Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Warngau.
Between the decision to sell and the notary appointment in Warngau, 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.
A significant proportion of properties in Warngau 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 Warngau 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 Warngau 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 Warngau, 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 Warngau.
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 Warngau – 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 Warngau. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Warngau is a municipality in the Upper Bavarian district of Miesbach, with approximately 4000 residents. It is situated at the northern edge of the Alps in the Oberland region, with the wooded Taubenberg rising to 900 m to the east. The main village, Oberwarngau, is located on the B 318, 6 km south of Holzkirchen and 37 km from Munich. The municipality comprises 81 districts and is characterized by protected areas such as the Taubenberg and the Mangfalltal. This location offers good connectivity while being close to protected nature, securing the long-term value of a property.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Warngau: 6,850 €/m²
House prices in Warngau 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 | 3,850 €/m² | – |
| 2016 | 4,050 €/m² | +5.2 % |
| 2017 | 4,320 €/m² | +6.7 % |
| 2018 | 4,650 €/m² | +7.6 % |
| 2019 | 5,020 €/m² | +8 % |
| 2020 | 5,420 €/m² | +8 % |
| 2021 | 5,980 €/m² | +10.3 % |
| 2022 | 6,420 €/m² | +7.4 % |
| 2023 | 6,560 €/m² | +2.2 % |
| 2024 | 6,850 €/m² | +4.4 % |
Current average purchase price per m² for apartments in Warngau: 6,150 €/m²
Apartments in Warngau 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 | 3,450 €/m² | – |
| 2016 | 3,620 €/m² | +4.9 % |
| 2017 | 3,860 €/m² | +6.6 % |
| 2018 | 4,120 €/m² | +6.7 % |
| 2019 | 4,420 €/m² | +7.3 % |
| 2020 | 4,760 €/m² | +7.7 % |
| 2021 | 5,250 €/m² | +10.3 % |
| 2022 | 5,720 €/m² | +9 % |
| 2023 | 5,860 €/m² | +2.4 % |
| 2024 | 6,150 €/m² | +4.9 % |
Current average rent per m² in Warngau: 14.80 €/m²
Rents in Warngau 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 | 8.90 €/m² | – |
| 2016 | 9.20 €/m² | +3.4 % |
| 2017 | 9.60 €/m² | +4.3 % |
| 2018 | 10.10 €/m² | +5.2 % |
| 2019 | 10.70 €/m² | +5.9 % |
| 2020 | 11.30 €/m² | +5.6 % |
| 2021 | 12.10 €/m² | +7.1 % |
| 2022 | 13.00 €/m² | +7.4 % |
| 2023 | 13.60 €/m² | +4.6 % |
| 2024 | 14.80 €/m² | +8.8 % |
Current average land value per m² in Warngau: 1,050 €/m²
The land value in Warngau 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 | 420 €/m² | – |
| 2016 | 450 €/m² | +7.1 % |
| 2017 | 500 €/m² | +11.1 % |
| 2018 | 560 €/m² | +12 % |
| 2019 | 640 €/m² | +14.3 % |
| 2020 | 730 €/m² | +14.1 % |
| 2021 | 840 €/m² | +15.1 % |
| 2022 | 950 €/m² | +13.1 % |
| 2023 | 980 €/m² | +3.2 % |
| 2024 | 1,050 €/m² | +7.1 % |
The real estate market in Warngau can be classified as a stable, demand-driven market in the southern Munich area. On the buyer side, there is a selective market with limited supply, particularly for detached houses, semi-detached houses, and well-located condominiums. Sellers continue to benefit from the high attractiveness of the location, but must take into account the somewhat more cautious financing situation since 2023 when setting price expectations. Demand remains primarily driven by owner-occupiers, commuters, and long-term oriented capital investors. For investors, Warngau is interesting because the lettability is solid and the risk of vacancy remains low. At the same time, entry prices are already relatively high, meaning that gross rental yields are generally in the range of about 2.6 % to 3.4 %. Higher yields are more likely with smaller apartments, modernised properties, or objects with development potential. Overall, property prices in Warngau point to a market with high value stability but limited short-term yield opportunities. Anyone wishing to buy an apartment or a house in Warngau should therefore pay particular attention to the quality of the location, energy condition, and long-term usability. The standard land value (Bodenrichtwert) in Warngau further underscores the scarcity of building land and the structurally high demand for housing.
A closer look at the last few years shows how the Warngau real estate market has developed specifically within the Bavarian market with its strong ties to Munich. For detached and terraced houses in Warngau, the average purchase price moved from 3,850 €/m² in 2015 to the current 6,850 €/m² (2024) — a total change of +77.9 % over 9 years, which corresponds to an average value increase of +6.6 % p.a. Condominiums in Warngau started at around 3,450 €/m² in 2015 and are now at 6,150 €/m² (+78.3 % over 9 years, Ø +6.6 % 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 Warngau developed from 8.90 €/m² (2015) to the current 14.80 €/m² — +66.3 % over 9 years or Ø +5.8 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Warngau rose from 420 €/m² (2015) to the current 1,050 €/m² (+150.0 % 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 Warngau yields a calculated gross rental return of around 2.9 % — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net returns are 0.8 to 1.5 percentage points lower. With around 4,000 inhabitants, Warngau is a manageable market size — 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 negotiating room. For owners in Warngau 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.): 2.6 – 3.4 % 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 Warngau compared to the median of all municipalities in Bayern.
