Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Tegernsee.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Tegernsee 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 Tegernsee, 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 Tegernsee, 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 Tegernsee 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 Tegernsee, 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 Tegernsee.
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 Tegernsee – 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 Tegernsee. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Lake Tegernsee is located about 50 km south of Munich in the Bavarian Alps and serves as a destination for excursions and tourism. The lake is among the cleanest in Bavaria, thanks to a circular drainage system established in the 1960s, and lies within the Tegernsee and Surroundings Protected Landscape Area. Its name, first documented in 796 as Tegarinseo, translates from Old High German as 'large lake'. The elongated shape of Lake Tegernsee clearly indicates its formation as a glacial basin during the Würm Ice Age. This specific location by the clean lake in the Bavarian Alps offers an appealing environment for property buyers or owners.
Source for local facts: Wikipedia
Source: Wikidata (official statistics)
Looking to sell a house, buy an apartment or learn what your property in Tegernsee is worth? Here are the current averages for Tegernsee at a glance.
Data as of: 2026-05-04
The average purchase price in Tegernsee is 13,800 €/m² for houses and 14,900 €/m² for apartments. A 120 m² house therefore works out at roughly 1,656,000 €, a 70 m² apartment at around 1,043,000 €. Location, year of construction and condition shift the value considerably; a free FREITAG® valuation pins it down precisely.
From 2015 to 2024, average house prices in Tegernsee changed by +75%.
FREITAG® supports owners in Tegernsee and across Bavaria from Munich & Starnberg: market-based pricing, an exposé with professional photography, vetted buyers and guidance through to the notary appointment.
Current average purchase price per m² for houses in Tegernsee: 13,800 €/m²
House prices in Tegernsee 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 |
|---|---|---|
| 2015 | 7,900 €/m² | – |
| 2016 | 8,300 €/m² | +5.1 % |
| 2017 | 8,900 €/m² | +7.2 % |
| 2018 | 9,600 €/m² | +7.9 % |
| 2019 | 10,300 €/m² | +7.3 % |
| 2020 | 11,100 €/m² | +7.8 % |
| 2021 | 12,100 €/m² | +9 % |
| 2022 | 13,300 €/m² | +9.9 % |
| 2023 | 13,500 €/m² | +1.5 % |
| 2024 | 13,800 €/m² | +2.2 % |
Current average purchase price per m² for apartments in Tegernsee: 14,900 €/m²
Apartments in Tegernsee 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 |
|---|---|---|
| 2015 | 8,400 €/m² | – |
| 2016 | 8,900 €/m² | +6 % |
| 2017 | 9,500 €/m² | +6.7 % |
| 2018 | 10,200 €/m² | +7.4 % |
| 2019 | 11,000 €/m² | +7.8 % |
| 2020 | 11,900 €/m² | +8.2 % |
| 2021 | 13,000 €/m² | +9.2 % |
| 2022 | 14,300 €/m² | +10 % |
| 2023 | 14,500 €/m² | +1.4 % |
| 2024 | 14,900 €/m² | +2.8 % |
Current average rent per m² in Tegernsee: 20.50 €/m²
Rents in Tegernsee 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 |
|---|---|---|
| 2015 | 11.80 €/m² | – |
| 2016 | 12.20 €/m² | +3.4 % |
| 2017 | 12.70 €/m² | +4.1 % |
| 2018 | 13.30 €/m² | +4.7 % |
| 2019 | 14.00 €/m² | +5.3 % |
| 2020 | 14.80 €/m² | +5.7 % |
| 2021 | 15.70 €/m² | +6.1 % |
| 2022 | 16.80 €/m² | +7 % |
| 2023 | 18.30 €/m² | +8.9 % |
| 2024 | 20.50 €/m² | +12 % |
Current average land value per m² in Tegernsee: 3,600 €/m²
The land value in Tegernsee 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 |
|---|---|---|
| 2015 | 1,650 €/m² | – |
| 2016 | 1,750 €/m² | +6.1 % |
| 2017 | 1,900 €/m² | +8.6 % |
| 2018 | 2,050 €/m² | +7.9 % |
| 2019 | 2,250 €/m² | +9.8 % |
| 2020 | 2,450 €/m² | +8.9 % |
| 2021 | 2,700 €/m² | +10.2 % |
| 2022 | 3,050 €/m² | +13 % |
| 2023 | 3,300 €/m² | +8.2 % |
| 2024 | 3,600 €/m² | +9.1 % |
The real estate market in Tegernsee can be classified overall as a clear seller's market with limited supply. Demand remains robust despite higher financing costs because the location is exceptionally attractive due to its proximity to the lake, high quality of life, and proximity to the Munich area. At the same time, supply is structurally tight: new build land is rare, existing properties rarely become available, and high-quality locations only change hands occasionally. As a result, property prices in Tegernsee remain at a very high level. For buyers, this means a selective market with a long search duration and limited bargaining power; sellers continue to benefit from stable demand but must expect longer marketing times for very ambitious price expectations. For capital investors, Tegernsee is particularly interesting in the high-quality rental segment, although the yield is limited due to high purchase prices. The gross rental yield range is usually around 1.8 % to 3.0 %, depending on property quality, micro-location, and condition. Well-laid-out apartments in sought-after locations are particularly attractive, while for houses, the yield is often more influenced by individual use than by classic cash flow criteria. Anyone wanting to buy a house in Tegernsee or buy an apartment in Tegernsee should therefore evaluate the market more from the perspective of value retention, location quality, and long-term scarcity than from pure yield considerations.
