Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Oberbergkirchen.
Between the decision to sell and the notary appointment in Oberbergkirchen, there are usually several months of work: gathering documents, reliably determining the value, finding the right buyer group, negotiating. We take over these steps completely and keep you informed of every interim status.
Instead of searching portals daily, we reverse the process: you register your profile for Oberbergkirchen, 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
Firstly: an honest valuation of your property in Oberbergkirchen — 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 Oberbergkirchen 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 Oberbergkirchen, 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 Oberbergkirchen.
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 Oberbergkirchen – discreetly, without obligation, and at an appointment time that suits you.
Market data for Oberbergkirchen 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.
Oberbergkirchen is a municipality in the Upper Bavarian district of Mühldorf am Inn and hosts the administrative community of Oberbergkirchen. It is situated in the tertiary hill country north of the Isental, approximately 15 kilometres northwest of the district capital Mühldorf. The Rott river originates in the neighbouring municipality of Wurmsham. The area comprises 48 municipal parts, including the districts of Irl and Oberbergkirchen, with Irl having been incorporated in 1975. This offers property buyers and owners a location within a historically developed community with various hamlets and good regional connections.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Oberbergkirchen: 3,850 €/m²
House prices in Oberbergkirchen 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 | 2,450 €/m² | – |
| 2016 | 2,560 €/m² | +4.5 % |
| 2017 | 2,710 €/m² | +5.9 % |
| 2018 | 2,880 €/m² | +6.3 % |
| 2019 | 3,050 €/m² | +5.9 % |
| 2020 | 3,220 €/m² | +5.6 % |
| 2021 | 3,420 €/m² | +6.2 % |
| 2022 | 3,680 €/m² | +7.6 % |
| 2023 | 3,900 €/m² | +6 % |
| 2024 | 3,850 €/m² | -1.3 % |
Current average purchase price per m² for apartments in Oberbergkirchen: 3,650 €/m²
Apartments in Oberbergkirchen 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 | 2,300 €/m² | – |
| 2016 | 2,410 €/m² | +4.8 % |
| 2017 | 2,540 €/m² | +5.4 % |
| 2018 | 2,690 €/m² | +5.9 % |
| 2019 | 2,850 €/m² | +5.9 % |
| 2020 | 3,020 €/m² | +6 % |
| 2021 | 3,210 €/m² | +6.3 % |
| 2022 | 3,430 €/m² | +6.9 % |
| 2023 | 3,690 €/m² | +7.6 % |
| 2024 | 3,650 €/m² | -1.1 % |
Current average rent per m² in Oberbergkirchen: 9.40 €/m²
Rents in Oberbergkirchen 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 | 6.20 €/m² | – |
| 2016 | 6.40 €/m² | +3.2 % |
| 2017 | 6.65 €/m² | +3.9 % |
| 2018 | 6.95 €/m² | +4.5 % |
| 2019 | 7.25 €/m² | +4.3 % |
| 2020 | 7.60 €/m² | +4.8 % |
| 2021 | 8.00 €/m² | +5.3 % |
| 2022 | 8.45 €/m² | +5.6 % |
| 2023 | 8.95 €/m² | +5.9 % |
| 2024 | 9.40 €/m² | +5 % |
Current average land value per m² in Oberbergkirchen: 310 €/m²
The land value in Oberbergkirchen 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 | 150 €/m² | – |
| 2016 | 160 €/m² | +6.7 % |
| 2017 | 175 €/m² | +9.4 % |
| 2018 | 190 €/m² | +8.6 % |
| 2019 | 210 €/m² | +10.5 % |
| 2020 | 235 €/m² | +11.9 % |
| 2021 | 260 €/m² | +10.6 % |
| 2022 | 290 €/m² | +11.5 % |
| 2023 | 305 €/m² | +5.2 % |
| 2024 | 310 €/m² | +1.6 % |
The real estate market in Oberbergkirchen can generally be classified as a rather stable, low-volume market with limited supply. On the buyer side, demand for detached houses and plots of land dominates, while apartments are only available in small numbers. As a result, property prices in Oberbergkirchen do react to regional and supra-regional market impulses, but remain less volatile than in urban submarkets. For sellers, the situation is generally favourable, provided the location, condition, and plot size are right; buyers, on the other hand, must expect a tight supply and sometimes long search times. Compared to urban locations, the attractiveness for capital investors is solid but not speculative: gross rental yields are roughly in the range of 2.8 to 3.6%, depending on property quality, modernisation status, and micro-location. For buying a house in Oberbergkirchen and buying an apartment in Oberbergkirchen, the following applies: those who plan for the long term will find a market with moderate entry prices, stable demand from the surrounding area, and an overall reliable value development. Rental prices in Oberbergkirchen also support continuous, albeit not above-average, lettability.
