Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Rottach.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Rottach with a clear structure, sound market knowledge, and a marketing strategy tailored to the specific property. Whether it's a house sale, apartment sale, land sale, or letting — we stand for clean processes and targeted mediation of your property.
Instead of searching portals daily, we reverse the process: you register your profile for Rottach, 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 Rottach — 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 Rottach 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 Rottach, 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 Rottach.
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 Rottach – discreetly, without obligation, and at an appointment time that suits you.
The following figures show how purchase prices, rents, and land values have developed in Rottach. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Rottach-Egern is a municipality located in the Upper Bavarian district of Miesbach, within the Tegernsee Valley. The district of Egern is situated directly on the southern shore of Lake Tegernsee. Several municipal parts, including Rottach, Egern, and Wolfsgrub, have grown together to form a cohesive settlement. Beyond Lake Tegernsee, the municipal area features several smaller lakes, and the Weißach river forms part of the border with the municipality of Kreuth. The existing settlement structure and its setting, including the Sutten and surrounding protected area, present opportunities for property buyers or owners in the region.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Rottach: 12,900 €/m²
House prices in Rottach 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 | 8,100 €/m² | – |
| 2017 | 8,500 €/m² | +4.9 % |
| 2018 | 9,000 €/m² | +5.9 % |
| 2019 | 9,650 €/m² | +7.2 % |
| 2020 | 10,350 €/m² | +7.3 % |
| 2021 | 11,250 €/m² | +8.7 % |
| 2022 | 12,300 €/m² | +9.3 % |
| 2023 | 12,100 €/m² | -1.6 % |
| 2024 | 12,450 €/m² | +2.9 % |
| 2025 | 12,900 €/m² | +3.6 % |
Current average purchase price per m² for apartments in Rottach: 11,200 €/m²
Apartments in Rottach 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 | 6,900 €/m² | – |
| 2017 | 7,250 €/m² | +5.1 % |
| 2018 | 7,700 €/m² | +6.2 % |
| 2019 | 8,250 €/m² | +7.1 % |
| 2020 | 8,850 €/m² | +7.3 % |
| 2021 | 9,550 €/m² | +7.9 % |
| 2022 | 10,450 €/m² | +9.4 % |
| 2023 | 10,300 €/m² | -1.4 % |
| 2024 | 10,700 €/m² | +3.9 % |
| 2025 | 11,200 €/m² | +4.7 % |
Current average rent per m² in Rottach: 18.20 €/m²
Rents in Rottach 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 | 12.80 €/m² | – |
| 2017 | 13.20 €/m² | +3.1 % |
| 2018 | 13.70 €/m² | +3.8 % |
| 2019 | 14.30 €/m² | +4.4 % |
| 2020 | 14.90 €/m² | +4.2 % |
| 2021 | 15.60 €/m² | +4.7 % |
| 2022 | 16.40 €/m² | +5.1 % |
| 2023 | 17.00 €/m² | +3.7 % |
| 2024 | 17.60 €/m² | +3.5 % |
| 2025 | 18.20 €/m² | +3.4 % |
Current average land value per m² in Rottach: 2,650 €/m²
The land value in Rottach 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 | 1,450 €/m² | – |
| 2017 | 1,550 €/m² | +6.9 % |
| 2018 | 1,700 €/m² | +9.7 % |
| 2019 | 1,850 €/m² | +8.8 % |
| 2020 | 2,000 €/m² | +8.1 % |
| 2021 | 2,150 €/m² | +7.5 % |
| 2022 | 2,350 €/m² | +9.3 % |
| 2023 | 2,450 €/m² | +4.3 % |
| 2024 | 2,550 €/m² | +4.1 % |
| 2025 | 2,650 €/m² | +3.9 % |
Rottach-Egern is clearly classified as a seller's market with very limited supply. Demand for high-quality residential property remains stable despite the high price level, as the location on Lake Tegernsee is one of the most exclusive residential areas in Southern Germany. For buyers, the market is demanding: good properties are rarely offered, and price negotiations are usually limited. At the same time, the combination of location quality, scarcity, and high purchasing power ensures robust value development. For investors, Rottach-Egern is particularly interesting in the high-quality apartment segment, provided a realistic rental strategy is pursued. The rough gross rental yield range is typically around 1.5% to 2.5%, and in individual cases with very good purchase conditions, slightly higher. Compared to other markets, property prices in Rottach-Egern are high, but long-term stability and low volatility speak for the location. Anyone wishing to buy a house in Rottach-Egern or buy an apartment in Rottach-Egern should pay particular attention to the micro-location, condition, and land quality, as these factors influence pricing to an above-average degree.
