Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Unterföhring.
Anyone selling or letting a property in Unterföhring 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Unterföhring, we will notify you immediately. Whether it's a house, apartment, plot of land, or investment property — you specify what suits you, and we will only contact you with matches that meet your expectations. Our service is free and non-binding for you as a searcher.
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
We generally market your property in Unterföhring 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 Unterföhring 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 Unterföhring, 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 Unterföhring.
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 Unterföhring – discreetly, without obligation, and at an appointment time that suits you.
Market data for Unterföhring 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.
Unterföhring borders Munich to the north-east and is known as a media hub with several television broadcasters. The S8 line connects it with the city centre and the airport. The high number of local jobs creates a tight housing market. Owner-occupied flats near the station are especially popular with investors.
Source: Wikidata (official statistics)
Current average purchase price per m² for houses in Unterföhring: 9,250 €/m²
House prices in Unterföhring 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 | 6,150 €/m² | – |
| 2018 | 6,450 €/m² | +4.9 % |
| 2019 | 6,850 €/m² | +6.2 % |
| 2020 | 7,250 €/m² | +5.8 % |
| 2021 | 7,850 €/m² | +8.3 % |
| 2022 | 8,450 €/m² | +7.6 % |
| 2023 | 8,300 €/m² | -1.8 % |
| 2024 | 8,450 €/m² | +1.8 % |
| 2025 | 8,850 €/m² | +4.7 % |
| 2026 | 9,250 €/m² | +4.5 % |
Current average purchase price per m² for apartments in Unterföhring: 8,150 €/m²
Apartments in Unterföhring 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 | 5,450 €/m² | – |
| 2018 | 5,750 €/m² | +5.5 % |
| 2019 | 6,100 €/m² | +6.1 % |
| 2020 | 6,500 €/m² | +6.6 % |
| 2021 | 7,050 €/m² | +8.5 % |
| 2022 | 7,650 €/m² | +8.5 % |
| 2023 | 7,550 €/m² | -1.3 % |
| 2024 | 7,650 €/m² | +1.3 % |
| 2025 | 7,900 €/m² | +3.3 % |
| 2026 | 8,150 €/m² | +3.2 % |
Current average rent per m² in Unterföhring: 19.20 €/m²
Rents in Unterföhring 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 | 13.80 €/m² | – |
| 2018 | 14.40 €/m² | +4.3 % |
| 2019 | 15.10 €/m² | +4.9 % |
| 2020 | 15.80 €/m² | +4.6 % |
| 2021 | 16.60 €/m² | +5.1 % |
| 2022 | 17.40 €/m² | +4.8 % |
| 2023 | 18.10 €/m² | +4 % |
| 2024 | 18.50 €/m² | +2.2 % |
| 2025 | 18.90 €/m² | +2.2 % |
| 2026 | 19.20 €/m² | +1.6 % |
Current average land value per m² in Unterföhring: 2,850 €/m²
The land value in Unterföhring 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 | 1,650 €/m² | – |
| 2018 | 1,780 €/m² | +7.9 % |
| 2019 | 1,930 €/m² | +8.4 % |
| 2020 | 2,100 €/m² | +8.8 % |
| 2021 | 2,300 €/m² | +9.5 % |
| 2022 | 2,500 €/m² | +8.7 % |
| 2023 | 2,600 €/m² | +4 % |
| 2024 | 2,650 €/m² | +1.9 % |
| 2025 | 2,750 €/m² | +3.8 % |
| 2026 | 2,850 €/m² | +3.6 % |
Overall, Unterföhring can be classified as a clear seller's market with high price stability. The limited supply of land, the proximity to Munich, and the strong local economic structure ensure that property prices in Unterföhring remain comparatively robust even in weaker market phases. Well-connected apartments, family-friendly houses, and plots in quiet, established residential areas are particularly in demand. Demand is driven by both owner-occupiers and capital investors, with investors particularly valuing the solid lettability and low vacancy rate. It is typical for the market trend that the strong price increases seen in the years up to 2022 have recently flattened out. Nevertheless, the level remains high, and recent developments point more towards stabilization with a moderate upward trend than a sustained correction. The attractiveness for capital investors remains, especially for apartments with a good micro-location and efficient layout. The rough gross rental yield range is currently mostly around 2.4% to 3.2%, depending on the condition of the property, the price level, and lettability. Anyone looking at the price per square metre in Unterföhring or the standard land value (Bodenrichtwert) in Unterföhring will recognize a market with high demand, limited supply, and a solid long-term perspective.
