Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Oberammergau.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Oberammergau 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.
Instead of searching portals daily, we reverse the process: you register your profile for Oberammergau, we automatically match every new listing with it, and we actively contact you. No fees for searchers, no automated mass emails, no sharing of your data with third parties.
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 Oberammergau. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
»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!«
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Anyone looking for an experienced real estate agent in Oberammergau 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 Oberammergau, 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 Oberammergau.
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 Oberammergau – discreetly, without obligation, and at an appointment time that suits you.
The following figures show how purchase prices, rents, and land values have developed in Oberammergau. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Oberammergau is a municipality in the Upper Bavarian district of Garmisch-Partenkirchen, situated within the Ammergauer Alps Nature Park. The main village serves as the seat of the municipal administration. Located in the Ammer Valley by the River Ammer, the municipality includes the districts of Oberammergau (Pfarrdorf) and Sankt Gregor (Dorf). The prominent local mountain, Kofel, stands approximately one kilometre from the village centre. The settlement developed on debris masses left by melting glaciers, defining its unique landscape. These facts provide a framework for real estate considerations in the area.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Oberammergau: 5,650 €/m²
House prices in Oberammergau 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 | 3,650 €/m² | – |
| 2017 | 3,820 €/m² | +4.7 % |
| 2018 | 4,020 €/m² | +5.2 % |
| 2019 | 4,260 €/m² | +6 % |
| 2020 | 4,520 €/m² | +6.1 % |
| 2021 | 4,860 €/m² | +7.5 % |
| 2022 | 5,240 €/m² | +7.8 % |
| 2023 | 5,520 €/m² | +5.3 % |
| 2024 | 5,610 €/m² | +1.6 % |
| 2025 | 5,650 €/m² | +0.7 % |
Current average purchase price per m² for apartments in Oberammergau: 5,250 €/m²
Apartments in Oberammergau 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 | 3,900 €/m² | – |
| 2017 | 4,060 €/m² | +4.1 % |
| 2018 | 4,250 €/m² | +4.7 % |
| 2019 | 4,470 €/m² | +5.2 % |
| 2020 | 4,720 €/m² | +5.6 % |
| 2021 | 4,980 €/m² | +5.5 % |
| 2022 | 5,280 €/m² | +6 % |
| 2023 | 5,340 €/m² | +1.1 % |
| 2024 | 5,290 €/m² | -0.9 % |
| 2025 | 5,250 €/m² | -0.8 % |
Current average rent per m² in Oberammergau: 12.80 €/m²
Rents in Oberammergau 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 | 8.90 €/m² | – |
| 2017 | 9.20 €/m² | +3.4 % |
| 2018 | 9.55 €/m² | +3.8 % |
| 2019 | 9.95 €/m² | +4.2 % |
| 2020 | 10.35 €/m² | +4 % |
| 2021 | 10.80 €/m² | +4.3 % |
| 2022 | 11.35 €/m² | +5.1 % |
| 2023 | 11.85 €/m² | +4.4 % |
| 2024 | 12.30 €/m² | +3.8 % |
| 2025 | 12.80 €/m² | +4.1 % |
Current average land value per m² in Oberammergau: 720 €/m²
The land value in Oberammergau 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 | 360 €/m² | – |
| 2017 | 385 €/m² | +6.9 % |
| 2018 | 420 €/m² | +9.1 % |
| 2019 | 465 €/m² | +10.7 % |
| 2020 | 510 €/m² | +9.7 % |
| 2021 | 575 €/m² | +12.7 % |
| 2022 | 650 €/m² | +13 % |
| 2023 | 690 €/m² | +6.2 % |
| 2024 | 710 €/m² | +2.9 % |
| 2025 | 720 €/m² | +1.4 % |
The real estate market in Oberammergau can be classified as a rather tight, quality-driven market. On the buyer side, a mix of owner-occupiers, regional buyers, and those interested in leisure or second homes dominates. On the seller side, the limited supply means that well-located and well-maintained properties continue to find demand quickly. The market therefore tends towards a seller's market, even if the increased financing costs since 2023 have dampened momentum somewhat. Demand for houses remains particularly robust because supply is small and the land situation is tight. Apartments are somewhat more liquid but are also characterized by high scarcity. For capital investors, Oberammergau is particularly interesting for easily lettable apartments, as rental prices in Oberammergau reach a solid level and vacancy risks are low. The gross rental yield range is generally around 2.4% to 3.4% gross, depending on property quality, location, and price level. Anyone keeping an eye on the price per square metre in Oberammergau will recognize a market with long-term stable underlying demand, limited potential for new construction, and sustained location attractiveness. Property condition, micro-location, and potential special uses are particularly important for purchase decisions.
