Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Spatzenhausen.
Anyone selling or letting a property in Spatzenhausen 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.
Instead of searching portals daily, we reverse the process: you register your profile for Spatzenhausen, 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
When multiple heirs have to decide on a property in Spatzenhausen, 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 Spatzenhausen 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 Spatzenhausen, 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 Spatzenhausen.
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 Spatzenhausen – 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 Spatzenhausen. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Spatzenhausen is a municipality in the Upper Bavarian district of Garmisch-Partenkirchen, forming part of the tourism region known as Das Blaue Land. The community is situated in the Oberland region between Staffelsee lake and Riegsee lake. It includes the districts of Hofheim, Spatzenhausen, and Waltersberg. The locality was first documented in the 12th century and has been a member of the Seehausen am Staffelsee administrative association since 1978. This geographical setting provides a consistent environment for property owners or buyers.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Spatzenhausen: 5,250 €/m²
House prices in Spatzenhausen 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 | 3,650 €/m² | – |
| 2018 | 3,820 €/m² | +4.7 % |
| 2019 | 4,020 €/m² | +5.2 % |
| 2020 | 4,280 €/m² | +6.5 % |
| 2021 | 4,620 €/m² | +7.9 % |
| 2022 | 4,980 €/m² | +7.8 % |
| 2023 | 5,120 €/m² | +2.8 % |
| 2024 | 5,080 €/m² | -0.8 % |
| 2025 | 5,180 €/m² | +2 % |
| 2026 | 5,250 €/m² | +1.4 % |
Current average purchase price per m² for apartments in Spatzenhausen: 4,450 €/m²
Apartments in Spatzenhausen 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 | 3,050 €/m² | – |
| 2018 | 3,180 €/m² | +4.3 % |
| 2019 | 3,320 €/m² | +4.4 % |
| 2020 | 3,500 €/m² | +5.4 % |
| 2021 | 3,760 €/m² | +7.4 % |
| 2022 | 4,020 €/m² | +6.9 % |
| 2023 | 4,120 €/m² | +2.5 % |
| 2024 | 4,080 €/m² | -1 % |
| 2025 | 4,320 €/m² | +5.9 % |
| 2026 | 4,450 €/m² | +3 % |
Current average rent per m² in Spatzenhausen: 11.80 €/m²
Rents in Spatzenhausen 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 | 8.20 €/m² | – |
| 2018 | 8.50 €/m² | +3.7 % |
| 2019 | 8.85 €/m² | +4.1 % |
| 2020 | 9.20 €/m² | +4 % |
| 2021 | 9.65 €/m² | +4.9 % |
| 2022 | 10.20 €/m² | +5.7 % |
| 2023 | 10.65 €/m² | +4.4 % |
| 2024 | 10.95 €/m² | +2.8 % |
| 2025 | 11.35 €/m² | +3.7 % |
| 2026 | 11.80 €/m² | +4 % |
Current average land value per m² in Spatzenhausen: 420 €/m²
The land value in Spatzenhausen 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 | 210 €/m² | – |
| 2018 | 225 €/m² | +7.1 % |
| 2019 | 245 €/m² | +8.9 % |
| 2020 | 270 €/m² | +10.2 % |
| 2021 | 305 €/m² | +13 % |
| 2022 | 350 €/m² | +14.8 % |
| 2023 | 380 €/m² | +8.6 % |
| 2024 | 390 €/m² | +2.6 % |
| 2025 | 405 €/m² | +3.8 % |
| 2026 | 420 €/m² | +3.7 % |
The market in Spatzenhausen is generally to be classified as a tight, locally driven seller's market. The supply of houses, apartments, and building plots is limited, while demand from owner-occupiers, people returning from the surrounding area, and individual investors remains stable. Well-maintained existing properties with a good energy performance certificate as well as plots with realistic development potential are particularly in demand. The trend for property prices in Spatzenhausen is pointing upwards in the long term, albeit with a phase of stabilization since 2023. For buyers, this means: anyone wanting to buy a house in Spatzenhausen or buy an apartment in Spatzenhausen should focus on property quality and location rather than hoping for short-term price drops. For investors, the market is interesting primarily due to stable lettability, even if yields are moderate compared to larger cities. The rough gross rental yield range is currently around 2.6% to 3.4%, depending on the purchase price, condition, and achievable rent. Overall, the combination of limited supply, solid demand, and moderate rental increases points to a stable but selective market. The standard land value (Bodenrichtwert) in Spatzenhausen underscores the high scarcity of land in the local residential segment.
Anyone wishing to make a well-founded assessment of the market in Spatzenhausen within the Bavarian market, with its strong ties to Munich, should take a look at the multi-year price development. For detached and terraced houses in Spatzenhausen, the average purchase price moved from €3,650/m² in 2017 to currently €5,250/m² (2026) — a total change of +43.8% over 9 years, which corresponds to an average value increase of +4.1% p.a. Condominiums in Spatzenhausen started at around €3,050/m² in 2017 and are now at €4,450/m² (+45.9% over 9 years, Ø +4.3% 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 Spatzenhausen developed from €8.20/m² (2017) to currently €11.80/m² — +43.9% over 9 years or Ø +4.1% p.a. For landlords, the continuous rental increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Spatzenhausen rose from €210/m² (2017) to currently €420/m² (+100.0% 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 Spatzenhausen yields a calculated gross rental yield of around 3.2% — 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 1,500 inhabitants, Spatzenhausen 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 room for negotiation. For owners in Spatzenhausen 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 the micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.6 – 3.4 % 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 Spatzenhausen compared to the median of all municipalities in Bayern.
