Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Pullach (Isartal).
Between the decision to sell and the notary appointment in Pullach (Isartal), 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 Pullach (Isartal) 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
When multiple heirs have to decide on a property in Pullach (Isartal), it's rarely just about square metres. For decades, Gerhard Hahn has been moderating precisely these constellations: a fair market value, a clear process, a clean payout. This way, the family stays together in the end, and the assets are in order.
»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 Pullach (Isartal) 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 Pullach (Isartal), 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 Pullach (Isartal).
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 Pullach (Isartal) – discreetly, without obligation, and at an appointment time that suits you.
Below you will find a clear presentation of current purchase prices, rents, and land values in Pullach (Isartal). The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Current average purchase price per m² for houses in Pullach (Isartal): 11,850 €/m²
House prices in Pullach (Isartal) 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 | 7,150 €/m² | – |
| 2017 | 7,550 €/m² | +5.6 % |
| 2018 | 8,050 €/m² | +6.6 % |
| 2019 | 8,650 €/m² | +7.5 % |
| 2020 | 9,250 €/m² | +6.9 % |
| 2021 | 10,050 €/m² | +8.6 % |
| 2022 | 11,100 €/m² | +10.4 % |
| 2023 | 11,300 €/m² | +1.8 % |
| 2024 | 11,250 €/m² | -0.4 % |
| 2025 | 11,650 €/m² | +3.6 % |
| 2026 | 11,850 €/m² | +1.7 % |
Current average purchase price per m² for apartments in Pullach (Isartal): 9,950 €/m²
Apartments in Pullach (Isartal) 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 | 6,450 €/m² | – |
| 2017 | 6,800 €/m² | +5.4 % |
| 2018 | 7,200 €/m² | +5.9 % |
| 2019 | 7,650 €/m² | +6.3 % |
| 2020 | 8,150 €/m² | +6.5 % |
| 2021 | 8,850 €/m² | +8.6 % |
| 2022 | 9,650 €/m² | +9 % |
| 2023 | 9,700 €/m² | +0.5 % |
| 2024 | 9,600 €/m² | -1 % |
| 2025 | 9,850 €/m² | +2.6 % |
| 2026 | 9,950 €/m² | +1 % |
Current average rent per m² in Pullach (Isartal): 21.80 €/m²
Rents in Pullach (Isartal) 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 | 14.20 €/m² | – |
| 2017 | 14.80 €/m² | +4.2 % |
| 2018 | 15.40 €/m² | +4.1 % |
| 2019 | 16.10 €/m² | +4.5 % |
| 2020 | 16.90 €/m² | +5 % |
| 2021 | 17.80 €/m² | +5.3 % |
| 2022 | 19.00 €/m² | +6.7 % |
| 2023 | 19.40 €/m² | +2.1 % |
| 2024 | 19.30 €/m² | -0.5 % |
| 2025 | 21.10 €/m² | +9.3 % |
| 2026 | 21.80 €/m² | +3.3 % |
Current average land value per m² in Pullach (Isartal): 4,850 €/m²
The land value in Pullach (Isartal) 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 | 2,850 €/m² | – |
| 2017 | 3,050 €/m² | +7 % |
| 2018 | 3,300 €/m² | +8.2 % |
| 2019 | 3,600 €/m² | +9.1 % |
| 2020 | 3,950 €/m² | +9.7 % |
| 2021 | 4,300 €/m² | +8.9 % |
| 2022 | 4,700 €/m² | +9.3 % |
| 2023 | 4,820 €/m² | +2.6 % |
| 2024 | 4,780 €/m² | -0.8 % |
| 2025 | 4,820 €/m² | +0.8 % |
| 2026 | 4,850 €/m² | +0.6 % |
Pullach im Isartal can clearly be classified as a seller's market with high pricing power in good locations, even if the phase of very rapid price increases has recently flattened out. Demand remains structurally high because Pullach, as a residential location in the direct catchment area of Munich, offers a rare combination of tranquillity, quality, good infrastructure, and a location close to nature. At the same time, the limited supply of houses, apartments, and land restricts market activity. For buyers, this means: anyone looking to buy a house in Pullach or buy an apartment in Pullach must expect a tight market and high competition, but will benefit from long-term stable values. For investors, the location is interesting because rental demand remains solid and the lettability of high-quality apartments is good. The rough gross rental yield range is usually around 2,0 to 3,2 % depending on the condition of the property, micro-location, and purchase price level; it may be slightly higher for older properties with a moderate entry price, and lower for new builds and premium properties. Overall, real estate prices in Pullach point to a robust, value-stable submarket with limited downside risk and a good long-term outlook.
