Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Oberpframmern.
Between the decision to sell and the notary appointment in Oberpframmern, 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.
A significant proportion of properties in Oberpframmern 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Oberpframmern. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
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Anyone looking for an experienced real estate agent in Oberpframmern 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 Oberpframmern, 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 Oberpframmern.
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 Oberpframmern – discreetly, without obligation, and at an appointment time that suits you.
Market data for Oberpframmern 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.
Oberpframmern is a municipality located in the Upper Bavarian district of Ebersberg. It is situated southeast of the state capital Munich. The community belongs to the Glonn administrative association. With 2500 inhabitants, Oberpframmern offers a manageable scale. This makes the area appealing for prospective buyers or property owners seeking a residential location.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Oberpframmern: 6,850 €/m²
House prices in Oberpframmern 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 | 4,250 €/m² | – |
| 2017 | 4,480 €/m² | +5.4 % |
| 2018 | 4,760 €/m² | +6.3 % |
| 2019 | 5,050 €/m² | +6.1 % |
| 2020 | 5,420 €/m² | +7.3 % |
| 2021 | 5,920 €/m² | +9.2 % |
| 2022 | 6,520 €/m² | +10.1 % |
| 2023 | 6,720 €/m² | +3.1 % |
| 2024 | 6,780 €/m² | +0.9 % |
| 2026 | 6,850 €/m² | +1 % |
Current average purchase price per m² for apartments in Oberpframmern: 6,250 €/m²
Apartments in Oberpframmern 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 | 3,950 €/m² | – |
| 2017 | 4,140 €/m² | +4.8 % |
| 2018 | 4,360 €/m² | +5.3 % |
| 2019 | 4,620 €/m² | +6 % |
| 2020 | 4,950 €/m² | +7.1 % |
| 2021 | 5,360 €/m² | +8.3 % |
| 2022 | 5,820 €/m² | +8.6 % |
| 2023 | 6,050 €/m² | +4 % |
| 2024 | 6,180 €/m² | +2.1 % |
| 2026 | 6,250 €/m² | +1.1 % |
Current average rent per m² in Oberpframmern: 13.80 €/m²
Rents in Oberpframmern 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 | 11.00 €/m² | +4.8 % |
| 2021 | 11.60 €/m² | +5.5 % |
| 2022 | 12.30 €/m² | +6 % |
| 2023 | 12.80 €/m² | +4.1 % |
| 2024 | 13.20 €/m² | +3.1 % |
| 2026 | 13.80 €/m² | +4.5 % |
Current average land value per m² in Oberpframmern: 1,050 €/m²
The land value in Oberpframmern 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 | 520 €/m² | – |
| 2017 | 560 €/m² | +7.7 % |
| 2018 | 620 €/m² | +10.7 % |
| 2019 | 690 €/m² | +11.3 % |
| 2020 | 780 €/m² | +13 % |
| 2021 | 880 €/m² | +12.8 % |
| 2022 | 1,020 €/m² | +15.9 % |
| 2023 | 1,040 €/m² | +2 % |
| 2024 | 1,045 €/m² | +0.5 % |
| 2026 | 1,050 €/m² | +0.5 % |
The real estate market in Oberpframmern can generally be classified as a rather tight, value-stable market in the commuter belt of Munich. On the buyer side, owner-occupiers with a long-term horizon dominate, primarily seeking detached houses and well-laid-out apartments. At the same time, supply remains limited, which supports prices and has so far prevented major corrections. For sellers, the location is fundamentally favourable, provided the property, condition, and micro-location are convincing. However, since 2023, the market has shown noticeably more selective demand: financing conditions, energy efficiency, and the need for modernisation have a stronger impact on achievable prices than in previous years. For capital investors, Oberpframmern is interesting primarily due to stable lettability, although yields in relation to the purchase price are rather moderate. The rough gross rental yield range is usually around 2.2 % to 3.2 % depending on property quality and price level. This makes the location more suitable for long-term oriented investors than for yield-driven short-term strategies. Overall, property prices in Oberpframmern reflect the high residential attractiveness of the surrounding area, while the price per square metre in Oberpframmern, buying a house in Oberpframmern, buying an apartment in Oberpframmern, and rental prices in Oberpframmern remain primarily shaped by scarcity and regional demand.
A closer look at the last few years shows how the Oberpframmern real estate market has developed within the Bavarian market with its strong ties to Munich. For detached and terraced houses in Oberpframmern, the average purchase price moved from 4,250 €/m² in 2016 to currently 6,850 €/m² (2026) — a total change of +61.2 % over 10 years, which corresponds to an average value increase of +4.9 % p.a. Condominiums in Oberpframmern started in 2016 at around 3,950 €/m² and are today at 6,250 €/m² (+58.2 % over 10 years, Ø +4.7 % 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 Oberpframmern developed from 9.40 €/m² (2016) to currently 13.80 €/m² — +46.8 % over 10 years or Ø +3.9 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Oberpframmern rose from 520 €/m² (2016) to currently 1,050 €/m² (+101.9 % in 10 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Oberpframmern yields a calculated gross rental yield of around 2.6 % — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. With around 2,500 inhabitants, Oberpframmern is a manageable market size — which means: well-prepared properties priced in line with the market are usually sold or let quickly, while overpriced offers remain on the market longer and lose negotiation leeway. For owners in Oberpframmern 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 Oberpframmern compared to the median of all municipalities in Bayern.
