Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Rattenkirchen.
Between the decision to sell and the notary appointment in Rattenkirchen, 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 Rattenkirchen 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
We generally market your property in Rattenkirchen 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 Rattenkirchen 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 Rattenkirchen, 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 Rattenkirchen.
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 Rattenkirchen – discreetly, without obligation, and at an appointment time that suits you.
Market data for Rattenkirchen 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.
Rattenkirchen is a municipality located in the Upper Bavarian district of Mühldorf am Inn, situated in the Southeast Upper Bavaria region. It is a member of the Heldenstein administrative community. The municipality comprises 31 constituent parts, and there is only one Gemarkung named Rattenkirchen. Historically, the Prince-Archbishopric of Salzburg exercised low jurisdiction here until 1803. The population grew from 776 to 980 between 1988 and 2018, indicating consistent growth and making it an appealing location for property buyers or owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Rattenkirchen: 3,650 €/m²
House prices in Rattenkirchen 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 |
|---|---|---|
| 2017 | 2,650 €/m² | – |
| 2018 | 2,780 €/m² | +4.9 % |
| 2019 | 2,930 €/m² | +5.4 % |
| 2020 | 3,120 €/m² | +6.5 % |
| 2021 | 3,360 €/m² | +7.7 % |
| 2022 | 3,620 €/m² | +7.7 % |
| 2023 | 3,690 €/m² | +1.9 % |
| 2024 | 3,640 €/m² | -1.4 % |
| 2025 | 3,650 €/m² | +0.3 % |
| 2026 | 3,650 €/m² | 0 % |
Current average purchase price per m² for apartments in Rattenkirchen: 4,150 €/m²
Apartments in Rattenkirchen 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 |
|---|---|---|
| 2017 | 2,950 €/m² | – |
| 2018 | 3,120 €/m² | +5.8 % |
| 2019 | 3,310 €/m² | +6.1 % |
| 2020 | 3,520 €/m² | +6.3 % |
| 2021 | 3,760 €/m² | +6.8 % |
| 2022 | 4,050 €/m² | +7.7 % |
| 2023 | 4,180 €/m² | +3.2 % |
| 2024 | 4,120 €/m² | -1.4 % |
| 2025 | 4,140 €/m² | +0.5 % |
| 2026 | 4,150 €/m² | +0.2 % |
Current average rent per m² in Rattenkirchen: 9.40 €/m²
Rents in Rattenkirchen 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 |
|---|---|---|
| 2017 | 6.90 €/m² | – |
| 2018 | 7.10 €/m² | +2.9 % |
| 2019 | 7.35 €/m² | +3.5 % |
| 2020 | 7.65 €/m² | +4.1 % |
| 2021 | 8.00 €/m² | +4.6 % |
| 2022 | 8.45 €/m² | +5.6 % |
| 2023 | 8.85 €/m² | +4.7 % |
| 2024 | 9.10 €/m² | +2.8 % |
| 2025 | 9.30 €/m² | +2.2 % |
| 2026 | 9.40 €/m² | +1.1 % |
Current average land value per m² in Rattenkirchen: 420 €/m²
The land value in Rattenkirchen 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 |
|---|---|---|
| 2017 | 220 €/m² | – |
| 2018 | 235 €/m² | +6.8 % |
| 2019 | 255 €/m² | +8.5 % |
| 2020 | 280 €/m² | +9.8 % |
| 2021 | 315 €/m² | +12.5 % |
| 2022 | 360 €/m² | +14.3 % |
| 2023 | 405 €/m² | +12.5 % |
| 2024 | 415 €/m² | +2.5 % |
| 2025 | 420 €/m² | +1.2 % |
| 2026 | 420 €/m² | 0 % |
The real estate market in Rattenkirchen can be classified as small, residential-oriented, and primarily driven by owner-occupiers. Compared to the larger centres in the district, market liquidity is limited, but price levels remain understandable for many buyers. Property prices in Rattenkirchen show a typical pattern for rural locations in Southeast Bavaria: significant appreciation during the low-interest phase, followed by stabilization at a higher level. The market is therefore neither a clear buyer's market nor a pronounced seller's market, but is currently moving in a balanced to slightly supply-constrained environment. For the price per square metre in Rattenkirchen, location quality, plot size, energy condition, and degree of modernization are particularly important, as these factors strongly influence price differences. Demand for rental apartments remains, but is limited in volume; accordingly, rental yields are usually solid but not exceptionally high. Roughly speaking, the gross rental yield range is about 2.6% to 3.6% for easily lettable apartments, while houses often achieve lower yields due to the higher capital requirement. For investors, Rattenkirchen is therefore primarily interesting as a defensive, regionally characterized location with moderate returns and manageable risk. Anyone wishing to buy an apartment in Rattenkirchen or buy a house in Rattenkirchen should pay particular attention to the micro-location, condition, and long-term lettability.
