Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Valley.
Between the decision to sell and the notary appointment in Valley, there are usually several months of work: gathering documents, reliably determining the value, finding the right buyer group, negotiating. We take over these steps completely and keep you informed of every interim status.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Valley, 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Valley. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
»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 Valley 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 Valley, 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 Valley.
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 Valley – discreetly, without obligation, and at an appointment time that suits you.
Market data for Valley 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.
Valley is a municipality in the Upper Bavarian district of Miesbach, situated at the southern edge of the Munich gravel plain. The municipal administration is located in the district of Unterdarching. To the south, the municipality includes the northeastern part of the Taubenberg, and the Mangfall river winds through an untouched landscape. The municipality comprises 18 constituent communities, including Föching, and is touched by the Natura 2000 sites Mangfalltal and Taubenberg. With its historical significance as potentially the oldest settlement in the district, featuring Valley Castle and its brewery, Valley offers a distinctive location for property owners and buyers.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Valley: 6,850 €/m²
House prices in Valley 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 | 4,480 €/m² | +5.4 % |
| 2018 | 4,760 €/m² | +6.3 % |
| 2019 | 5,050 €/m² | +6.1 % |
| 2020 | 5,420 €/m² | +7.3 % |
| 2021 | 5,980 €/m² | +10.3 % |
| 2022 | 6,520 €/m² | +9 % |
| 2023 | 6,730 €/m² | +3.2 % |
| 2024 | 6,790 €/m² | +0.9 % |
| 2025 | 6,850 €/m² | +0.9 % |
Current average purchase price per m² for apartments in Valley: 6,150 €/m²
Apartments in Valley 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 | 3,850 €/m² | – |
| 2017 | 4,050 €/m² | +5.2 % |
| 2018 | 4,280 €/m² | +5.7 % |
| 2019 | 4,560 €/m² | +6.5 % |
| 2020 | 4,920 €/m² | +7.9 % |
| 2021 | 5,420 €/m² | +10.2 % |
| 2022 | 5,980 €/m² | +10.3 % |
| 2023 | 6,080 €/m² | +1.7 % |
| 2024 | 6,120 €/m² | +0.7 % |
| 2025 | 6,150 €/m² | +0.5 % |
Current average rent per m² in Valley: 14.80 €/m²
Rents in Valley 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 | 9.80 €/m² | – |
| 2017 | 10.10 €/m² | +3.1 % |
| 2018 | 10.50 €/m² | +4 % |
| 2019 | 11.00 €/m² | +4.8 % |
| 2020 | 11.60 €/m² | +5.5 % |
| 2021 | 12.40 €/m² | +6.9 % |
| 2022 | 13.30 €/m² | +7.3 % |
| 2023 | 13.90 €/m² | +4.5 % |
| 2024 | 14.30 €/m² | +2.9 % |
| 2025 | 14.80 €/m² | +3.5 % |
Current average land value per m² in Valley: 1,050 €/m²
The land value in Valley 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 | 620 €/m² | – |
| 2017 | 660 €/m² | +6.5 % |
| 2018 | 710 €/m² | +7.6 % |
| 2019 | 770 €/m² | +8.5 % |
| 2020 | 840 €/m² | +9.1 % |
| 2021 | 930 €/m² | +10.7 % |
| 2022 | 1,020 €/m² | +9.7 % |
| 2023 | 1,040 €/m² | +2 % |
| 2024 | 1,045 €/m² | +0.5 % |
| 2025 | 1,050 €/m² | +0.5 % |
The real estate market in Valley can generally be classified as a rather tight, high-quality, and stably demanded market. For buyers, this means: anyone wishing to purchase a property in Valley will encounter a limited supply and must expect correspondingly high property prices in good locations. The market is more of a seller's market, even if the momentum has slowed down slightly since 2023. This applies both to buying a house in Valley and buying an apartment in Valley, as the municipality is particularly appealing due to its quality of life and location in the Munich area. Demand comes predominantly from owner-occupiers, but also from capital investors focusing on value-stable locations. Rental prices in Valley are solid, which generally supports lettability. At the same time, the high price level limits the gross rental yield. For apartments, the rough rental yield range is usually around 2.3 % to 3.2 %, and for houses, it is often slightly lower due to the higher capital requirement. The standard land value (Bodenrichtwert) in Valley underscores the scarcity of building land and the long-term value stability of the location. Overall, Valley remains a market with high residential attractiveness, limited liquidity, and rather selective opportunities for yield-oriented investors.
