Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Ohlstadt.
Anyone selling or letting a property in Ohlstadt 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.
A significant proportion of properties in Ohlstadt 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 Ohlstadt. 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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»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 Ohlstadt 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 Ohlstadt, 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 Ohlstadt.
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 Ohlstadt – discreetly, without obligation, and at an appointment time that suits you.
Market data for Ohlstadt 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.
Ohlstadt is a municipality located in the Upper Bavarian district of Garmisch-Partenkirchen, within the Werdenfels region. The parish village of Ohlstadt serves as the administrative seat for both the municipality and its administrative community, which includes Eschenlohe, Schwaigen, and Großweil. The municipality comprises seven constituent communities, among them Buchenried, Schwaiganger, and Weichs. Historical findings in Weichs date back to the Celtic period, and the area was formerly part of the Schlehdorf Monastery. This setting and historical context offer a well-established environment for property buyers and owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Ohlstadt: 6,250 €/m²
House prices in Ohlstadt 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 | 3,950 €/m² | – |
| 2017 | 4,150 €/m² | +5.1 % |
| 2018 | 4,420 €/m² | +6.5 % |
| 2019 | 4,720 €/m² | +6.8 % |
| 2020 | 5,050 €/m² | +7 % |
| 2021 | 5,420 €/m² | +7.3 % |
| 2022 | 5,860 €/m² | +8.1 % |
| 2023 | 6,020 €/m² | +2.7 % |
| 2024 | 6,150 €/m² | +2.2 % |
| 2025 | 6,250 €/m² | +1.6 % |
Current average purchase price per m² for apartments in Ohlstadt: 5,650 €/m²
Apartments in Ohlstadt 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 | 3,650 €/m² | – |
| 2017 | 3,820 €/m² | +4.7 % |
| 2018 | 4,020 €/m² | +5.2 % |
| 2019 | 4,280 €/m² | +6.5 % |
| 2020 | 4,560 €/m² | +6.5 % |
| 2021 | 4,860 €/m² | +6.6 % |
| 2022 | 5,180 €/m² | +6.6 % |
| 2023 | 5,280 €/m² | +1.9 % |
| 2024 | 5,430 €/m² | +2.8 % |
| 2025 | 5,650 €/m² | +4.1 % |
Current average rent per m² in Ohlstadt: 13.80 €/m²
Rents in Ohlstadt 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 | 10.40 €/m² | +4.5 % |
| 2021 | 10.95 €/m² | +5.3 % |
| 2022 | 11.55 €/m² | +5.5 % |
| 2023 | 12.10 €/m² | +4.8 % |
| 2024 | 12.85 €/m² | +6.2 % |
| 2025 | 13.80 €/m² | +7.4 % |
Current average land value per m² in Ohlstadt: 820 €/m²
The land value in Ohlstadt 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 | 420 €/m² | – |
| 2017 | 450 €/m² | +7.1 % |
| 2018 | 490 €/m² | +8.9 % |
| 2019 | 540 €/m² | +10.2 % |
| 2020 | 600 €/m² | +11.1 % |
| 2021 | 670 €/m² | +11.7 % |
| 2022 | 760 €/m² | +13.4 % |
| 2023 | 790 €/m² | +3.9 % |
| 2024 | 805 €/m² | +1.9 % |
| 2025 | 820 €/m² | +1.9 % |
The real estate market in Ohlstadt can generally be classified as a market with limited supply. For houses and plots of land, demand often exceeds the available supply, which supports price stability. Apartments are also sought after, particularly by owner-occupiers who prefer a quiet location in the Upper Bavarian region while appreciating the proximity to Murnau, the Loisachtal valley, and the tourist-oriented Alpine foothills. For sellers, the environment remains fundamentally favourable, even if the very dynamic price increases seen in the years up to 2022 are no longer continuing at the same strength. When evaluating property prices in Ohlstadt, buyers should pay particular attention to location quality, energy condition, and plot size, as these factors noticeably influence the price per square metre in Ohlstadt. For capital investors, Ohlstadt is interesting primarily because of its stable lettability; the gross rental yield typically ranges from about 2.6 % to 3.5 %, depending on property quality and price level. Anyone wishing to buy a house in Ohlstadt or buy an apartment in Ohlstadt should therefore expect a selective market and limited room for negotiation. Overall, Ohlstadt remains a location with high residential appeal, solid demand, and long-term sustainable rental prices in Ohlstadt.