The data from recent years paints a clear picture of price movements for Oberbergkirchen within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Oberbergkirchen, the average purchase price moved from 2,450 €/m² in 2015 to the current 3,850 €/m² (2024) — a total change of +57.1% over 9 years, which corresponds to an average value increase of +5.2% p.a. The previous peak was reached in 2023 at 3,900 €/m²; since then, the market has corrected by -1.3% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Oberbergkirchen started at around 2,300 €/m² in 2015 and are now at 3,650 €/m² (+58.7% over 9 years, Ø +5.3% p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Oberbergkirchen developed from 6.20 €/m² (2015) to the current 9.40 €/m² — +51.6% over 9 years or Ø +4.7% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Oberbergkirchen rose from 150 €/m² (2015) to the current 310 €/m² (+106.7% 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 Oberbergkirchen yields a calculated gross rental return of around 3.1% — 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. For owners in Oberbergkirchen 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 the substance of the property. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.8 – 3.6 % 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 Oberbergkirchen compared to the median of all municipalities in Bayern.
| Key figure | Oberbergkirchen | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,850 €/m² | 3,650 €/m² | +5.5 % |
| Flats Ø | 3,650 €/m² | 3,850 €/m² | -5.2 % |
| Rents Ø | 9.40 €/m² | 9.80 €/m² | -4.1 % |
Annual average values for purchase prices (houses & flats) and rents in Oberbergkirchen, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 2,450 €/m² | – | 2,300 €/m² | – | 6.20 €/m² | – |
| 2016 | 2,560 €/m² | +4.5 % | 2,410 €/m² | +4.8 % | 6.40 €/m² | +3.2 % |
| 2017 | 2,710 €/m² | +5.9 % | 2,540 €/m² | +5.4 % | 6.65 €/m² | +3.9 % |
| 2018 | 2,880 €/m² | +6.3 % | 2,690 €/m² | +5.9 % | 6.95 €/m² | +4.5 % |
| 2019 | 3,050 €/m² | +5.9 % | 2,850 €/m² | +5.9 % | 7.25 €/m² | +4.3 % |
| 2020 | 3,220 €/m² | +5.6 % | 3,020 €/m² | +6 % | 7.60 €/m² | +4.8 % |
| 2021 | 3,420 €/m² | +6.2 % | 3,210 €/m² | +6.3 % | 8.00 €/m² | +5.3 % |
| 2022 | 3,680 €/m² | +7.6 % | 3,430 €/m² | +6.9 % | 8.45 €/m² | +5.6 % |
| 2023 | 3,900 €/m² | +6 % | 3,690 €/m² | +7.6 % | 8.95 €/m² | +5.9 % |
| 2024 | 3,850 €/m² | -1.3 % | 3,650 €/m² | -1.1 % | 9.40 €/m² | +5 % |
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 Oberbergkirchen — concisely answered.
Property annuity (Immobilienverrentung) in Oberbergkirchen 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 Oberbergkirchen. 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 Oberbergkirchen.
For many businesses, capital is tied up in Oberbergkirchen 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 Oberbergkirchen. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Oberbergkirchen 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 Oberbergkirchen 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 Oberbergkirchen legally permissible under building law, we clarify before marketing.
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 Oberbergkirchen benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Oberbergkirchen are an integral part of every mandate for Gerhard Hahn — no remote diagnosis, no templates.
Are you looking for a real estate agent not directly in Oberbergkirchen, 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 Oberbergkirchen (Ø 3,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Oberbergkirchen 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.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
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.
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
In another municipal council meeting, the designation of a commercial area for a heating house or heating plant with a storage facility for heating material was discussed. The report shows that Oberbergkirchen is preparing areas for technical infrastructure and energy supply. The project is part of local construction and location policy.
The municipal council addressed the development of the new "Asenhamer Feld II" area on the northwestern edge of Oberbergkirchen. According to the meeting report, residential development, a mixed-use area, and a restricted commercial area are planned there. The municipality explicitly links the project to further settlement and location development.
The municipality of Oberbergkirchen is publishing its development plans and refers to a legally valid land-use plan cover sheet in the area of the planned "Am Hang III" development area. The entry is not a classic news article, but it documents a concrete ongoing urban land-use planning procedure in Oberbergkirchen. This is a relevant component for local development.
The State Construction Office Rosenheim announced the renovation of state road 2086 between the junction to Irl near Oberbergkirchen and Brodfurth. The measure covered approximately 3.7 kilometers of road and costs of about 415,000 euros. Although it is not a real estate project, it directly affects the accessibility and thus the location quality of Oberbergkirchen.
An external urban planning entry mentions a development plan procedure with a green space plan and environmental report for the "Am Hang" residential area in the municipality of Oberbergkirchen. The finding points to ongoing planning-related preparatory work for a residential area. This is also a genuine, web-accessible reference to a construction project in Oberbergkirchen.
The municipal council dealt with a replacement building for a residential structure with three residential units as well as additional uses for commercial purposes and a bakery. This was supplemented by garages, a workshop, and a common room, as well as a wood chip heating system with a bunker. The process is a concrete example of mixed structural development in Oberbergkirchen.
In Oberbergkirchen, the groundbreaking ceremony was held for a new after-school care center, which is being built directly next to the primary school and the children's house completed in 2020. The new building was intended as a supplement to municipal infrastructure and was meant to further strengthen the location for families. The project was clearly perceived in the town as a construction project with developmental impact.
The municipality of Oberbergkirchen, together with M-net, provided information about the upcoming fiber optic expansion. The project was intended to expand the local network by the end of 2020 and was estimated at around 3.25 million euros, a large part of which was to be subsidized. For the municipality, this meant a significant boost in infrastructure and location quality.