The data from recent years paints a clear picture of price movements for Unterföhring within the Bavarian market, given its strong connection to Munich. For detached and terraced houses in Unterföhring, the average purchase price moved from 6,150 €/m² in 2017 to the current 9,250 €/m² (2026) — a total change of +50.4% over 9 years, which corresponds to an average value increase of +4.6% p.a. Condominiums in Unterföhring started at around 5,450 €/m² in 2017 and are at 8,150 €/m² today (+49.5% over 9 years, Ø +4.6% p.a.). They are therefore often suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Unterföhring developed from 13.80 €/m² (2017) to the current 19.20 €/m² — +39.1% over 9 years or Ø +3.7% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Unterföhring rose from 1,650 €/m² (2017) to the current 2,850 €/m² (+72.7% 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 Unterföhring yields a calculated gross rental yield of around 2.8% — 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 11,000 inhabitants, Unterföhring 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 negotiating room. For owners in Unterföhring 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 building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.4 – 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 Unterföhring compared to the median of all municipalities in Bayern.
| Key figure | Unterföhring | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 9,250 €/m² | 3,650 €/m² | +153.4 % |
| Flats Ø | 8,150 €/m² | 3,850 €/m² | +111.7 % |
| Rents Ø | 19.20 €/m² | 9.80 €/m² | +95.9 % |
Annual average values for purchase prices (houses & flats) and rents in Unterföhring, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 6,150 €/m² | – | 5,450 €/m² | – | 13.80 €/m² | – |
| 2018 | 6,450 €/m² | +4.9 % | 5,750 €/m² | +5.5 % | 14.40 €/m² | +4.3 % |
| 2019 | 6,850 €/m² | +6.2 % | 6,100 €/m² | +6.1 % | 15.10 €/m² | +4.9 % |
| 2020 | 7,250 €/m² | +5.8 % | 6,500 €/m² | +6.6 % | 15.80 €/m² | +4.6 % |
| 2021 | 7,850 €/m² | +8.3 % | 7,050 €/m² | +8.5 % | 16.60 €/m² | +5.1 % |
| 2022 | 8,450 €/m² | +7.6 % | 7,650 €/m² | +8.5 % | 17.40 €/m² | +4.8 % |
| 2023 | 8,300 €/m² | -1.8 % | 7,550 €/m² | -1.3 % | 18.10 €/m² | +4 % |
| 2024 | 8,450 €/m² | +1.8 % | 7,650 €/m² | +1.3 % | 18.50 €/m² | +2.2 % |
| 2025 | 8,850 €/m² | +4.7 % | 7,900 €/m² | +3.3 % | 18.90 €/m² | +2.2 % |
| 2026 | 9,250 €/m² | +4.5 % | 8,150 €/m² | +3.2 % | 19.20 €/m² | +1.6 % |
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 Unterföhring — concisely answered.
For owners in Unterföhring 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 Unterföhring 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 Unterföhring, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For many businesses, capital is tied up in Unterföhring 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 Unterföhring. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Unterföhring 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 Unterföhring — 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 Unterföhring , 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.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Unterföhring from over three decades of personal brokerage experience. Personal appointments in Unterföhring 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.
AkuRat Immobilien has been an expert estate agent in Unterföhring since 1994, specialising in the sale of residential properties in the Munich surrounding area. They offer comprehensive advice on apartment and house prices in Unterföhring. Their office in Munich-Sendling supports clients with buying and selling.
Visit websiteAs an estate agent in Unterföhring, Hirschmann & Kaul offers a comprehensive, all-inclusive package for property sales. They handle the creation of property brochures, contact with prospective buyers, and support with the purchase contract. They specialise in successful sales in Unterföhring.
Visit websiteCitigrund Immobilien has been an experienced estate agent for Unterföhring since 1984 and has an in-depth knowledge of the local market. With over 40 years of experience, they sell properties quickly and at the best price in the Munich surrounding area. You benefit from high demand in this modern and well-connected location.
Visit websiteAre you looking for a real estate agent not directly in Unterföhring, 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 Unterföhring (Ø 9,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Unterföhring 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.
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.
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.
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
A new quarter for around 2,000 people is set to be built on the former Kiesa site under the name "Neue Mitterfeld". According to reports, the public display of the development plan is underway; construction is expected to begin no earlier than 2026.
The "Neue Mitterfeld" project combines residential and commercial space in Unterföhring. Apartments, retail, and services are described as the core of the new quarter.
The municipality of Unterföhring has announced plans to create up to 125 additional municipal apartments on an area of a good 104,000 square meters. The development plan has been made available for public inspection.
The municipal council has approved the development plan for the "Neue Mitterfeld". Plans include residential buildings for about 2,000 people as well as a medical center, a daycare center, and shops.
In the south of Unterföhring, new apartments for around 2,000 people are to be built in the coming years. The area of the former Kiesa factory site is being developed as the new residential district "Neue Mitterfeld".
A car-free residential district called "Neue Mitterfeld" is planned with almost 900 condominiums; in addition, municipal rental apartments are planned. The project is to be developed in several construction phases.
A residential project with around 700 apartments is to be built on the container depot in Unterföhring. The municipal council has initiated a development plan procedure for this purpose.
A commentary on Unterföhring's housing policy calls for an offensive in social housing construction. The text contextualizes the debate surrounding municipal housing development in the community.