The data from recent years paints a clear picture of price movements for Rottach in the Bavarian market with its strong connection to Munich. For detached and terraced houses in Rottach, the average purchase price moved from 8,100 €/m² in 2016 to the current 12,900 €/m² (2025) — a total change of +59.3% over 9 years, which corresponds to an average value increase of +5.3% p.a. Condominiums in Rottach started at around 6,900 €/m² in 2016 and are now at 11,200 €/m² (+62.3% over 9 years, Ø +5.5% p.a.). They are therefore often suitable as an entry into home ownership or as an investment with a manageable ticket size. The average net cold rent in Rottach developed from 12.80 €/m² (2016) to the current 18.20 €/m² — +42.2% over 9 years or Ø +4.0% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Rottach rose from 1,450 €/m² (2016) to the current 2,650 €/m² (+82.8% 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 Rottach yields a calculated gross rental return of around 1.9% — 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. With around 6,000 inhabitants, Rottach forms a limited but continuous transaction volume — which means: well-prepared properties priced in line with the market are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Rottach who are 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.): 1.5 – 2.5 % 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 Rottach compared to the median of all municipalities in Bayern.
| Key figure | Rottach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 12,900 €/m² | 3,650 €/m² | +253.4 % |
| Flats Ø | 11,200 €/m² | 3,850 €/m² | +190.9 % |
| Rents Ø | 18.20 €/m² | 9.80 €/m² | +85.7 % |
Annual average values for purchase prices (houses & flats) and rents in Rottach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 8,100 €/m² | – | 6,900 €/m² | – | 12.80 €/m² | – |
| 2017 | 8,500 €/m² | +4.9 % | 7,250 €/m² | +5.1 % | 13.20 €/m² | +3.1 % |
| 2018 | 9,000 €/m² | +5.9 % | 7,700 €/m² | +6.2 % | 13.70 €/m² | +3.8 % |
| 2019 | 9,650 €/m² | +7.2 % | 8,250 €/m² | +7.1 % | 14.30 €/m² | +4.4 % |
| 2020 | 10,350 €/m² | +7.3 % | 8,850 €/m² | +7.3 % | 14.90 €/m² | +4.2 % |
| 2021 | 11,250 €/m² | +8.7 % | 9,550 €/m² | +7.9 % | 15.60 €/m² | +4.7 % |
| 2022 | 12,300 €/m² | +9.3 % | 10,450 €/m² | +9.4 % | 16.40 €/m² | +5.1 % |
| 2023 | 12,100 €/m² | -1.6 % | 10,300 €/m² | -1.4 % | 17.00 €/m² | +3.7 % |
| 2024 | 12,450 €/m² | +2.9 % | 10,700 €/m² | +3.9 % | 17.60 €/m² | +3.5 % |
| 2025 | 12,900 €/m² | +3.6 % | 11,200 €/m² | +4.7 % | 18.20 €/m² | +3.4 % |
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 Rottach — concisely answered.
Property annuity (Immobilienverrentung) in Rottach 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 Rottach. 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 Rottach.
For many businesses, capital is tied up in Rottach 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 Rottach. 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 Rottach 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 Rottach 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 Rottach 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 Rottach 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 Rottach 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.
Active in the real estate industry for over 20 years, specialising in residential properties in Rottach-Egern at Tegernsee. The company offers comprehensive services ranging from valuations, sales, and lettings to the marketing of developer projects.
Visit websiteAn experienced partner for real estate matters in Rottach-Egern with many years of expertise in the region. rimaldi was awarded Bavaria's Best Real Estate Agent 2025.
Visit websiteA specialised real estate agency for the Tegernsee valley with a focus on Rottach-Egern, Rottach, Bad Wiessee, and other municipalities in Upper Bavaria. Has been brokering residential and commercial properties in the region for many years.
Visit websiteSpecialising in high-quality properties at Tegernsee and in Rottach-Egern with a focus on exquisite residential real estate. Brokers properties in the surrounding districts.
Visit websiteAn established real estate agent in Rottach-Egern-Oberach with an address on Alexander-von-Müller-Straße. Brokers residential properties in the region.
An international brokerage group with a branch in Rottach-Egern, specialising in upscale residential properties in the Egern district. Offers professional advice and comprehensive real estate services.
Visit websiteAre you looking for a real estate agent not directly in Rottach, 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 Rottach (Ø 12,900 €/m²) — ideal for an honest market comparison and alternative location assessments.
Rottach 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.
Minutes of the owners' meeting, maintenance reserve fund, and special rights of use are also decisive for the price. We review the documents before the first viewing appointment.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
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.
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 report addresses the high rent burden in the Miesbach district and explicitly refers to statements made by the mayor of Rottach-Egern. Additionally, a new construction project in the Ellmösl district involving social housing is mentioned.
Almost 30 new apartments are to be built on Rottachstraße, including 29 subsidized units. The report describes the conversion or new construction as a residential project with significantly more apartments than the previous building.
Sozialbau has acquired 170 apartments in the Rottachsiedlung; according to the report, the area is to be redeveloped. The article describes the project as a milestone and classifies it as a major step for future residential development in the area.
The article reports on apartments in the former Gorbachev villa in Rottach-Egern, including specific purchase prices and another construction project next to the Schlössl. It is also mentioned that the project is already under construction and completion is aimed for the end of 2024.
The project at Georg-Hirth-Straße 7 in Rottach-Egern is described as the new construction of a residential building. Four residential units, an existing building permit, existing financing, and a project volume of around 5.8 million euros are mentioned.
Severin*s Hotels announced an expansion to Rottach-Egern on Lake Tegernsee; the start of construction was stated as mid-2020. The article classifies the project as a hotel and investment project with relevance for the location.
The report describes the demolition process for a multi-family housing project in Rottach-Egern and refers to a planned development with three apartments as well as underground parking and visitor parking spaces. At the same time, it is mentioned that the demolition does not yet replace a building permit.