| Key figure | Spatzenhausen | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,250 €/m² | 3,650 €/m² | +43.8 % |
| Flats Ø | 4,450 €/m² | 3,850 €/m² | +15.6 % |
| Rents Ø | 11.80 €/m² | 9.80 €/m² | +20.4 % |
Annual average values for purchase prices (houses & flats) and rents in Spatzenhausen, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 3,650 €/m² | – | 3,050 €/m² | – | 8.20 €/m² | – |
| 2018 | 3,820 €/m² | +4.7 % | 3,180 €/m² | +4.3 % | 8.50 €/m² | +3.7 % |
| 2019 | 4,020 €/m² | +5.2 % | 3,320 €/m² | +4.4 % | 8.85 €/m² | +4.1 % |
| 2020 | 4,280 €/m² | +6.5 % | 3,500 €/m² | +5.4 % | 9.20 €/m² | +4 % |
| 2021 | 4,620 €/m² | +7.9 % | 3,760 €/m² | +7.4 % | 9.65 €/m² | +4.9 % |
| 2022 | 4,980 €/m² | +7.8 % | 4,020 €/m² | +6.9 % | 10.20 €/m² | +5.7 % |
| 2023 | 5,120 €/m² | +2.8 % | 4,120 €/m² | +2.5 % | 10.65 €/m² | +4.4 % |
| 2024 | 5,080 €/m² | -0.8 % | 4,080 €/m² | -1 % | 10.95 €/m² | +2.8 % |
| 2025 | 5,180 €/m² | +2 % | 4,320 €/m² | +5.9 % | 11.35 €/m² | +3.7 % |
| 2026 | 5,250 €/m² | +1.4 % | 4,450 €/m² | +3 % | 11.80 €/m² | +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 Spatzenhausen — concisely answered.
Property annuity (Immobilienverrentung) in Spatzenhausen 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 Spatzenhausen. 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 Spatzenhausen.
For many businesses, capital is tied up in Spatzenhausen 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 Spatzenhausen. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Spatzenhausen are valued differently from residential properties: Key factors are turnover, contribution margin, seating capacity, kitchen technology, licences, and whether the business can function without the previous owner. We value based on the earnings approach and openly state which portions are attributable to the property, inventory, and goodwill.
Marketing is conducted discreetly. A publicly visible sales offer unsettles staff, regular customers, and suppliers in Spatzenhausen — therefore, we approach interested parties specifically and under a confidentiality agreement.
Whether selling, leasing, or handing over to a successor within the family: We structure the path that suits the situation of your business in Spatzenhausen , and accompany you until the notary or lease agreement appointment.
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.
Many property owners in Spatzenhausen 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 Spatzenhausen 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.
Established estate agent in Spatzenhausen specialising in property sales. The team led by Georg Obermaier manages buying and selling transactions in the Garmisch-Partenkirchen region with high customer satisfaction (4.9 stars).
Specialising in property sales in Spatzenhausen and the surrounding area under the leadership of Mathias Fröhlich. The company focuses entirely on residential property purchases with a targeted market approach.
Estate agent focusing on the sale of residential properties in Spatzenhausen, led by Onur Pavic. The company has high customer ratings and an active market presence in the region.
Larger estate agency with an extensive presence in Spatzenhausen and the Garmisch-Partenkirchen district. Specialises in the buying and selling of residential properties with a large portfolio of listings.
Locally active estate agency led by Kathrin Heimstädt with a focus on residential property sales in Spatzenhausen. Possesses an established client base and good ratings in the region.
Estate agent Christian Kortenbrede is active in Spatzenhausen and the region, focusing on the sale of residential properties. The company has a solid reputation with high customer ratings.
Estate agent operating in Spatzenhausen, specialising in residential property sales. Philip Glanz has positive customer ratings and an active market presence.
Established estate agency led by Jürgen Ruf with a focus on property sales in Spatzenhausen and the surrounding area. The team manages residential properties with high customer satisfaction.
Locally well-known estate agency in Spatzenhausen, known as 'Gelben Haus'. Specialises in the brokerage of residential properties in the region.
Specialised estate agent for strategic property sales in Garmisch-Partenkirchen and the Spatzenhausen region. Offers in-depth market analysis and discreet marketing for property owners.
Visit websiteAre you looking for a real estate agent not directly in Spatzenhausen, 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 Spatzenhausen (Ø 5,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Spatzenhausen 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:
Plot layout, building fabric, maintenance backlog, and neighbourhood determine the price. We objectively assess these points and align the marketing accordingly.
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.
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.
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.
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
The exposé describes a commercial property in 82418 Spatzenhausen with office, warehouse, and production areas, as well as a purchase price of 2.49 million euros. For the municipality, this is a concrete real estate and commercial location reference with a direct local connection.
In an overview of trade tax assessment rates, Spatzenhausen is listed with a trade tax assessment rate of 380, as well as property tax A and B of 270 each. Although the entry is not a classic news article, it documents an economically relevant municipal key figure for the municipality.
The page lists current property tax A and B assessment rates of 270 percent for Spatzenhausen and notes that property tax B has not changed since 2008. This is a clear local reference to the municipality and directly concerns location and tax policy.
