Wondering what your property in Munich is currently worth? A quick online valuation is the first step, but the true value lies in the details of the local market.
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The topic briefly and concisely
Online calculators provide a quick, free initial estimate of property value in Munich, serving as a starting point for a more detailed analysis.
The Munich real estate market stabilises in 2024, with apartment prices increasing by 2.3% year-on-year.
A professional assessment takes into account not only the location (standard ground value) but also the energy condition (value increase of up to 41%) and the specifications of the ImmoWertV.
The Munich property market is showing signs of stabilization again after a price correction in 2023, with slight increases since the second quarter of 2024. For owners and heirs, it is therefore crucial to know the exact value of their property. This article guides you through the process of how you can determine the property value in Munich instantly and for free, explains the significance of online calculators, and highlights the three key value drivers you need to know for a realistic assessment.
The Essentials
Quick Initial Assessment: Online tools provide an initial estimate for your property in Munich within minutes, based on comparative data.
Market Stabilisation: After price declines in 2023, the Munich market is stabilising in 2024; flats even recorded a 2.3% increase compared to the previous year.
Accuracy has Limits: Free evaluations serve as a guideline but do not replace an appraisal according to ImmoWertV, especially for legal matters.
Location is Key: The standard land value from the Munich expert committee is a crucial factor; in Bogenhausen, it is up to €8,100/m².
Energy Efficiency Increases Value: An energy refurbishment can increase a property's market value in Munich by up to 41%.
Step 1: The quick online assessment as a starting point
If you'd like to determine the property value in Munich immediately for free, online calculators are the most efficient starting point. With just a few inputs such as address, living area, year of construction, and condition, you receive an initial valuation via email within 3 to 5 minutes. These tools use algorithms that calculate a price range based on hundreds of thousands of comparable property listings. This provides you with a well-founded, data-backed orientation without having to hire an appraiser.
The accuracy of this digital initial assessment is impressive but has its limits. The systems evaluate your property remotely and can only partially capture individual characteristics, such as a newly refurbished conservatory or an unrenovated cellar. This can lead to a deviation of up to 20% from the actual selling price. For an initial orientation, such as when considering a sale, this service is ideal. You can find a more detailed analysis in our article on the significance of online evaluations.
This initial figure serves as a solid foundation for further, more detailed analysis of specific Munich market factors.
Step 2: Validate the market value using local price data
Following the online assessment, there is a comparison with the reality of the Munich market. Property prices in Munich have been on the rise again after a decline; in the fourth quarter of 2024, apartment prices rose by 3.8% compared to the previous quarter. The average price per square metre for apartments was recently 8,446 euros. For houses, the average was 8,603 euros per square metre.
Price dynamics vary significantly depending on the location. While the average property price in Munich is around €8,750/m², there are huge differences between districts. A detailed analysis of the micro-location is therefore essential. A valuable source for this is the standard land value, which is published by the Munich expert committee every two years. These figures reflect the pure land value and are a key component of the overall value. You can learn more about valuation in our article on property valuation.
However, the standard land value is only one of three pillars that determine the final price of your property.
Step 3: Understanding the three key value drivers
To determine a realistic property value, you need to look beyond the mere location price. Three factors are crucial here:
The legal framework (ImmoWertV): Every professional valuation in Germany follows the Property Valuation Ordinance (ImmoWertV). This regulation standardises the procedures (comparison value, income value, and gross value methods) and ensures that assessments are objective and comprehensible. Since 2024, the ImmoWertV has placed a stronger focus on energy parameters.
The structural condition and energy efficiency: The value of a property is massively influenced by its condition. Energy refurbishment can increase the value in Munich by up to 41%. Measures such as new insulation or the installation of a heat pump can reduce operating costs by up to 60% and future-proof your property.
The construction costs and furnishings: General construction costs are another factor. The construction price index for residential buildings rose by 3.2% in May 2025 compared to the previous year, directly affecting the value of new builds and the costs of renovations. High-quality fittings can further increase the value by 10-15%. If you are uncertain about which tools can assist you, our article on useful tools for valuation provides further insights.
Together, these three drivers form the foundation for a precise valuation that goes beyond a mere online estimate.
Conclusion: From Online Estimation to Informed Decision
Determining the property value in Munich instantly and for free is simpler than ever today, thanks to digital tools, and provides a valuable initial orientation in a market that has stabilized following the correction of 2023. For a truly informed decision, whether it’s for sale or inheritance, a deeper understanding of local market data and the standardised valuation methods according to ImmoWertV is essential. Combining a quick online analysis with expert validation offers the greatest security.
The final market value of your property is always a combination of hard data and soft factors. If you need an objective, AI-supported evaluation that takes all relevant aspects into account, an Auctoa online value analysis or a conversation with our ImmoGPT chat can provide clarity. Make your decision based on facts, not just on gut feeling.
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Additional useful links
Das Statistische Bundesamt bietet umfassende Informationen zu Baupreisen und Immobilienpreisindizes in Deutschland.
On Statista, you can find detailed statistics on the purchase prices for condominiums in Munich.
The City of Munich provides official information on standard land values in Munich.
The Bavarian Standard Land Value Information System (BORIS-Bayern) provides access to standard land values in Bavaria.
The Munich City Real Estate Market Report provides detailed analyses of the local real estate market.
Information on the Munich City Rent Index is also available on their website.
The Deutsche Bundesbank offers an indicator system for the residential real estate market with relevant statistics.
The Federal Ministry of Finance provides information on the valuation of real estate in the context of inheritance and gift tax.
The Bavarian State Office for Statistics provides data on prices and earnings in Bavaria.
FAQ
What does a professional property valuation in Munich cost?
The cost of a brief assessment by an expert starts at around 500 euros. A comprehensive market value appraisal, which is also valid in court, typically costs between 0.5% and 1.5% of the determined property value. In contrast, an initial online valuation is usually free of charge.
What documents do I need for an accurate valuation?
For an accurate assessment, the land register extract, the cadastral map, the living space calculation, building plans (floor plans, sections), the energy certificate and, for condominiums, the declaration of division as well as the minutes of the last owners' meetings are required.
How does energy efficiency affect the value of my property?
Energy efficiency is a crucial value factor. In Munich, an energy renovation can increase the market value by up to 41%. A good energy performance rating (e.g., Class A or B) reduces ongoing costs and makes a property significantly more attractive to buyers.
Is the standard land value the same as the selling price?
No, the standard land value refers only to the average value of undeveloped land in a specific location. The actual selling price of a property (market value) also takes into account the building on it, its condition, features, and other market-relevant factors.
How long does it currently take to sell a property in Munich?
The marketing times in Munich have slightly increased, as buyers have become more discerning. Currently, you can expect an average marketing duration of 4 to 7 months, depending on the location, price, and condition of the property.
Can I determine the value of my property myself?
You can obtain a good initial estimate through free online tools and by comparing with current listings on property portals. However, for an accurate and legally sound valuation that considers all value-affecting factors according to the ImmoWertV, the expertise of an expert or a specialised service provider like Auctoa is recommended.