| Key figure | Oberpframmern | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,850 €/m² | 3,650 €/m² | +87.7 % |
| Flats Ø | 6,250 €/m² | 3,850 €/m² | +62.3 % |
| Rents Ø | 13.80 €/m² | 9.80 €/m² | +40.8 % |
Annual average values for purchase prices (houses & flats) and rents in Oberpframmern, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 4,250 €/m² | – | 3,950 €/m² | – | 9.40 €/m² | – |
| 2017 | 4,480 €/m² | +5.4 % | 4,140 €/m² | +4.8 % | 9.70 €/m² | +3.2 % |
| 2018 | 4,760 €/m² | +6.3 % | 4,360 €/m² | +5.3 % | 10.10 €/m² | +4.1 % |
| 2019 | 5,050 €/m² | +6.1 % | 4,620 €/m² | +6 % | 10.50 €/m² | +4 % |
| 2020 | 5,420 €/m² | +7.3 % | 4,950 €/m² | +7.1 % | 11.00 €/m² | +4.8 % |
| 2021 | 5,920 €/m² | +9.2 % | 5,360 €/m² | +8.3 % | 11.60 €/m² | +5.5 % |
| 2022 | 6,520 €/m² | +10.1 % | 5,820 €/m² | +8.6 % | 12.30 €/m² | +6 % |
| 2023 | 6,720 €/m² | +3.1 % | 6,050 €/m² | +4 % | 12.80 €/m² | +4.1 % |
| 2024 | 6,780 €/m² | +0.9 % | 6,180 €/m² | +2.1 % | 13.20 €/m² | +3.1 % |
| 2026 | 6,850 €/m² | +1 % | 6,250 €/m² | +1.1 % | 13.80 €/m² | +4.5 % |
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 Oberpframmern — concisely answered.
Many owners in Oberpframmern 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 Oberpframmern 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 Oberpframmern 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 Oberpframmern 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 Oberpframmern 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 Oberpframmern 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 Oberpframmern 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.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Oberpframmern from over three decades of personal brokerage experience. Personal appointments in Oberpframmern 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 Oberpframmern, specialising in the sale and brokerage of residential properties in the 85667 postcode area. Owner-managed company based directly in the village. Offers personal advice for the regional property market.
Owner-managed real estate company in Oberpframmern, active in the sale and brokerage of houses and apartments locally. Specialised in the local market in the Ebersberg district. Offers comprehensive services for buyers and sellers in the region.
Local agent based in Oberpframmern, focusing on the sale and brokerage of residential properties in 85667. Experienced in dealing with the regional characteristics of the Ebersberg district. Offers professional support for house and land transactions.
Regional estate agent for Oberpframmern and the surrounding area including Ebersberg and Glonn, specialising in the purchase, sale and letting of residential properties. Active in the 85667 postcode area with a focus on local markets. Personal service for the entire Ebersberg district.
Visit websiteEstate agent specifically for Oberpframmern, offering sales, lettings and valuations of residential properties in 85667. Local expertise for the Ebersberg area. Fast and reliable handling of local transactions.
Visit websiteExperienced agent since 1975 for Oberpframmern, Glonn and Egmating, specialising in the results-oriented brokerage of residential properties. Professional services in the Ebersberg district. Personal contact for local sales and purchases.
Visit websiteExperienced agent and surveyor for Oberpframmern and the surrounding area, focused on successful house sales and the brokerage of residential properties. Specialised in the Munich-Starnberg-Ebersberg region. Reliable partner for local transactions.
Visit websitePersonal agent for property sales and services in Oberpframmern, including the purchase, sale and letting of residential properties. Active in the immediate vicinity such as Höhenkirchen-Siegertsbrunn. Offers market value appraisals for the regional market.
Visit websiteAre you looking for a real estate agent not directly in Oberpframmern, 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 Oberpframmern (Ø 6,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Oberpframmern 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.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
The right rental price determines whether a property stands vacant or has long-term tenants. We set it at a market-appropriate level and pre-filter interested parties, instead of holding mass 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.
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 is permitting tiny houses in the gardens of a new development area, thereby creating additional housing options for families. According to the report, 40 plots are being created on approximately 11,400 square meters; development is to be carried out by local companies.
Following the flood, the municipality is improving flood protection and drawing consequences for future urban land-use planning. The report also covers legal clarification, additional planning rounds, and the development of a new construction area.
The municipality is publishing its assessment rates for property and trade tax. For property tax A and B as well as trade tax, a rate of 310 percent applies in each case as of 01.01.2022.
Oberpframmern is joining the planning association as a new member; the first project commissioned is a new development plan in the Tal district. The plan is intended to organize and manage the incipient densification of large building plots.
