Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Übersee.
Anyone selling or letting a property in Übersee 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.
A significant proportion of properties in Übersee 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
You receive a fixed schedule: valuation, documents, exposé, buyer approach, viewings, negotiation, notary. Each step with clear responsibility and realistic timelines. This way, every owner in Übersee knows at all times where we stand — and what comes next.
»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 Übersee 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 Übersee, 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 Übersee.
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 Übersee – 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 Übersee. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Übersee is a municipality and health resort in the Upper Bavarian district of Traunstein, with approximately 5000 inhabitants. It is located in the Chiemgau region, specifically in the Achental valley on the southern shore of Lake Chiemsee. The Überseer Bach and the Tiroler Achen flow through Übersee, both discharging into Lake Chiemsee. Neighbouring communities include Bernau, Grassau, Staudach-Egerndach, and Grabenstätt. This offers property buyers and owners a waterside living environment in a place with historical roots.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Übersee: 7,150 €/m²
House prices in Übersee 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 | 4,250 €/m² | – |
| 2017 | 4,450 €/m² | +4.7 % |
| 2018 | 4,780 €/m² | +7.4 % |
| 2019 | 5,120 €/m² | +7.1 % |
| 2020 | 5,520 €/m² | +7.8 % |
| 2021 | 6,050 €/m² | +9.6 % |
| 2022 | 6,720 €/m² | +11.1 % |
| 2023 | 6,980 €/m² | +3.9 % |
| 2024 | 7,080 €/m² | +1.4 % |
| 2025 | 7,150 €/m² | +1 % |
Current average purchase price per m² for apartments in Übersee: 6,250 €/m²
Apartments in Übersee 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 | 3,950 €/m² | – |
| 2017 | 4,120 €/m² | +4.3 % |
| 2018 | 4,360 €/m² | +5.8 % |
| 2019 | 4,650 €/m² | +6.7 % |
| 2020 | 4,980 €/m² | +7.1 % |
| 2021 | 5,420 €/m² | +8.8 % |
| 2022 | 5,930 €/m² | +9.4 % |
| 2023 | 6,080 €/m² | +2.5 % |
| 2024 | 6,180 €/m² | +1.6 % |
| 2025 | 6,250 €/m² | +1.1 % |
Current average rent per m² in Übersee: 13.90 €/m²
Rents in Übersee 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 | 8.90 €/m² | – |
| 2017 | 9.20 €/m² | +3.4 % |
| 2018 | 9.60 €/m² | +4.3 % |
| 2019 | 10.10 €/m² | +5.2 % |
| 2020 | 10.60 €/m² | +5 % |
| 2021 | 11.20 €/m² | +5.7 % |
| 2022 | 12.00 €/m² | +7.1 % |
| 2023 | 12.70 €/m² | +5.8 % |
| 2024 | 13.30 €/m² | +4.7 % |
| 2025 | 13.90 €/m² | +4.5 % |
Current average land value per m² in Übersee: 1,050 €/m²
The land value in Übersee 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 | 520 €/m² | – |
| 2017 | 560 €/m² | +7.7 % |
| 2018 | 610 €/m² | +8.9 % |
| 2019 | 680 €/m² | +11.5 % |
| 2020 | 760 €/m² | +11.8 % |
| 2021 | 860 €/m² | +13.2 % |
| 2022 | 980 €/m² | +14 % |
| 2023 | 1,020 €/m² | +4.1 % |
| 2024 | 1,040 €/m² | +2 % |
| 2025 | 1,050 €/m² | +1 % |
The real estate market in Übersee can generally be classified as having a shortage of supply and strong demand. For houses and apartments, there is a tendency towards a seller's market, especially in good locations and for properties with modern features. Demand is supported by the high quality of living and leisure, the proximity to Lake Chiemsee, and good regional transport links. At the same time, a shortage of land, high standard land values, and a limited supply of new builds restrict the short-term expansion of the existing stock. For buyers, this means: anyone wanting to buy a house in Übersee or buy an apartment in Übersee should expect a selective market and short marketing times, provided the price and condition are right. For investors, the location remains attractive because the lettability is solid and rental prices in Übersee are growing steadily. The gross rental yield range is currently mostly around 2.0 to 3.2% gross, depending on the property, location, and condition; for smaller apartments or properties in need of renovation, higher yields are occasionally possible, while very high-quality locations tend to have lower initial yields. Overall, property prices in Übersee point to a value-stable but demanding market with a long-term perspective.
