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Germany · EUR

Buyin Munich

Search Munich property for sale: Bavaria offers Germany’s lowest transfer tax at 3.5%. Notary, Grundbuch, and prime district dynamics sit under the search.

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Street-verified new-builds
Notary & Grundbuch
3D map
New-builds

New-builds in München, tracked to the address

Every project is street-verified against official developer sources — house number, quarter, units, completion. Prices in EUR per m² where published.

Werksviertel-Mitte — Büschl render

Berg am Laim

Werksviertel-Mitte

On request

Atelierstraße, 81671 München, Berg am Laim

900 units · 85% built 2027 Q2

Developer: Büschl

Haus für München — Euroboden render

München

Haus für München

On request

Kreativquartier, 80335 München

64 units · 10% built 2027 Q2

Developer: Euroboden

Münchner Wohnen Neufreimann — Münchner Wohnen render

München

Münchner Wohnen Neufreimann

On request

Neufreimann, 80933 München

190 units · 5% built 2028 Q2

Developer: Münchner Wohnen

SIVRCE PropTech OS · Germany

Institutional Property Intelligence & Investment OS

Real-time underwriting, BORIS land values, GEG 2026 energy renovation modeling, KfW subsidies, Notary closing OS, and EU AI Act compliance.

Sivrce Intelligence Score
72/100
Elevated Risk / Overpriced

Property & Financing Inputs

€450,000
70 m² (6429 €/m²)
€1,350 (19.3 €/m²)
20% (€90,000)
Gross Yield
3.6%
€16,200 / yr
Net Yield
2.9%
After OPEX
Cash-on-Cash
-4.2%
On invested equity
DSCR Buffer
0.72x
Tight coverage

Financing & Cash Flow Waterfall

Purchase Price
€450,000
Closing Costs (Bayern)
+€40,815 (9.1%)
Total Capital Required
€490,815
Required Equity (incl. fees)
€134,595
Bank Mortgage
€360,000
Monthly Cold Rent
+€1,350/Mt.
Mortgage Payment (Annuity)
-€1,680/Mt.
Non-recoverable OPEX + Reserve
-€144/Mt.
Cash Flow Pre-Tax
€-473/Mt. (€-5,682/J.)
Tax Effect (AfA Depreciation)
+€183/Mt. Ersparnis
Why this deal? (Upsides)
  • •Depreciation deductions (AfA §7 EStG) generate ~€2197 in annual tax savings.
What could make this deal fail? (Risks)
  • •Negative monthly pre-tax cashflow (€-473/mo) requires active capital injection.
Cities

82 cities, each with its own transfer tax

Grunderwerbsteuer is state law — the same apartment costs a different surcharge in Munich and Cologne. Every city carries buy and rent anchors plus its local rate.

Berlin U-Bahn & S-Bahn — station, line and map directory.Station directory
What a purchase really costs

€500,000 apartment in München

Transfer tax (Grunderwerbsteuer 3.5%)
€17,500
Notary (≈1.5%)
€7,500
Land register (Grundbuch ≈0.5%)
€2,500
Buyer agent share (3.57% incl. VAT)
€17,850
Cash needed at notary
€545,350

≈ +9.1% over the price. Provisionsfrei (no-agent) listings drop the Makler line. The notary reads the contract aloud before signature — German law, not a formality.

Rentals run on rules

The rent side, in three lines

  • Deposits cap at three months’ cold rent (§551 BGB) and must sit on a separate savings account.
  • Mietpreisbremse caps new leases above local comparative rent in tight areas; Berlin’s Mietspiegel sets the benchmark.
  • Modernization may be passed on at 8% of cost per year (§559 BGB) — check the Anpassung history before you underwrite.

Qualitative anchors only — live numbers come from the official city Mietspiegel, never a hardcoded table.

Developers

The builders behind the pipeline

Municipal landlords, premium Bauträger and boutique owner-run developers — tracked from Handelsregister to handover.

Münchner Wohnen

München · 100 yrs · 70,000 units delivered

Münchner Wohnen is Munich’s municipal landlord (~70,000 units; GEWOFAG + GWG merged in 2024). Affordable new-build under city programmes.

Official site

Bayerische Hausbau

München · 54 yrs · 8,000 units delivered

Bayerische Hausbau is a Munich family-owned investor-developer active across German metros in residential, office and retail (co-developer of Skyline Plaza Frankfurt).

Official site

ISARIA Wohnbau

München · 30 yrs · 4,000 units delivered

ISARIA Wohnbau is a private Munich developer of apartments, residential ensembles and individual homes in and around Munich.

Official site

Büschl

München · 40 yrs · 2,500 units delivered

Otto Büschl Gruppe is a Munich developer; its Werksviertel-Mitte turns the former Pfanni factory site into a new mixed-use quarter near Ostbahnhof.

Official site

Bavaria charges 3.5% Grunderwerbsteuer — the lowest rate among all German federal states. With notary and Grundbuch registration adding roughly 1.5%, total buyer ancillary costs start at just ~5% before broker commission.

Munich is Germany’s premier capital-preservation market. Yields in Altstadt-Lehel, Maxvorstadt and Schwabing average 2.5–3.2% gross, backed by global corporate headquarters (BMW, Siemens, Allianz) and structural housing supply constraints.

FAQ

Why are ancillary purchase costs lower in Munich?
Bavaria maintains a 3.5% Grunderwerbsteuer, compared to 6.0% in Berlin and 6.5% in North Rhine-Westphalia, saving buyers tens of thousands of euros on closing.
Is Munich property suitable for yield or capital growth?
Munich is primarily a wealth-preservation and long-term equity growth market. Low vacancy rates (<0.3%) ensure dependable occupancy and stable rental cashflow.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: EUR.