Anyone wishing to soundly classify the market in Valley 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 Valley, the average purchase price moved from 4,250 €/m² in 2016 to currently 6,850 €/m² (2025) — a total change of +61.2 % over 9 years, which corresponds to an average value increase of +5.4 % p.a. Condominiums in Valley started at around 3,850 €/m² in 2016 and are now at 6,150 €/m² (+59.7 % over 9 years, Ø +5.3 % p.a.). They are therefore often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Valley developed from 9.80 €/m² (2016) to currently 14.80 €/m² — +51.0 % over 9 years or Ø +4.7 % p.a.. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Valley rose from 620 €/m² (2016) to currently 1,050 €/m² (+69.4 % 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 Valley yields a calculated gross rental yield of around 2.9 % — 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 3,000 inhabitants, Valley forms a comparatively narrow market segment — which means: well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Valley 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.): 2.3 – 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 Valley compared to the median of all municipalities in Bayern.
| Key figure | Valley | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,850 €/m² | 3,650 €/m² | +87.7 % |
| Flats Ø | 6,150 €/m² | 3,850 €/m² | +59.7 % |
| Rents Ø | 14.80 €/m² | 9.80 €/m² | +51 % |
Annual average values for purchase prices (houses & flats) and rents in Valley, 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 | – | 3,850 €/m² | – | 9.80 €/m² | – |
| 2017 | 4,480 €/m² | +5.4 % | 4,050 €/m² | +5.2 % | 10.10 €/m² | +3.1 % |
| 2018 | 4,760 €/m² | +6.3 % | 4,280 €/m² | +5.7 % | 10.50 €/m² | +4 % |
| 2019 | 5,050 €/m² | +6.1 % | 4,560 €/m² | +6.5 % | 11.00 €/m² | +4.8 % |
| 2020 | 5,420 €/m² | +7.3 % | 4,920 €/m² | +7.9 % | 11.60 €/m² | +5.5 % |
| 2021 | 5,980 €/m² | +10.3 % | 5,420 €/m² | +10.2 % | 12.40 €/m² | +6.9 % |
| 2022 | 6,520 €/m² | +9 % | 5,980 €/m² | +10.3 % | 13.30 €/m² | +7.3 % |
| 2023 | 6,730 €/m² | +3.2 % | 6,080 €/m² | +1.7 % | 13.90 €/m² | +4.5 % |
| 2024 | 6,790 €/m² | +0.9 % | 6,120 €/m² | +0.7 % | 14.30 €/m² | +2.9 % |
| 2025 | 6,850 €/m² | +0.9 % | 6,150 €/m² | +0.5 % | 14.80 €/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 Valley — concisely answered.
Many owners in Valley 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 Valley 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 Valley 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 Valley. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Valley 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 Valley — 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 Valley , 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.
Many property owners in Valley 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 Valley 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.
rimaldi is your experienced real estate agent in Valley (postcode 83626), specialising in the sale, purchase, and valuation of properties. The team offers professional support backed by years of expertise and covers the catchment area of Valley, Piesenkam, Aiblingerberg, and Leitenbach. They are distinguished by an excellent reputation and a proven track record in the region.
Visit websiteEngel & Völkers provides real estate agency services in Valley, Bavaria, including sales, valuations, purchases, and consultancy with local market knowledge. More than 16,500 agents in over 1,000 locations worldwide ensure individualised service. The headquarters are located in Hamburg.
Visit websiteAre you looking for a real estate agent not directly in Valley, 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 Valley (Ø 6,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Valley 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.
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.
From defining the ancillary costs arrangement to the handover: We structure the letting of your house in such a way that no disputes arise later.
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
OPED is investing in Valley and expanding the Medical Park 2 with a new logistics hall and a goods receiving hall. The report mentions a project volume of twelve million euros and an area of around 4,300 square meters.
The municipality of Valley is lowering its property tax assessment rates from 2025 and does not want to place an additional burden on citizens despite the reform. The article also mentions the previous and new assessment rates as well as the expected shifts in revenue.
The municipality of Valley is publishing its current taxes, fees, and contributions, including property tax assessment rates and other municipal levies. The result is an official, Valley-specific web entry with relevance for location and economic topics.
According to the report, the Valley municipal council is continuing to expand its assets, partly through trade tax and land sales. Investments in roads, broadband, photovoltaics, renovation of municipal buildings, and social housing are also mentioned.
The municipality of Valley provides information on the property tax reform and explains that from 2025, the calculation will no longer be based on the property value, but on the area of the land and building. The article also refers to the submission deadlines for the property tax return.
Under "Your request," the Valley municipal website also bundles construction projects and applications for isolated deviations from local building regulations. This is not a classic news article, but a genuine, municipality-related web result with a direct connection to construction matters in Valley.
