Property prices in Schwabing-Freimann, Munich, September 2026

We estimate that a typical apartment in Schwabing-Freimann costs about 10.830 € per m² (September 2026). Across its 8 postal codes, prices range from roughly 8.700 to 12.300 €/m², so the exact street makes a real difference. Where there are houses, they cost about 7.470 € per m².

Typical apartment prices in Schwabing-Freimann by size, before buying costs:

• 40 m²: about 431.000 €
• 60 m²: about 641.000 €
• 100 m²: about 1.097.000 €

Smaller apartments cost more per m², because the kitchen and bathroom are spread over fewer square metres. New builds cost considerably more than older apartments, and tenanted apartments sell for less.

Look up your postal code above, or compare every district in our Munich property prices.

Above. We estimate apartments in Schwabing-Freimann at 10.830 € per m², which is 20% more than the Munich median of 9.060 €. That puts Schwabing-Freimann at rank 5 of 25 Munich districts by price.

For a 60 m² apartment, that works out at about 109.000 € more than the Munich average.

Slightly more expensive: Schwabing-West (10.850 €), Maxvorstadt (11.010 €). Slightly cheaper: Au-Haidhausen (9.910 €), Untergiesing-Harlaching (9.670 €).

Compare every district in our Munich property prices.

Over the last 12 months, apartment prices in Schwabing-Freimann fell −1,7%. Over three years, they moved +2,7%. Munich as a whole moved −0,5% over the last year.

Switch the chart above between 1, 3, 5 and 10 years to see the full history for Schwabing-Freimann, or open the monthly data below it. Keep in mind that past price trends don’t predict future prices. Read whether prices are high compared with rents and incomes in Are German houses overpriced?.

Nobody can say for sure. Locally, prices follow new construction, transport links, schools and how popular the area is with families and young professionals.

Across the big German cities, too little new construction and rising rents support prices.

The main risk is higher mortgage rates: the 10-year rate has risen from 3,89% to 4,46% in the last six months.

Read our price forecast for 2026–2027 and Should I still buy a home?. Check today’s mortgage rates in Munich.

We estimate that these areas cost less per m² than Schwabing-Freimann:

• Au-Haidhausen: 9.910 € per m², 7% less
• Untergiesing-Harlaching: 9.670 € per m², 10% less
• Schwanthalerhöhe: 9.400 € per m², 12% less

On a 60 m² apartment, Au-Haidhausen would save you about 47.000 €. You can compare every district in the cards above, and find current listings under apartments for sale in Munich.

About 641.000 € at the average price, plus buying costs of 9,07% if you use a broker:

• Property transfer tax (3,5%): 22.435 €
• Notary and land registry (about 2%): 12.820 €
• Broker commission (up to 3,57%): 22.884 €

That brings the total to about 699.140 €. Without a broker, for example when you buy a new build directly from a developer, buying costs drop to about 5,5% (35.260 €).

Banks expect you to cover the buying costs from your own savings. Work out your exact costs with the purchasing cost calculator, or use the calculator above. Find all our calculators in the calculator overview.

Here’s a worked example for a 60 m² apartment at about 641.000 €:

• Your savings cover the buying costs (58.140 €) and 10% of the price (64.100 €)
• You borrow about 577.000 €
• At a 4,46% rate with 2% repayment, you’d pay about 3.110 € a month
• Banks usually accept this from a household net income of around 7.800 €–8.900

With 20% equity, you’d borrow about 513.000 € and pay about 2.760 € a month.

Get your exact budget with the affordability calculator and check today’s mortgage rates in Munich. Work out your exact monthly payment with the mortgage calculator.

It depends on how long you plan to stay and how prices compare with rents. Because you first need to earn back the buying costs, buying in Munich usually beats renting after 3–5 years.

Signs that buying makes sense for you:

• You plan to stay at least 5 years
• The purchase price is less than about 25 times the annual rent for a similar apartment
• Your monthly mortgage payment would be close to your current rent

Compare both options with the rent or buy calculator and read Rent or buy in 2026. Your monthly payment depends on today’s mortgage rates.

Start with the average for your postal code above, then adjust for your apartment:

• Size: smaller apartments sell for more per m²
• Floor and light: upper floors with a lift and a balcony sell for more
• Condition and energy standard: a renovated apartment with good energy efficiency is worth considerably more
• Tenancy: a tenanted apartment sells for up to 30% less than a vacant one

For an official reference, Munich’s expert committee (Gutachterausschuss) publishes land values (Bodenrichtwerte) and a yearly market report. To judge whether an asking price is fair, read our tips to negotiate the purchase price.

Every month, we value a fixed set of reference apartments (40, 60 and 100 m²) and houses (120, 180 and 240 m²) in each of the 8 postal codes of Schwabing-Freimann, across different construction years, and take the median.

Because we value the same homes every month, the estimate reflects real price changes rather than which homes happened to be on the market. It’s an estimate, not a notarised sale price, so check recent sales and the specific apartment before you make an offer. Our mortgage FAQs and mortgage tips answer many more questions.