Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Oberau.
Anyone selling or letting a property in Oberau 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 Oberau, 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
We generally market your property in Oberau initially off-market — without a sign, without an online advertisement, without a public exposé. Only when the discreet route has been exhausted and you expressly wish it, do we move to broad marketing. This way, your privacy is preserved — from neighbours, tenants, employees, and the tax office.
»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 Oberau 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 Oberau, 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 Oberau.
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 Oberau – discreetly, without obligation, and at an appointment time that suits you.
Market data for Oberau 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.
Oberau, a municipality in the Upper Bavarian district of Garmisch-Partenkirchen, has approximately 4000 residents and is situated on the Loisach river in the “Zugspitzland” region. The municipality borders Eschenlohe, Garmisch-Partenkirchen, and Ettal, among others. Beyond the parish village of Oberau, the hamlet of Buchwies is an officially designated municipal district. Oberau is located 8 km from Garmisch-Partenkirchen and approximately 9 km from Oberammergau, with Munich 72 km away and Innsbruck 70 km distant. Its historical position on trade routes and by the Loisach river provided early economic advantages for property owners and buyers.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Oberau: 5,250 €/m²
House prices in Oberau 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 | 4,050 €/m² | +6 % |
| 2019 | 4,280 €/m² | +5.7 % |
| 2020 | 4,520 €/m² | +5.6 % |
| 2021 | 4,860 €/m² | +7.5 % |
| 2022 | 5,180 €/m² | +6.6 % |
| 2023 | 5,120 €/m² | -1.2 % |
| 2024 | 5,180 €/m² | +1.2 % |
| 2025 | 5,250 €/m² | +1.4 % |
Current average purchase price per m² for apartments in Oberau: 5,050 €/m²
Apartments in Oberau 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 | 3,420 €/m² | – |
| 2017 | 3,580 €/m² | +4.7 % |
| 2018 | 3,760 €/m² | +5 % |
| 2019 | 3,980 €/m² | +5.9 % |
| 2020 | 4,180 €/m² | +5 % |
| 2021 | 4,430 €/m² | +6 % |
| 2022 | 4,760 €/m² | +7.4 % |
| 2023 | 4,720 €/m² | -0.8 % |
| 2024 | 4,890 €/m² | +3.6 % |
| 2025 | 5,050 €/m² | +3.3 % |
Current average rent per m² in Oberau: 13.80 €/m²
Rents in Oberau 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 | 9.40 €/m² | – |
| 2017 | 9.70 €/m² | +3.2 % |
| 2018 | 10.10 €/m² | +4.1 % |
| 2019 | 10.50 €/m² | +4 % |
| 2020 | 10.90 €/m² | +3.8 % |
| 2021 | 11.40 €/m² | +4.6 % |
| 2022 | 12.10 €/m² | +6.1 % |
| 2023 | 12.60 €/m² | +4.1 % |
| 2024 | 13.10 €/m² | +4 % |
| 2025 | 13.80 €/m² | +5.3 % |
Current average land value per m² in Oberau: 1,050 €/m²
The land value in Oberau 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 | 620 €/m² | – |
| 2017 | 660 €/m² | +6.5 % |
| 2018 | 710 €/m² | +7.6 % |
| 2019 | 770 €/m² | +8.5 % |
| 2020 | 830 €/m² | +7.8 % |
| 2021 | 900 €/m² | +8.4 % |
| 2022 | 980 €/m² | +8.9 % |
| 2023 | 1,000 €/m² | +2 % |
| 2024 | 1,030 €/m² | +3 % |
| 2025 | 1,050 €/m² | +1.9 % |
The real estate market in Oberau can generally be classified as having low supply and stable demand. For houses and apartments, the market environment is dominated by a situation where well-maintained properties in good locations with modern features quickly attract interest. For buyers, this means that price negotiations are possible, but large discounts are rarely achieved. Sellers continue to benefit from the attractive location in the Upper Bavarian Alpine foothills and the proximity to neighboring locations that are both tourist-oriented and economically relevant. The trend shows a phase of stabilization following the strong increases up to 2022, without any noticeable market weakness. For investors, Oberau remains interesting because rental demand is solid in relation to the limited supply, and vacancy risks tend to be low. The rough gross rental yield range is approximately 2.4% to 3.4% gross, depending on property quality, micro-location, and price level. Yields can be slightly higher for smaller apartments, while single-family homes are usually more focused on value retention and location quality. Overall, property prices in Oberau point to a market with a long-term stable outlook, moderate price growth, and ongoing attractiveness for both owner-occupiers and investors.