The data from recent years paints a clear picture of price movements in Übersee within the Bavarian market, with its strong connection to Munich. For detached and terraced houses in Übersee, the average purchase price moved from 4,250 €/m² in 2016 to the current 7,150 €/m² (2025) — a total change of +68.2% over 9 years, which corresponds to an average value increase of +6.0% p.a. Condominiums in Übersee started in 2016 at around 3,950 €/m² and are now at 6,250 €/m² (+58.2% over 9 years, Ø +5.2% p.a.). This makes them suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Übersee developed from 8.90 €/m² (2016) to the current 13.90 €/m² — +56.2% over 9 years or Ø +5.1% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Übersee rose from 520 €/m² (2016) to the current 1,050 €/m² (+101.9% in 9 years) — a key indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Übersee yields a calculated gross rental yield of around 2.7% — 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 5,000 inhabitants, Übersee forms a limited but continuous transaction volume — which means: properties that are priced in line with the market and well-prepared are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Übersee 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 account for micro-location, energy efficiency, and property substance. 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 Übersee compared to the median of all municipalities in Bayern.
| Key figure | Übersee | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 7,150 €/m² | 3,650 €/m² | +95.9 % |
| Flats Ø | 6,250 €/m² | 3,850 €/m² | +62.3 % |
| Rents Ø | 13.90 €/m² | 9.80 €/m² | +41.8 % |
Annual average values for purchase prices (houses & flats) and rents in Übersee, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 4,250 €/m² | – | 3,950 €/m² | – | 8.90 €/m² | – |
| 2017 | 4,450 €/m² | +4.7 % | 4,120 €/m² | +4.3 % | 9.20 €/m² | +3.4 % |
| 2018 | 4,780 €/m² | +7.4 % | 4,360 €/m² | +5.8 % | 9.60 €/m² | +4.3 % |
| 2019 | 5,120 €/m² | +7.1 % | 4,650 €/m² | +6.7 % | 10.10 €/m² | +5.2 % |
| 2020 | 5,520 €/m² | +7.8 % | 4,980 €/m² | +7.1 % | 10.60 €/m² | +5 % |
| 2021 | 6,050 €/m² | +9.6 % | 5,420 €/m² | +8.8 % | 11.20 €/m² | +5.7 % |
| 2022 | 6,720 €/m² | +11.1 % | 5,930 €/m² | +9.4 % | 12.00 €/m² | +7.1 % |
| 2023 | 6,980 €/m² | +3.9 % | 6,080 €/m² | +2.5 % | 12.70 €/m² | +5.8 % |
| 2024 | 7,080 €/m² | +1.4 % | 6,180 €/m² | +1.6 % | 13.30 €/m² | +4.7 % |
| 2025 | 7,150 €/m² | +1 % | 6,250 €/m² | +1.1 % | 13.90 €/m² | +4.5 % |
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 Übersee — concisely answered.
Many owners in Übersee are sitting on an asset that they cannot access because they do not want to give up their home. This is precisely whatProperty annuity (Immobilienverrentung) is for: The sale takes place, but the move-out does not. Depending on the model — Usufruct, Right of abode, Life annuity or Leaseback — the purchase price is paid as a lump sum, as a monthly annuity, or as a combination of both.
Security is crucial: The right of abode (Wohnrecht) is entered in the land register (Grundbuch) in the first rank, before the buyer is registered as the owner. We will calculate for your property in Übersee how much the usufruct (Nießbrauch) value reduces the purchase price — and whether this is more profitable compared to a traditional sale.
We approach this with an open mind. If a normal sale with a subsequent move is economically better for you, we will tell you — instead of trying to sell a property annuity (Immobilienverrentung) model that doesn't suit your needs.
For many businesses, capital is tied up in Übersee 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 Übersee. 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 Übersee 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 Übersee 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 Übersee 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.
Especially in a smaller municipality like Übersee, 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 Übersee 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 real estate agent in Übersee-Feldwies, specialising in the sale and letting of properties on Lake Chiemsee. Offers personal and reliable service for owners in the region. Free valuation and local marketing.
Visit websiteOwner-managed estate agent on Lake Chiemsee based in Chiemgau, specialising in the purchase, sale, project development, and renovation of properties in Übersee and the surrounding area. Offers a full-service package from letting to complete renovation. Successfully brokered numerous properties in the region.
Visit websiteAre you looking for a real estate agent not directly in Übersee, 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 Übersee (Ø 7,150 €/m²) — ideal for an honest market comparison and alternative location assessments.
Übersee 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
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.
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 municipal council narrowly rejected an amendment to the "Hochplattenweg-West" development plan for new vacation rentals on Kampenwandstraße. The article thus directly addresses a construction and usage issue in Übersee.
The municipality of Übersee published the announcement regarding the bylaw resolution for the project-related development plan "Agri-PV Friedhofsstraße". The entry points to a concrete, location-specific project with construction and economic relevance.
The municipal council has passed the "Übersee Ost" development plan as a bylaw. The report mentions the previous amendment to the land use plan and multiple discussions in the building committee; two dissenting votes came from the Green Party.
The municipality of Übersee gave the green light for the development of Übersee-Ost. The report refers to the now legally binding development plan and the implementation of the large development area.
The municipal council passed the renewed approval and public disclosure resolution for the 59th amendment of the land use plan in the "Übersee Ost" area. The area affected is approximately 18 hectares south of the train station, including a plot of land acquired by the municipality from the company Deutz.