Anyone wishing to soundly classify the market in Oberammergau within the Bavarian market and its strong connection to Munich should take a look at the multi-year price development. For detached and terraced houses in Oberammergau, the average purchase price moved from €3,650/m² in 2016 to the current €5,650/m² (2025) — a total change of +54.8% over 9 years, which corresponds to an average value increase of +5.0% p.a. Condominiums in Oberammergau started at around €3,900/m² in 2016 and are now at €5,250/m² (+34.6% over 9 years, Ø +3.4% 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 Oberammergau developed from €8.90/m² (2016) to the current €12.80/m² — +43.8% 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 land value (Bodenrichtwert) in Oberammergau rose from €360/m² (2016) to the current €720/m² (+100.0% 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 Oberammergau yields a calculated gross rental return of around 2.9% — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net returns are 0.8 to 1.5 percentage points lower. With around 5,000 inhabitants, Oberammergau is a manageable market size — which means: market-priced, well-prepared properties are usually sold or let quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Oberammergau 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.): 2.4 – 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 Oberammergau compared to the median of all municipalities in Bayern.
| Key figure | Oberammergau | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,650 €/m² | 3,650 €/m² | +54.8 % |
| Flats Ø | 5,250 €/m² | 3,850 €/m² | +36.4 % |
| Rents Ø | 12.80 €/m² | 9.80 €/m² | +30.6 % |
Annual average values for purchase prices (houses & flats) and rents in Oberammergau, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 3,650 €/m² | – | 3,900 €/m² | – | 8.90 €/m² | – |
| 2017 | 3,820 €/m² | +4.7 % | 4,060 €/m² | +4.1 % | 9.20 €/m² | +3.4 % |
| 2018 | 4,020 €/m² | +5.2 % | 4,250 €/m² | +4.7 % | 9.55 €/m² | +3.8 % |
| 2019 | 4,260 €/m² | +6 % | 4,470 €/m² | +5.2 % | 9.95 €/m² | +4.2 % |
| 2020 | 4,520 €/m² | +6.1 % | 4,720 €/m² | +5.6 % | 10.35 €/m² | +4 % |
| 2021 | 4,860 €/m² | +7.5 % | 4,980 €/m² | +5.5 % | 10.80 €/m² | +4.3 % |
| 2022 | 5,240 €/m² | +7.8 % | 5,280 €/m² | +6 % | 11.35 €/m² | +5.1 % |
| 2023 | 5,520 €/m² | +5.3 % | 5,340 €/m² | +1.1 % | 11.85 €/m² | +4.4 % |
| 2024 | 5,610 €/m² | +1.6 % | 5,290 €/m² | -0.9 % | 12.30 €/m² | +3.8 % |
| 2025 | 5,650 €/m² | +0.7 % | 5,250 €/m² | -0.8 % | 12.80 €/m² | +4.1 % |
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 Oberammergau — concisely answered.
