Property investment in München, Germany
2026 Market Data & Investment Analysis
Gross Yield
3.3%
Annual rent / price
Median Home Price
€680,000
As of 2025-01
Median Monthly Rent
€1,872
Per month
Population
1,512,000
+3.2% / yr (5y avg)
Estimates based on median market data. Actual returns depend on your specific property. Source: Destatis / Immobilienscout24, 2025-01.
Calculate your rental yield in München
Pre-filled with München's median values. Adjust to match your specific property.
Property Details
Total acquisition cost before taxes
HOA, insurance, property management
% of time the property is empty
% of purchase price (e.g. 2% = 2)
Rule of thumb: 1% of purchase price/yr
Results
Gross Rental Yield
3.30%
Net Rental Yield
1.79%
Cap Rate
1.79%
Monthly Cash Flow
€1,011.73
Annual Cash Flow
€12,140.80
München rental market at a glance
Median Home Price — 5-Year Trend
Median Monthly Rent — 5-Year Trend
While München's rental yields of 3.3% are below average, investors may benefit from strong long-term appreciation potential in this market.
Strong population growth of 3.2% per year suggests increasing rental demand and a tightening supply-demand balance over time.
The vacancy rate of 0.5% is healthy, indicating strong rental demand and limited downtime between tenants.
What type of investment market is München?
München features strong population growth that may drive property values higher over time. Current rental yields are modest, so returns are more dependent on price appreciation than immediate rental income.
✓ Strengths
- •Population growth of 3.2% per year supports long-term demand
- •Appreciation potential may deliver strong total returns over time
- •Robust rental demand from growing workforce and population
! Risks
- •Gross yield of 3.3% provides limited current cash flow
- •Higher purchase prices require larger upfront capital
- •Returns more sensitive to market cycles and interest rates
Key Metrics
How does München compare to nearby cities?
München vs Augsburg: 1.1 percentage point difference in gross yield.
| City | Median Price | Median Rent | Gross Yield | Pop. Growth |
|---|---|---|---|---|
| Augsburg, Bayern | €368,000 | €1,344 | 4.4% | +2.3% |
| Ingolstadt, Bayern | €360,000 | €1,264 | 4.2% | +2.1% |
| Nürnberg, Bayern | €336,000 | €1,248 | 4.5% | +1.6% |
Common questions about investing in München
Is rental investing profitable in München?▾
What is the average rental yield in München?▾
How does München compare to Augsburg for investors?▾
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