| Key figure | Warngau | 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 Warngau, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 3,850 €/m² | – | 3,450 €/m² | – | 8.90 €/m² | – |
| 2016 | 4,050 €/m² | +5.2 % | 3,620 €/m² | +4.9 % | 9.20 €/m² | +3.4 % |
| 2017 | 4,320 €/m² | +6.7 % | 3,860 €/m² | +6.6 % | 9.60 €/m² | +4.3 % |
| 2018 | 4,650 €/m² | +7.6 % | 4,120 €/m² | +6.7 % | 10.10 €/m² | +5.2 % |
| 2019 | 5,020 €/m² | +8 % | 4,420 €/m² | +7.3 % | 10.70 €/m² | +5.9 % |
| 2020 | 5,420 €/m² | +8 % | 4,760 €/m² | +7.7 % | 11.30 €/m² | +5.6 % |
| 2021 | 5,980 €/m² | +10.3 % | 5,250 €/m² | +10.3 % | 12.10 €/m² | +7.1 % |
| 2022 | 6,420 €/m² | +7.4 % | 5,720 €/m² | +9 % | 13.00 €/m² | +7.4 % |
| 2023 | 6,560 €/m² | +2.2 % | 5,860 €/m² | +2.4 % | 13.60 €/m² | +4.6 % |
| 2024 | 6,850 €/m² | +4.4 % | 6,150 €/m² | +4.9 % | 14.80 €/m² | +8.8 % |
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 Warngau — concisely answered.
Many owners in Warngau 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 Warngau 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 production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Warngau 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 Warngau 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.
Owners of hotels and restaurants in Warngau 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 Warngau 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 Warngau the right strategy.
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 Warngau 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 Warngau 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 Immobilien is your local estate agent in Warngau with over 30 years of experience, specialising in the sale, purchase, and valuation of houses in districts such as Oberwarngau, Osterwarngau, and Reitham. The team led by Mario Haitzer offers individual advice and sound market knowledge for successful property transactions in the region (postcodes 83627, 83714). They provide reliable support to clients at every stage of the project.
Visit websiteEngel & Völkers is active in Warngau, particularly in the Osterwarngau district as well as areas such as Lochham and Oberwarngau, and provides support for the exclusive sale and purchase of residential properties. The branch in Miesbach offers professional services with high customer satisfaction (5.0 stars). They ensure a relaxed and successful property sale in the surrounding area.
Visit websitePacelli Vermögens & Immobilien is a local company in Warngau based on Ahornallee, specialising in property matters in the region. As an owner-managed company, it handles asset management and the brokerage of residential properties in postcode 83627. It is based directly on-site and serves the local market.
Baunetzwerk operates as a property provider in Warngau/Wall and brokers residential properties in the municipality. The local provider offers more properties than are visible on portals and can be reached via contact forms. They specialise in sales and brokerage in the immediate vicinity of Warngau.
Visit websiteImmobilien Schmidt Munich specialises in the sale of investment and commercial properties and is actively involved in brokerage in Warngau and the surrounding area, such as an investment property in the Holzkirchen-Warngau industrial estate. With a focus on investments, they offer professional advice for buyers and sellers in the region. Their location in Munich enables a strong regional presence near Warngau.
Visit websiteWeichselgartner Immobilien GmbH has been operating as a results-oriented estate agent since 1975 and actively serves Warngau and Waakirchen with the purchase, sale, and letting of residential properties. They are distinguished by their professional and regional expertise in the local area. Their focus is on individual advice for the property market in the Miesbach district.
Visit websiteAre you looking for a real estate agent not directly in Warngau, 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 Warngau (Ø 6,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Warngau 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
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.
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 revised plan for a pharmaceutical company provides for development on both the existing plot and the neighboring plot. The article points to an expansion at the Warngau site and thus to a relevant economic project in the municipality.
The municipality of Warngau publishes its development plans on its own website. The page bundles the legally binding provisions for land use, construction method, and design, making it an official source for ongoing urban land-use planning.
In Warngau, a draft development plan for a project with apartments, offices, and small businesses was presented. The project replaces agricultural use and concerns development at Angerweg Nord.
New housing was made possible for the center of Warngau as part of densification. Three apartment buildings with a total of 20 apartments are to be built on Angerweg; the municipal council adjusted the development plan for this purpose.
The Warngau municipal council initiated two major projects: the new construction of the fire station at Kapellenfeld and an extensive residential area in the town center. The development plan and a building freeze were used as instruments of urban land-use planning for the development.
In Warngau, the way was paved for 20 new rental apartments on Angerweg. The "Staiger Anger" development plan regulates the project involving three apartment buildings, and the municipality is coordinating the planning law steps.
In the Oberwarngau area of Eschenweg, a mixed-use area was legally prepared. The municipal council amended the development plan so that new residential buildings and an office building become possible on the site. Existing agricultural halls will be partially preserved and integrated into the planning.
