Munich Property Market 2026
For around two years, the Munich market has been moving sideways. No recovery, no further crash – a phase in which many owners are unsure whether now is a good time to sell. This overview summarises where prices stand today, why they are behaving this way and what this means for sellers. As of: September 2026.
Where Prices Stand Today
Condominiums in Munich average around €8,700 per square metre, houses around €8,400. That is the city average – and it says little about any individual property.
The range is more telling: in Altstadt-Lehel, asking prices are well over €12,300 per square metre, in Feldmoching-Hasenbergl around €6,900. Between the most expensive and the cheapest location in the city, there is almost a factor of two – within the same city, for a comparable type of property.
Why the Market Is Moving Sideways
After interest rates rose from 2022 onwards, prices fell significantly – condominiums are now around twelve percent lower than at the 2021 peak. Since then, one thing above all has happened: nothing dramatic. Year on year, apartment prices have fallen by about three percent and house prices by just under seven.
The reason is a stalemate. On the one hand, demand in Munich remains structurally high because too little is being built and people keep moving to the city. On the other hand, financing costs limit what buyers can pay. As long as neither of these factors changes significantly, the sideways movement will continue.
Current properties from our portfolio:
What This Means for Sellers
The market no longer forgives fantasy prices. Until 2021, an overpriced property could still be sold after a few months because the market kept rising. Those days are over. Anyone who lists well above market value today accumulates time on the market – and usually ends up selling below the price that would have been achievable at the start.
At the same time, there is no reason to panic. Well-designed, well-maintained properties in good locations continue to sell – just at realistic prices and with careful marketing rather than on their own.
Energy efficiency has become a price factor. What was a footnote in the exposé five years ago is now actively negotiated by buyers: heating, insulation, windows, energy certificate.
How to Find the Realistic Value of Your Property
Online calculators as a first orientation. They provide a statistical average for your postcode – useful as a rough figure, nothing more.
Comparable sales from your immediate neighbourhood. Not asking prices from the portals, but what was actually paid. In Munich, the difference is regularly five to ten percent.
An on-site viewing. Floor plan, quality of fittings, light, noise, state of renovation – no algorithm sees any of this. This is exactly where the biggest gaps between calculator and reality arise.
We combine these three steps in our free property valuation in Munich – without obligation and in confidence.
personal
Our work is based on direct, personal contact with our clients.
You are advised and supported throughout by the founder and owner himself. Mutual rapport is the basic prerequisite for a successful collaboration.
Innovative
Our motivation: innovation is our tradition. Decades of experience must never be an excuse for routine. That is why we think in a modern, flexible and individual way.
à fonds
– by always acting thoroughly and carefully, we earn the trust of our clients.
Frequently Asked Questions About the Munich Property Market
Is 2026 a good time to sell in Munich?
There is no generally good or bad time. The market has been moving steadily sideways for two years – so anyone who wants or needs to sell should not wait for a recovery that is not in sight. What matters is a realistic price, not the year.
Will prices in Munich rise again?
That depends mainly on financing costs. Structural scarcity speaks for Munich in the long term, but short-term forecasts are not serious – including our own.
Why do online valuations differ so much from the selling price?
Because they are based on asking prices and averages. In Munich, asking prices and actual purchase prices regularly differ by five to ten percent, plus condition and micro-location.
How does the energy certificate affect the price?
Much more than a few years ago. Buyers now factor upcoming renovation costs directly into their offer.
What Is Your Property Worth Today?
We view your property in person and place it in the context of the prices actually achieved in your location – free of charge, without obligation and in confidence. Get in touch or request your free property valuation directly.