Anyone who wants to soundly classify the market in Tegernsee within the Bavarian market with its strong connection to Munich should take a look at the multi-year price development. For detached and terraced houses in Tegernsee, the average purchase price moved from 7.900 €/m² in 2015 to currently 13.800 €/m² (2024) — a total change of +74,7 % over 9 years, which corresponds to an average value increase of +6,4 % p.a. Condominiums in Tegernsee started in 2015 at around 8.400 €/m² and are now at 14.900 €/m² (+77,4 % over 9 years, Ø +6,6 % p.a.). This makes them often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Tegernsee developed from 11,80 €/m² (2015) to currently 20,50 €/m² — +73,7 % over 9 years or Ø +6,3 % p.a.. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Tegernsee rose from 1.650 €/m² (2015) to currently 3.600 €/m² (+118,2 % in 9 years) — a key indicator for the structural location quality and local demand for building land. Based on current values, a rented condominium in Tegernsee results in a calculated gross rental yield of around 1,7 % — 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 4.000 inhabitants, Tegernsee forms a comparatively tight market segment — which means: market-priced, well-prepared properties are usually sold quickly, while overpriced offers stay on the market longer and lose bargaining room. For owners in Tegernsee 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® creates this valuation free of charge and without obligation.
Rental yield range (approx.): 1.8 – 3 % 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 Tegernsee compared to the median of all municipalities in Bayern.
| Key figure | Tegernsee | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 13,800 €/m² | 3,650 €/m² | +278.1 % |
| Flats Ø | 14,900 €/m² | 3,850 €/m² | +287 % |
| Rents Ø | 20.50 €/m² | 9.80 €/m² | +109.2 % |
Annual average values for purchase prices (houses & flats) and rents in Tegernsee, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 7,900 €/m² | – | 8,400 €/m² | – | 11.80 €/m² | – |
| 2016 | 8,300 €/m² | +5.1 % | 8,900 €/m² | +6 % | 12.20 €/m² | +3.4 % |
| 2017 | 8,900 €/m² | +7.2 % | 9,500 €/m² | +6.7 % | 12.70 €/m² | +4.1 % |
| 2018 | 9,600 €/m² | +7.9 % | 10,200 €/m² | +7.4 % | 13.30 €/m² | +4.7 % |
| 2019 | 10,300 €/m² | +7.3 % | 11,000 €/m² | +7.8 % | 14.00 €/m² | +5.3 % |
| 2020 | 11,100 €/m² | +7.8 % | 11,900 €/m² | +8.2 % | 14.80 €/m² | +5.7 % |
| 2021 | 12,100 €/m² | +9 % | 13,000 €/m² | +9.2 % | 15.70 €/m² | +6.1 % |
| 2022 | 13,300 €/m² | +9.9 % | 14,300 €/m² | +10 % | 16.80 €/m² | +7 % |
| 2023 | 13,500 €/m² | +1.5 % | 14,500 €/m² | +1.4 % | 18.30 €/m² | +8.9 % |
| 2024 | 13,800 €/m² | +2.2 % | 14,900 €/m² | +2.8 % | 20.50 €/m² | +12 % |
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 Tegernsee — concisely answered.