Many owners in Oberammergau are sitting on an asset that they cannot access because they do not want to give up their home. This is precisely whatProperty annuity (Immobilienverrentung) is for: The sale takes place, but the move-out does not. Depending on the model — Usufruct, Right of abode, Life annuity or Leaseback — the purchase price is paid as a lump sum, as a monthly annuity, or as a combination of both.
Security is crucial: The right of abode (Wohnrecht) is entered in the land register (Grundbuch) in the first rank, before the buyer is registered as the owner. We will calculate for your property in Oberammergau how much the usufruct (Nießbrauch) value reduces the purchase price — and whether this is more profitable compared to a traditional sale.
We approach this with an open mind. If a normal sale with a subsequent move is economically better for you, we will tell you — instead of trying to sell a property annuity (Immobilienverrentung) model that doesn't suit your needs.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Oberammergau 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 Oberammergau 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.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Oberammergau there is a specific, manageable circle of buyers. We have known and cultivated this circle for years, instead of advertising widely.
Often, leasing is the calmer path: you retain the property in Oberammergau your portfolio, hand over operational management, and receive ongoing income. We check the concept and creditworthiness of the tenant before the contract is concluded.
If the property is vacant or no longer profitable to operate, we examine repurposing — for example, into residential space, a boarding house, or practice premises. What is Oberammergau legally permissible under building law, we clarify before marketing.
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 Oberammergau 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 Oberammergau 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.
Local estate agent in Oberammergau, specialising in the sale and brokerage of residential properties in the region. Offers comprehensive services for the property market in the Ammertal valley. Successful in marketing local properties.
Owner-managed estate agency in Oberammergau with a focus on residential property sales in the Ammertal valley. Specialised in local expertise for houses and apartments in Oberammergau and the surrounding area. Personal service for buyers and sellers.
Local estate agent in Oberammergau, active in the sale of residential properties. Offers advice and brokerage for the regional market. Known from the Yellow Pages as an established provider.
Estate agent in Oberammergau and Upper Bavaria, specialising in the purchase, sale, and letting of residential properties. Competent with properties in Oberammergau such as houses and apartments. Also offers property management.
Visit websiteLocal estate agent in Oberammergau with a high rating on ImmoScout24, specialising in residential property sales. Georg Obermaier leads the team with a focus on the Garmisch-Partenkirchen district. Successful with over 39 followers.
Estate agent in Oberammergau, active on ImmoScout24 for residential properties. Mathias Fröhlich offers services for sales and brokerage in the region. Local knowledge for Oberammergau.
Are you looking for a real estate agent not directly in Oberammergau, 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 Oberammergau (Ø 5,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Oberammergau 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.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
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.
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.
For inheritance disputes, divorce, banks or sales — a reliable valuation that stands up to scrutiny from third parties.
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 explains its development plan establishment and thus the procedure for managing urban development in Oberammergau. The entry describes the legal foundations and the effect of development plans.
The municipality of Oberammergau has announced the new establishment of development plan No. 33 "Unteres Herrnpoint". The process directly affects the future structural development and use of land in the municipal area.
The municipality provides information on how to obtain details regarding the land use plan and development plan. The entry concerns the planning law management of construction projects and public access to urban land-use plans.
The municipality of Oberammergau is apparently planning new commercial areas and is examining two locations for this purpose. The goal is to give businesses more space and strengthen the municipal financial base.
The municipality of Oberammergau offers information on municipal funding opportunities in the area of economic development. The entry refers to local jurisdiction and contact persons in the administration.
The municipality of Oberammergau has published the new establishment of a development plan for the "Erlbach/Weinberg" area. The procedure is a clear indication of new planning law decisions for local development.
In Oberammergau, municipal apartments are planned with two wooden modular buildings and a total of ten units. The article mentions estimated construction costs of around four million euros as well as planned rents of 7.96 to 9.30 euros per square meter.
The article reports on a housing project in Oberammergau and mentions the model project at Rainbichl. There, 201 apartments were built or occupied; after state subsidies, the average cold rent was 4.76 euros per square meter.