The data from recent years paints a clear picture of price movements in Oberau within the Bavarian market, given its strong connection to Munich. For single-family and terraced houses in Oberau, the average purchase price moved from €3,650/m² in 2016 to the current €5,250/m² (2025) — a total change of +43.8% over 9 years, which corresponds to an average value increase of +4.1% p.a. Condominiums in Oberau started at around €3,420/m² in 2016 and are now at €5,050/m² (+47.7% over 9 years, Ø +4.4% p.a.). This makes them suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Oberau developed from €9.40/m² (2016) to the current €13.80/m² — +46.8% over 9 years or Ø +4.4% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Oberau rose from €620/m² (2016) to the current €1,050/m² (+69.4% 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 Oberau yields a calculated gross rental yield of around 3.3% — 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 4,000 inhabitants, Oberau 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 Oberau considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators that cannot account for micro-location, energy efficiency, and property condition. 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 Oberau compared to the median of all municipalities in Bayern.
| Key figure | Oberau | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,250 €/m² | 3,650 €/m² | +43.8 % |
| Flats Ø | 5,050 €/m² | 3,850 €/m² | +31.2 % |
| Rents Ø | 13.80 €/m² | 9.80 €/m² | +40.8 % |
Annual average values for purchase prices (houses & flats) and rents in Oberau, 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 | – | 3,420 €/m² | – | 9.40 €/m² | – |
| 2017 | 3,820 €/m² | +4.7 % | 3,580 €/m² | +4.7 % | 9.70 €/m² | +3.2 % |
| 2018 | 4,050 €/m² | +6 % | 3,760 €/m² | +5 % | 10.10 €/m² | +4.1 % |
| 2019 | 4,280 €/m² | +5.7 % | 3,980 €/m² | +5.9 % | 10.50 €/m² | +4 % |
| 2020 | 4,520 €/m² | +5.6 % | 4,180 €/m² | +5 % | 10.90 €/m² | +3.8 % |
| 2021 | 4,860 €/m² | +7.5 % | 4,430 €/m² | +6 % | 11.40 €/m² | +4.6 % |
| 2022 | 5,180 €/m² | +6.6 % | 4,760 €/m² | +7.4 % | 12.10 €/m² | +6.1 % |
| 2023 | 5,120 €/m² | -1.2 % | 4,720 €/m² | -0.8 % | 12.60 €/m² | +4.1 % |
| 2024 | 5,180 €/m² | +1.2 % | 4,890 €/m² | +3.6 % | 13.10 €/m² | +4 % |
| 2025 | 5,250 €/m² | +1.4 % | 5,050 €/m² | +3.3 % | 13.80 €/m² | +5.3 % |
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 Oberau — concisely answered.
For owners in Oberau 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 Oberau 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 Oberau, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Oberau 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 Oberau 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 Oberau 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 Oberau 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 Oberau 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 Oberau, 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 Oberau 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.
Professional real estate agent with over 30 years of experience and more than 12,000 properties brokered. The office in Murnau am Staffelsee also serves Oberau and offers comprehensive services for property sales and purchases in the region.
Visit websiteInternational real estate agent with a presence in Oberau. Offers sales, valuation, purchasing, and consultancy services with local market knowledge and individualised service for residential properties in the region.
Visit websiteAre you looking for a real estate agent not directly in Oberau, 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 Oberau (Ø 5,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Oberau 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.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
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
In Oberau-Süd, another residential building is planned instead of a daycare center that was originally intended. The report describes a construction project with three apartment buildings and a total of 33 apartments on the site between Am Rosengarten and Am Waldfriedhof. The debate revolves around usage, density, and the urban development of the neighborhood.
Langmatz is planning an investment of 45 million euros at the Oberau site. According to the article, a new production and warehouse facility with office space is to be built there, which will result in the company headquarters being relocated to Oberau. The report classifies the project as one of the largest industrial projects in the region.
The municipality of Altenstadt is publishing documents regarding the new development area Oberau-Süd Part III, 2nd construction phase. The page contains information on the development of the plots as well as a reference to the legally binding land-use plan. This is a concrete contribution to the development and housing construction in the Oberau district.
The municipality of Altenstadt is also providing information and documents on the development for the first construction phase of the new development area Oberau-Süd Part III. The article refers to the parcelling and the building law requirements for the plots. This represents a relevant step in the new development in Oberau.