For owners in Tegernsee 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 Tegernsee 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 Tegernsee, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Tegernsee FREITAG® brokers both classic sales and Sale & Lease-Back. Buyers include family offices, real estate funds, and private portfolio holders with a long-term horizon.
The process is discreet: contact is made off-market, without an advertisement and without a sign on the property. Employees, customers and competitors in Tegernsee will not know anything, as long as you don't wish it.
It starts with a reliable valuation based on the income approach (Ertragswert) — not a desired figure. Based on this, you decide whether to sell, lease back, or hold.
Hospitality properties in Tegernsee 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 Tegernsee — 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 Tegernsee , and accompany you until the notary or lease agreement appointment.
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.
Buyers and sellers in Tegernsee benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Tegernsee 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.
Local estate agent in 83684 Tegernsee, specialising in the sale, letting, and valuation of residential properties directly on Lake Tegernsee. The team supports private clients in finding suitable properties in the region. A reliable partner for the local property market.
Visit websiteOwner-managed estate agency Josef Wagner in Tegernsee, active since 1983 in the Bavarian Oberland between Schliersee, Tegernsee, and Walchensee. Specialising in the sale of high-quality residential properties with deep local market knowledge. Emphasises a love for the region in their consultancy and brokerage services.
Visit websiteOwner-managed office since 1982 for high-quality residential properties in the Tegernsee Valley, including Rottach-Egern and Gmund. Specialising in the purchase, rental, and valuation of exclusive properties in the region as well as Munich and Upper Bavaria. A traditional partner for discerning local clients.
Visit websiteAward-winning estate agent at Lake Tegernsee with DEKRA-certified expert Mario Haitzer and team. Specialising in the brokerage and valuation of residential properties in the region, with a focus on trust and professional expertise. Locally established for many years in Tegernsee.
Visit websiteLong-established Tegernsee company with excellent local connections in the Tegernsee Valley. Known for professional, discreet advice and the brokerage of residential properties. The largest estate agent in Bavaria with a strong focus on quality and local presence.
Visit websiteTop-rated local estate agent in Tegernsee with 5 stars and numerous recommendations. Specialising in the sale of houses and apartments in the Tegernsee Valley as a qualified engineer and industrial engineer. A top recommendation for the regional residential property market.
Visit websiteManaging estate agent in Tegernsee, recommended for the sale of residential properties. Highly active locally with high customer satisfaction in the region. Specialist for brokerage in the Tegernsee Valley.
Visit websiteExpert for exclusive residential properties in Tegernsee, Miesbach, and Bad Tölz. Local office with a focus on high-quality brokerage in the surrounding area. A reliable partner for demanding properties in the region.
Visit websiteAre you looking for a real estate agent not directly in Tegernsee, 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 Tegernsee (Ø 13,800 €/m²) — ideal for an honest market comparison and alternative location assessments.
Tegernsee 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.
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.
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.
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 municipality of Tegernsee is providing information regarding the land use plan and development plan, as well as the associated public and authority participation. This is relevant for urban development and future construction projects in Tegernsee. Specific project or resolution details are only outlined in general terms in the entry itself.
The city of Tegernsee spent years dealing with the Westerhof plans for a luxury health hotel with 134 rooms, 270 beds, 50 staff rooms, chalets, and a wellness area. The development plan was finally concluded and approved by a majority. The project was linked to an investment volume of around 80 million euros.
For long-term rental, we are looking for a terraced house in Leipzig, from 130 m². An indefinite rental agreement is preferred.
For long-term rental, we are looking for a terraced house in Leipzig, from 130 m². An indefinite rental agreement is preferred.
Looking for a plot of land in the Offenbach am Main area. Energy performance should be verifiably documented, parking space advantageous.
Looking for a plot of land in the Offenbach am Main area. Energy performance should be verifiably documented, parking space advantageous.
For our family, we are looking for a hotel / gastronomy property in Mannheim. At least 180 m² living space, quiet location, garden or balcony desirable.
For our family, we are looking for a hotel / gastronomy property in Mannheim. At least 180 m² living space, quiet location, garden or balcony desirable.