The data from recent years paints a clear picture of price movements for Rattenkirchen within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Rattenkirchen, the average purchase price moved from 2,650 €/m² in 2017 to currently 3,650 €/m² (2026) — a total change of +37.7% over 9 years, which corresponds to an average value increase of +3.6% p.a. The previous peak was reached in 2023 at 3,690 €/m²; since then, the market has corrected by -1.1% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Rattenkirchen started at around 2,950 €/m² in 2017 and are now at 4,150 €/m² (+40.7% over 9 years, Ø +3.9% 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 Rattenkirchen developed from 6.90 €/m² (2017) to currently 9.40 €/m² — +36.2% over 9 years or Ø +3.5% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Rattenkirchen rose from 220 €/m² (2017) to currently 420 €/m² (+90.9% 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 Rattenkirchen results in a calculated gross rental yield of around 2.7% — 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. For owners in Rattenkirchen considering a sale or rental, 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 building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.6 – 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 Rattenkirchen compared to the median of all municipalities in Bayern.
| Key figure | Rattenkirchen | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,650 €/m² | 3,650 €/m² | 0 % |
| Flats Ø | 4,150 €/m² | 3,850 €/m² | +7.8 % |
| Rents Ø | 9.40 €/m² | 9.80 €/m² | -4.1 % |
Annual average values for purchase prices (houses & flats) and rents in Rattenkirchen, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,650 €/m² | – | 2,950 €/m² | – | 6.90 €/m² | – |
| 2018 | 2,780 €/m² | +4.9 % | 3,120 €/m² | +5.8 % | 7.10 €/m² | +2.9 % |
| 2019 | 2,930 €/m² | +5.4 % | 3,310 €/m² | +6.1 % | 7.35 €/m² | +3.5 % |
| 2020 | 3,120 €/m² | +6.5 % | 3,520 €/m² | +6.3 % | 7.65 €/m² | +4.1 % |
| 2021 | 3,360 €/m² | +7.7 % | 3,760 €/m² | +6.8 % | 8.00 €/m² | +4.6 % |
| 2022 | 3,620 €/m² | +7.7 % | 4,050 €/m² | +7.7 % | 8.45 €/m² | +5.6 % |
| 2023 | 3,690 €/m² | +1.9 % | 4,180 €/m² | +3.2 % | 8.85 €/m² | +4.7 % |
| 2024 | 3,640 €/m² | -1.4 % | 4,120 €/m² | -1.4 % | 9.10 €/m² | +2.8 % |
| 2025 | 3,650 €/m² | +0.3 % | 4,140 €/m² | +0.5 % | 9.30 €/m² | +2.2 % |
| 2026 | 3,650 €/m² | 0 % | 4,150 €/m² | +0.2 % | 9.40 €/m² | +1.1 % |
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 Rattenkirchen — concisely answered.
For owners in Rattenkirchen 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 Rattenkirchen 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 Rattenkirchen, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Entrepreneurs in Rattenkirchen 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 Rattenkirchen 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 Rattenkirchen 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 Rattenkirchen 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 Rattenkirchen 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 Rattenkirchen 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.
Especially in a smaller municipality like Rattenkirchen, 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 Rattenkirchen 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 Rattenkirchen, 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 Rattenkirchen (Ø 3,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Rattenkirchen 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.
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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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.
For inheritance disputes, divorce, banks or sales — a reliable valuation that stands up to scrutiny from third parties.
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 of Rattenkirchen publishes its ongoing land-use planning procedures on its own website. This has a direct connection to construction and local development issues in the municipality. However, no specific external news article is evident from this.
General information on construction projects, development plans, and building applications in Rattenkirchen is provided on the municipality's website. The content concerns local building practice and thus one of the sought-after topic areas. However, it is an administrative page and not a news article.
