Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Unterschleißheim.
Anyone selling or letting a property in Unterschleißheim 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 Unterschleißheim, 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
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 Unterschleißheim 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 Unterschleißheim 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 Unterschleißheim, 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 Unterschleißheim.
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 Unterschleißheim – 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 Unterschleißheim. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Unterschleißheim is the most populous municipality in the Upper Bavarian district of Munich. It is situated approximately 17 km north of Munich, 2 km north of Oberschleißheim, and about 23 km south of Freising. The city lies between the rivers Isar and Amper, comprising the municipal districts of Lohhof, Riedmoos, and Unterschleißheim. Parts of the urban area touch the landscape protection areas "Münchner Norden" and "Dachauer Moos". Properties here offer a desirable location within the Munich district with good connectivity and access to nature.
Source for local facts: Wikipedia
Source: Wikidata (official statistics)
Current average purchase price per m² for houses in Unterschleißheim: 7,150 €/m²
House prices in Unterschleißheim 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 | 4,250 €/m² | – |
| 2016 | 4,500 €/m² | +5.9 % |
| 2017 | 4,850 €/m² | +7.8 % |
| 2018 | 5,250 €/m² | +8.2 % |
| 2019 | 5,650 €/m² | +7.6 % |
| 2020 | 6,050 €/m² | +7.1 % |
| 2021 | 6,550 €/m² | +8.3 % |
| 2022 | 7,050 €/m² | +7.6 % |
| 2023 | 7,000 €/m² | -0.7 % |
| 2024 | 7,150 €/m² | +2.1 % |
Current average purchase price per m² for apartments in Unterschleißheim: 6,850 €/m²
Apartments in Unterschleißheim 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 | 3,950 €/m² | – |
| 2016 | 4,150 €/m² | +5.1 % |
| 2017 | 4,450 €/m² | +7.2 % |
| 2018 | 4,850 €/m² | +9 % |
| 2019 | 5,250 €/m² | +8.2 % |
| 2020 | 5,650 €/m² | +7.6 % |
| 2021 | 6,150 €/m² | +8.8 % |
| 2022 | 6,700 €/m² | +8.9 % |
| 2023 | 6,650 €/m² | -0.7 % |
| 2024 | 6,850 €/m² | +3 % |
Current average rent per m² in Unterschleißheim: 17.80 €/m²
Rents in Unterschleißheim 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 | 11.20 €/m² | – |
| 2016 | 11.60 €/m² | +3.6 % |
| 2017 | 12.10 €/m² | +4.3 % |
| 2018 | 12.70 €/m² | +5 % |
| 2019 | 13.40 €/m² | +5.5 % |
| 2020 | 14.10 €/m² | +5.2 % |
| 2021 | 15.00 €/m² | +6.4 % |
| 2022 | 16.10 €/m² | +7.3 % |
| 2023 | 17.20 €/m² | +6.8 % |
| 2024 | 17.80 €/m² | +3.5 % |
Current average land value per m² in Unterschleißheim: 1,650 €/m²
The land value in Unterschleißheim 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 | 780 €/m² | – |
| 2016 | 840 €/m² | +7.7 % |
| 2017 | 920 €/m² | +9.5 % |
| 2018 | 1,020 €/m² | +10.9 % |
| 2019 | 1,120 €/m² | +9.8 % |
| 2020 | 1,240 €/m² | +10.7 % |
| 2021 | 1,380 €/m² | +11.3 % |
| 2022 | 1,560 €/m² | +13 % |
| 2023 | 1,620 €/m² | +3.8 % |
| 2024 | 1,650 €/m² | +1.9 % |
Unterschleißheim can generally be classified as a rather tight, high-quality residential location within the catchment area of Munich. The market tends to be a seller's market, especially for well-located houses, family-friendly apartments, and plots with development potential. Demand is supported by the proximity to major employers, good transport links, and a high quality of life. At the same time, the limited supply and high entry prices restrict momentum on the buyer side. For owner-occupiers, the location remains attractive if a long-term perspective is the priority. Investors find solid framework conditions in Unterschleißheim, primarily due to stable lettability and comparatively low vacancy risks. The gross rental yield range is usually around 3.0 % to 4.2 % gross, depending on property quality, location, and price level. Modernised apartments with good connections as well as compact houses in sought-after residential areas are particularly interesting. Overall, property prices in Unterschleißheim point to a mature, price-stable market with limited short-term appreciation potential, but good long-term value retention.
The data from recent years paints a clear picture of price movements for Unterschleißheim within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Unterschleißheim, the average purchase price moved from 4,250 €/m² in 2015 to currently 7,150 €/m² (2024) — a total change of +68.2 % over 9 years, which corresponds to an average value increase of +6.0 % p.a. Condominiums in Unterschleißheim started at around 3,950 €/m² in 2015 and are now at 6,850 €/m² (+73.4 % over 9 years, Ø +6.3 % 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 Unterschleißheim developed from 11.20 €/m² (2015) to currently 17.80 €/m² — +58.9 % over 9 years or Ø +5.3 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Unterschleißheim rose from 780 €/m² (2015) to currently 1,650 €/m² (+111.5 % 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 Unterschleißheim yields a calculated gross rental yield of around 3.1 % — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. With around 30,000 inhabitants, Unterschleißheim 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 negotiating room. For owners in Unterschleißheim 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.): 3 – 4.2 % 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 Unterschleißheim compared to the median of all municipalities in Bayern.
