sales and property management. Maintains an extensive presence on ImmoScout24.
Visit websiteSpecialised estate agent in the Chiemgau and Traunstein district, led by Fred Wondra. Focuses on optimised sales prices and the rapid marketing of properties.
Visit websiteSpecialised property agency in the Mühldorf am Inn region and surrounding areas. Martina Wesseling provides comprehensive advice on the purchase and sale of residential properties with local expertise.
Experienced estate agent in the Mühldorf am Inn region with a focus on residential properties. Lupprian is listed as a recommended agent on the local estate agent recommendation platform.
Owner-managed estate agent specialising in property and land brokerage in Bavaria. The company offers commission-free advice on the purchase, sale, and valuation of properties.
Visit websiteModern and digital estate agent in the south of Munich since 2021. The company supports owners and buyers with the valuation, sale, and purchase of residential properties.
Visit websiteAre you looking for a real estate agent not directly in Mettenheim, 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 Mettenheim (Ø 4,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Mettenheim 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
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.
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 Mettenheim municipal council has discussed a new development area on Fürstenweg and initiated early participation for development plan No. 25. Additionally, a building application was on the agenda, which was rejected according to the report. The article thus directly addresses the future residential and settlement development in Mettenheim.
On the page 'Building plots in Gumattenkirchen', the municipality provides information about building plots and thus about the development of a residential area in the district. The entry is a municipal notice regarding the availability of building plots and settlement development in Mettenheim.
Several urban land-use planning projects are being handled in the Mettenheim Council Information System, including the statutes for the 'Schreinerwiesn' development area and the 2nd amendment to the 'Gumattenkirchen' development plan. It also covers early participation for further planning, including references to a solar park. This is a clear indication of ongoing local development and construction projects in the municipality.
The report covers several development plans in Mettenheim, including the 2nd amendment to the 'Gumattenkirchen' development plan, development plan No. 22 'Schreinerwiesn', and an outer area statute for 'Breitenloh'. These procedures lay the foundation for future construction projects and the development of new areas in Mettenheim.
The municipality of Mettenheim points out available plots in the municipal area and refers interested parties to the building authority. This is a direct municipal notice regarding residential construction and property matters in Mettenheim.
The municipality of Mettenheim publishes its urban land-use planning with numerous development plans and statutes, including several residential and commercial areas. The page bundles ongoing and past planning, thereby showing the formal foundations for construction and development projects in Mettenheim.
