Vacancy Risk in Munich: The Real Numbers
~0.1% vacancy — what it means for letting speed and rent growth. Verified opportunities in Munich with English-speaking notary, financing and tax support.
Schedule Free ConsultationIllustrative estimate at a 3.8% assumed interest rate (10y fixed, June 2026 market range 3.6–3.9%) plus 2% initial amortisation. Actual terms depend on the property, your profile and the lender. Not financial advice.
Vacancy & Letting Risk in Munich: what to know
Vacancy in Munich stands around 0.1% (CBRE-empirica-Leerstandsindex 2025 (market-active vacancy, data year 2024). Context: under 1% means structural scarcity (instant letting, maximum rent pressure), ~3% is a balanced market's natural fluctuation reserve, and higher values concentrate in specific districts and unrenovated stock rather than spreading evenly.
Managing the risk: buy where the city's demand drivers point (Schwabing-West, Ludwigsvorstadt-Isarvorstadt, Maxvorstadt for depth of demand, Sendling and Obergiesing for yield with selectivity), keep the unit's condition at or above district standard, and price at the Mietspiegel-defensible level rather than the top ask — one month of vacancy costs more than 2% of annual rent.
The Munich market in numbers
Munich (Bavaria (Bayern)) has 1,612,429 residents. Existing apartments currently average around €8,200/m² (district spread roughly €7,293–€12,623/m²), with new-builds at about €10,465/m². Average asking cold rent is about €21.44/m², putting the gross rental yield near 3.2%.
Price momentum: +1.5% year-on-year. After peaking in 2021/22 (immowelt: €9,309/m² in 2021), apartment prices corrected sharply in 2022–23 (−6.4% and −11.5%) and have been recovering moderately since 2024 (+2.6% in 2024, +1.5% in 2025), still roughly 11% below the 2021 peak.
Vacancy: roughly 0.1% (CBRE-empirica-Leerstandsindex 2025 (market-active vacancy, data year 2024). That is effectively full occupancy — supply scarcity drives both rents and letting speed.
Where to buy in Munich
Investment demand concentrates in Schwabing-West, Ludwigsvorstadt-Isarvorstadt, Maxvorstadt, where letting is fastest and long-term value is most defensible. Value- and yield-oriented buyers look at Sendling and Obergiesing, which trade lower and typically deliver higher gross yields with more management intensity.
Schwabing-West: Classic Altbau boulevards around Elisabethplatz and Hohenzollernstraße; Munich's archetypal upscale-bohemian quarter with a perennially liquid resale market. Apartments trade around €8,111–€13,127/m².
Ludwigsvorstadt-Isarvorstadt (incl. Glockenbachviertel): Trendy inner-city district around Gärtnerplatz and the Glockenbach scene quarters; nightlife, creative industries and the strongest rental demand in the city. Apartments trade around €8,469–€14,628/m².
Maxvorstadt: Museum and university quarter (LMU, TUM, Pinakotheken); dense Altbau stock and small units in constant student and academic demand; district avg €11,231/m².
Au-Haidhausen: Village-like 'Franzosenviertel' east of the Isar with cobbled squares and a gastro scene; Milieuschutz (Erhaltungssatzung) areas are widespread here; district avg €9,995/m².
Sendling: Formerly working-class quarter around the Großmarkthalle, now a gentrifying mid-price entry point close to the Isar and Theresienwiese; district avg €8,258/m².
Obergiesing: Munich's classic up-and-coming district on the east-bank terraces; still one of the cheaper inner districts and a favourite for yield-oriented buyers; district avg €7,636/m².
Taxes & buying costs in Munich
Property transfer tax (Grunderwerbsteuer) in Bavaria (Bayern) is 3.5%. Add approximately 2% for notary and land registry (statutory GNotKG fees) plus any brokerage/service fee — total acquisition costs typically run 8–12% on top of the purchase price, and German banks generally do not finance them.
Held privately, the property can be sold tax-free after the 10-year Spekulationsfrist; before that, gains are taxed at your personal rate. Depreciation (AfA) shelters rental income: 2% p.a. for pre-2023 buildings, 3% for buildings completed from 2023, and a 5% degressive option for qualifying new projects started before 30.09.2029.
Munich is a designated tight housing market: the Mietpreisbremse caps new-lease rents at roughly 10% above the local comparative rent (Mietspiegel), and the reduced Kappungsgrenze limits in-tenancy increases to 15% within three years. Factor the achievable regulated rent — not the asking-rent headline — into your underwriting.
Data & sources
All figures verified July 2026 against primary sources. Asking prices typically run 5–15% above notarised transaction values — where both exist, the source basis is stated.
Population: Statistisches Amt der Landeshauptstadt München (residents with primary residence, 31.12.2025, +0.5% YoY), 2026, https://stadt.muenchen.de….
Purchase prices: ImmoScout24 WohnBarometer Q3 2025 (existing-stock asking price €8,200/m²), 01.10.2025, https://www.immobilienscout24.de/unternehmen/news-….
Rents: immowelt Mietpreise München (asking cold rent, apartments, as of 01.07.2026.
Yield: computed from price+rent above (immowelt July 2026: €21.44 × 12 / €8,078 = 3.18%). Munich is Germany's lowest-yield major market..
Price trend: immowelt price history (2025: €8,035/m² vs 2024: €7,913/m² = +1.5%), July 2026, https://www.immowelt.de/immobilienpreise/muenchen .
Vacancy: CBRE-empirica-Leerstandsindex 2025 (market-active vacancy, data year 2024.
Frequently asked questions
Does vacancy insurance exist?
Rent-default insurance (Mietausfallversicherung) covers non-paying tenants rather than marketing vacancy. The better protection is structural: right district, right condition, right price — plus a 3-month liquidity buffer per unit.
Can foreigners buy investment property in Munich?
Yes. Non-residents can buy property in Munich without German citizenship or residency. Financing is available to expats and Blue Card holders; non-residents typically need 40–50% equity, German tax residents 10–20%.
What are the total buying costs in Munich?
On top of the purchase price, budget 3.5% property transfer tax (Bavaria (Bayern)), about 2% notary and land registry, plus any brokerage/service fee — commonly 8–12% of the price in total.
What rental yield can I expect in Munich?
Gross yields in Munich average around 3.2%, higher in value districts such as Sendling and Obergiesing and lower in prime locations like Schwabing-West.
How much is property per square metre in Munich?
Existing apartments average about €8,200/m² to buy and roughly €21.44/m² cold rent per month, varying significantly by neighbourhood and condition.