The data from recent years paints a clear picture of price movements for Pullach (Isartal) within the Bavarian market, given its strong integration with Munich. For detached and terraced houses in Pullach (Isartal), the average purchase price moved from 7.150 €/m² in 2016 to the current 11.850 €/m² (2026) — a total change of +65,7 % over 10 years, which corresponds to an average value increase of +5,2 % p.a. Condominiums in Pullach (Isartal) started at around 6.450 €/m² in 2016 and are now at 9.950 €/m² (+54,3 % over 10 years, Ø +4,4 % p.a.). They are therefore often suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Pullach (Isartal) developed from 14,20 €/m² (2016) to the current 21,80 €/m² — +53,5 % over 10 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 Pullach (Isartal) rose from 2.850 €/m² (2016) to the current 4.850 €/m² (+70,2 % 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 Pullach (Isartal) yields a calculated gross rental return of around 2,6 % — 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 9.000 inhabitants, Pullach (Isartal) generates a limited but continuous transaction volume — which means: well-priced, well-presented properties are generally sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Pullach (Isartal) 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 building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 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 Pullach (Isartal) compared to the median of all municipalities in Bayern.
| Key figure | Pullach (Isartal) | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 11,850 €/m² | 3,650 €/m² | +224.7 % |
| Flats Ø | 9,950 €/m² | 3,850 €/m² | +158.4 % |
| Rents Ø | 21.80 €/m² | 9.80 €/m² | +122.4 % |
Annual average values for purchase prices (houses & flats) and rents in Pullach (Isartal), each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 7,550 €/m² | – | 6,800 €/m² | – | 14.80 €/m² | – |
| 2018 | 8,050 €/m² | +6.6 % | 7,200 €/m² | +5.9 % | 15.40 €/m² | +4.1 % |
| 2019 | 8,650 €/m² | +7.5 % | 7,650 €/m² | +6.3 % | 16.10 €/m² | +4.5 % |
| 2020 | 9,250 €/m² | +6.9 % | 8,150 €/m² | +6.5 % | 16.90 €/m² | +5 % |
| 2021 | 10,050 €/m² | +8.6 % | 8,850 €/m² | +8.6 % | 17.80 €/m² | +5.3 % |
| 2022 | 11,100 €/m² | +10.4 % | 9,650 €/m² | +9 % | 19.00 €/m² | +6.7 % |
| 2023 | 11,300 €/m² | +1.8 % | 9,700 €/m² | +0.5 % | 19.40 €/m² | +2.1 % |
| 2024 | 11,250 €/m² | -0.4 % | 9,600 €/m² | -1 % | 19.30 €/m² | -0.5 % |
| 2025 | 11,650 €/m² | +3.6 % | 9,850 €/m² | +2.6 % | 21.10 €/m² | +9.3 % |
| 2026 | 11,850 €/m² | +1.7 % | 9,950 €/m² | +1 % | 21.80 €/m² | +3.3 % |
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 Pullach (Isartal) — concisely answered.
For owners in Pullach (Isartal) 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 Pullach (Isartal) 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 Pullach (Isartal), free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For many businesses, capital is tied up in Pullach (Isartal) 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 Pullach (Isartal). We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Owners of hotels and restaurants in Pullach (Isartal) 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 Pullach (Isartal) 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 Pullach (Isartal) the right strategy.
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.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Pullach (Isartal) from over three decades of personal brokerage experience. Personal appointments in Pullach (Isartal) 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.
Owner-managed company since 2006 with headquarters in the town centre of Pullach im Isartal. Specialising in the brokerage of land, residential properties and commercial units in the south of Munich and the southern Bavarian surrounding area.
Visit websiteOwner-managed company with over 43 years of experience as a real estate agent in Pullach im Isartal and the southern Munich area. Offers comprehensive advice on sales, lettings and valuations with personal commitment and market expertise.
Visit websiteLeading real estate agent in Pullach, specialising in the letting and sale of apartments, houses and land in the prime residential area of Pullach in the district of Munich.
Visit websiteAre you looking for a real estate agent not directly in Pullach (Isartal), 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 Pullach (Isartal) (Ø 11,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Pullach (Isartal) 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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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
The Munich District Office has approved the expansion plans of the chemical company United Initiators in Pullach. According to the report, the company can now submit further building applications in the immission control procedure as needed, based on the new development plan.
The municipality of Pullach is advancing the reorganization of the industrial and commercial area west of the railway line and south of Gustav-Adolph-Straße with Development Plan No. 23. The plan concerns the areas of an industrial zone and is part of a long-term urban land-use planning process.
With Development Plan No. 29 for the area south of Dr.-Carl-von-Linde-Straße / Part West, the planning law foundations for a project are being established. The entry refers to a project-related development plan and thus to a concrete construction project in Pullach.
The municipal council specified the local development plan with measures for local supply and the economy. Plans included new shops in the town center and at the train station, an expansion of the Norma market, as well as the strengthening of commercial areas and the business park.
Development Plan No. 34 "East of the Kirchplatz" pursues the goal of securing space for retail businesses on the ground floors. This concerns local development and local supply in the center of Pullach.