A closer look at the last few years shows how the Ohlstadt real estate market has specifically developed within the Bavarian market with its strong links to Munich. For detached and terraced houses in Ohlstadt, the average purchase price moved from 3,950 €/m² in 2016 to currently 6,250 €/m² (2025) — a total change of +58.2 % over 9 years, which corresponds to an average value growth of +5.2 % p.a. Condominiums in Ohlstadt started at around 3,650 €/m² in 2016 and are now at 5,650 €/m² (+54.8 % over 9 years, Ø +5.0 % 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 Ohlstadt developed from 8.90 €/m² (2016) to currently 13.80 €/m² — +55.1 % over 9 years or Ø +5.0 % p.a. For landlords, the continuous rental increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Ohlstadt rose from 420 €/m² (2016) to currently 820 €/m² (+95.2 % 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 Ohlstadt yields a calculated gross rental return of around 2.9 % — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net returns are 0.8 to 1.5 percentage points lower. With around 3,300 inhabitants, Ohlstadt forms a comparatively tight market segment — which means: well-priced, well-prepared properties are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Ohlstadt 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.): 2.6 – 3.5 % 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 Ohlstadt compared to the median of all municipalities in Bayern.
| Key figure | Ohlstadt | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,250 €/m² | 3,650 €/m² | +71.2 % |
| Flats Ø | 5,650 €/m² | 3,850 €/m² | +46.8 % |
| Rents Ø | 13.80 €/m² | 9.80 €/m² | +40.8 % |
Annual average values for purchase prices (houses & flats) and rents in Ohlstadt, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 3,950 €/m² | – | 3,650 €/m² | – | 8.90 €/m² | – |
| 2017 | 4,150 €/m² | +5.1 % | 3,820 €/m² | +4.7 % | 9.20 €/m² | +3.4 % |
| 2018 | 4,420 €/m² | +6.5 % | 4,020 €/m² | +5.2 % | 9.55 €/m² | +3.8 % |
| 2019 | 4,720 €/m² | +6.8 % | 4,280 €/m² | +6.5 % | 9.95 €/m² | +4.2 % |
| 2020 | 5,050 €/m² | +7 % | 4,560 €/m² | +6.5 % | 10.40 €/m² | +4.5 % |
| 2021 | 5,420 €/m² | +7.3 % | 4,860 €/m² | +6.6 % | 10.95 €/m² | +5.3 % |
| 2022 | 5,860 €/m² | +8.1 % | 5,180 €/m² | +6.6 % | 11.55 €/m² | +5.5 % |
| 2023 | 6,020 €/m² | +2.7 % | 5,280 €/m² | +1.9 % | 12.10 €/m² | +4.8 % |
| 2024 | 6,150 €/m² | +2.2 % | 5,430 €/m² | +2.8 % | 12.85 €/m² | +6.2 % |
| 2025 | 6,250 €/m² | +1.6 % | 5,650 €/m² | +4.1 % | 13.80 €/m² | +7.4 % |
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 Ohlstadt — concisely answered.
Many owners in Ohlstadt 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 Ohlstadt 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.
Entrepreneurs in Ohlstadt who wish to sell their commercial property and lease it back use Sale & Lease-Back: They sell office buildings, warehouses or practice premises to an investor, receive liquidity for growth or consolidation, and lease the property back long-term. The location in Ohlstadt remains unchanged.
FREITAG® accompanies the entire process: value-based valuation, selection of qualified investors, contract drafting with clear lease-back conditions — including options for repurchase and flexible terms.
We check free of charge whether your commercial property in Ohlstadt is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Ohlstadt 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 Ohlstadt 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 Ohlstadt legally permissible under building law, we clarify before marketing.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
As an appraiser and real estate agent with over 30 years of experience, Gerhard Hahn knows both sides of the market: reliable valuation and the actual willingness of buyers to pay. For owners, heirs, and capital investors, he translates this into a concrete sales or letting strategy.
Many property owners in Ohlstadt 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 Ohlstadt 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 Ohlstadt, 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 Ohlstadt (Ø 6,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Ohlstadt 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.
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.
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.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
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 its town hall information, the municipality of Ohlstadt points out the allocation of building plots under the local resident model on Waxensteinstraße. This makes a concrete local residential construction and land development project visible.
The report on major projects in Ohlstadt identifies the new construction of the sewage treatment plant, which is expected to cost several million euros, as one of the most important undertakings. This describes a significant infrastructure and investment project in the municipality.
Under the heading of urban land-use planning, the municipality of Ohlstadt informs that the urban land-use plan can be viewed at the building authority or checked in advance via the Geoportal Bayern. This is a central entry point for future residential, construction, and development projects in the town.
The administrative association of Ohlstadt announced that it would send out new property tax assessments in January 2025. The notice is aimed at all property taxpayers of the VG Ohlstadt and thus directly affects municipal tax and location policy.
According to the project page, four high-quality semi-detached houses with private parking spaces, terraces, and green areas are being built in Ohlstadt under the name Hoiß Haus. The project is a clear new construction success in the town and falls within the relevant real estate and construction context.
The Maro cooperative, based in Ohlstadt, became insolvent according to the report after the financing of a project in the district of Garmisch-Partenkirchen failed. According to the cooperative, business operations and ongoing residential projects are to be continued nonetheless.
The municipality of Ohlstadt has been working on plans for the community center at Schwaweg/Am Dorfbach 15 for several years. The plan is to renovate part of the vacant building and attach a new building; the project is intended to include apartments, commercial space, public areas, and a tourist information office.
In Ohlstadt, there is a combined project of renovation and new construction for the community center. According to the report, the cost estimate is around six million euros; after the preliminary political decision, the project was forwarded to the district office for approval.