| Key figure | Unterschleißheim | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 7,150 €/m² | 3,650 €/m² | +95.9 % |
| Flats Ø | 6,850 €/m² | 3,850 €/m² | +77.9 % |
| Rents Ø | 17.80 €/m² | 9.80 €/m² | +81.6 % |
Annual average values for purchase prices (houses & flats) and rents in Unterschleißheim, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 4,250 €/m² | – | 3,950 €/m² | – | 11.20 €/m² | – |
| 2016 | 4,500 €/m² | +5.9 % | 4,150 €/m² | +5.1 % | 11.60 €/m² | +3.6 % |
| 2017 | 4,850 €/m² | +7.8 % | 4,450 €/m² | +7.2 % | 12.10 €/m² | +4.3 % |
| 2018 | 5,250 €/m² | +8.2 % | 4,850 €/m² | +9 % | 12.70 €/m² | +5 % |
| 2019 | 5,650 €/m² | +7.6 % | 5,250 €/m² | +8.2 % | 13.40 €/m² | +5.5 % |
| 2020 | 6,050 €/m² | +7.1 % | 5,650 €/m² | +7.6 % | 14.10 €/m² | +5.2 % |
| 2021 | 6,550 €/m² | +8.3 % | 6,150 €/m² | +8.8 % | 15.00 €/m² | +6.4 % |
| 2022 | 7,050 €/m² | +7.6 % | 6,700 €/m² | +8.9 % | 16.10 €/m² | +7.3 % |
| 2023 | 7,000 €/m² | -0.7 % | 6,650 €/m² | -0.7 % | 17.20 €/m² | +6.8 % |
| 2024 | 7,150 €/m² | +2.1 % | 6,850 €/m² | +3 % | 17.80 €/m² | +3.5 % |
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 Unterschleißheim — concisely answered.
Property annuity (Immobilienverrentung) in Unterschleißheim 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 Unterschleißheim. 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 Unterschleißheim.
For many businesses, capital is tied up in Unterschleißheim 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 Unterschleißheim. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Unterschleißheim 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 Unterschleißheim — 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 Unterschleißheim , and accompany you until the notary or lease agreement appointment.
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.
A reliable valuation in Unterschleißheim requires genuine comparative data and a feel for micro-location — Gerhard Hahn has internalised both after 30+ years of market proximity in Bavaria. Personal appointments in Unterschleißheim 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.
Your expert partner for real estate in Unterschleißheim, offering individual support and expert advice. Specialising in property sales, exclusive listings, and property valuations in the region. Assisting with the successful marketing of houses and apartments locally.
Visit websiteYour estate agent for Unterschleißheim in the north of Munich, providing individual advice and top-tier service. Active since 1984 as experts in the sale, purchase, and letting of properties in Unterschleißheim and the surrounding area. Offering professional property valuations with in-depth knowledge of the local market.
Visit websiteLocal estate agent with an office in Unterschleißheim-Lohhof, well-versed in regional conditions. Offering personal support, expertise in the sales process, and advice on pricing for successful marketing. Specialising in residential properties in the region.
Visit websiteEstate agent in Unterschleißheim with an excellent rating (4.9/5). Specialising in the sale and letting of residential properties in the region. Competent and professional for local transactions.
Highly-rated estate agent (4.9/5) in Unterschleißheim, member of the IVD. Focused on the sale and brokerage of local properties. A reliable partner for the north of Munich.
Competent real estate partner in the north of Munich, including Unterschleißheim. Specialising in the acquisition, sale, and investment of residential properties. Reliable for local market knowledge.
Visit websiteAre you looking for a real estate agent not directly in Unterschleißheim, 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 Unterschleißheim (Ø 7,150 €/m²) — ideal for an honest market comparison and alternative location assessments.
Unterschleißheim 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.
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.
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.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
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
An investor from Erlangen is planning a mixed-use building on the Esso site in Unterschleißheim featuring a Denn's organic market, a café, and 42 barrier-free apartments. The project involves an investment of around 20 million euros, with the units to be sold or rented out upon completion.
Panattoni is developing a new logistics center for REPA in Unterschleißheim using a build-to-own structure. The project is being implemented for Global Gate Capital and REPA and concerns a site for industrial and commercial real estate.
The city of Unterschleißheim has acted as a developer for a residential building for the first time. The project resulted in 13 rental apartments, which have been ready for occupancy since November and are being rented to municipal employees and staff of care facilities.
An investor is planning a new residential quarter with up to 150 apartments on Furtweg in Unterschleißheim. The project is also intended to benefit the city; concepts with 120 to 150 apartments on approximately two hectares of land are being discussed.
A new business park is being built at the southern entrance to the city in several construction phases. The investor FREO purchased the 60,000 square meter plot on Landshuter Straße at the end of 2017; completion was scheduled in stages until 2025.
With the Koryfeum, a business park with an investment volume of approximately 300 million euros is being built on Landshuter Straße. Plans include office space, catering, local amenities, a hotel, and other uses in the immediate vicinity of the Business Campus.
The city of Unterschleißheim is pushing ahead with two municipal housing projects. Plans include apartments on a former gas station site as well as a residential complex for municipal employees on Südliche Ingolstädter Straße.
The 14-hectare area in Unterschleißheim is set to develop into a new city district. Plans include green spaces, shops, catering, a daycare center, 4,500 jobs, and apartments.
Seeking a detached house in the Nuremberg area. Energy status should be verifiably documented, a parking space is an advantage.
Seeking a detached house in the Nuremberg area. Energy status should be verifiably documented, a parking space is an advantage.
For our family, we are looking for a semi-detached house in Heilbronn. At least 300 m² living space, quiet location, garden or balcony desirable.
For our family, we are looking for a semi-detached house in Heilbronn. At least 300 m² living space, quiet location, garden or balcony desirable.
Looking for rented investment properties in the Nuremberg-Fürth-Erlangen area. Discreet handling, off-market offers also welcome.
Looking for rented investment properties in the Nuremberg-Fürth-Erlangen area. Discreet handling, off-market offers also welcome.
