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Germany · EUR

Rentin Munich

Munich is Germany’s tightest rental market. Vacancies are under 0.5%, leases are open-ended, and asking rents are benchmarked against the Münchner Mietspiegel.

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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

Rental demand in Munich is exceptionally competitive. Standard application files (Bewerbungsmappe) require SCHUFA credit reports, employment contracts, identity verification, and proof of income.

Contracts distinguish clearly between Nettokaltmiete and Warmmiete. Shared apartments (WGs) and furnished corporate flats exist, but unfurnished open-ended contracts remain the gold standard for long-term residents.

FAQ

What documents are required to rent an apartment in Munich?
Landlords expect a complete application package: photo ID, last 3 salary statements, SCHUFA-Bonitätsauskunft, and a debt-free confirmation from your previous landlord.
How does the Munich rent index work?
The Münchner Mietspiegel sets official reference rents based on location, building age, energy performance, and interior amenities, updated biennially.

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