Sell land in Munich.

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• Market report Munich 2026 (German)

Munich land market in Q1 2026 is defined by a correction layered over chronic scarcity. The Gutachterausschuss reports that residential building land transacted in average and good locations during Q1-Q3 2025 ran roughly 14 to 16 percent below the Bodenrichtwerte set as of 1 January 2024, and total property turnover of about 7.6 billion euro was 9 percent below the prior-year period. Yet the number of purchase contracts rose 12 percent year-on-year, a sign that buyers are returning at repriced levels. Citywide residential Bodenrichtwerte span roughly 1,700 euro per square metre in Feldmoching-Hasenbergl to 3,000 euro in Altstadt-Lehel, with a midpoint near 2,250 euro. Updated 2026 values and the full Immobilienmarktbericht are due mid-2026, so the commercial Gewerbe land average is not yet published and is omitted here rather than estimated. The supply pipeline is dominated by large municipal quarters. Freiham spans about 350 hectares for some 30,000 residents and 15,000 jobs, with a commercial district at Freiham Sued including a technology park. Neufreimann, the former Bayernkaserne, will deliver roughly 5,500 apartments, with first occupancy in building field WA12 from early 2026. The Munich Northeast quarter, around 600 hectares, is a decade-out land bank for up to 30,000 people from the 2030s. Werksviertel-Mitte at Ostbahnhof is largely realised, with residential sale prices of 9,800 to 12,500 euro per square metre underlining the premium on finished central product. Policy is the decisive variable. Munich SoBoN model now targets 50 to 60 percent subsidised or price-bound housing on new schemes, and the city increasingly allocates land via 80-year Erbbaurecht ground leases rather than outright sale. These terms have compressed private development margins to the point that schemes have stalled; Sedlmayr Grund und Immobilien paused roughly 800 apartments at Neufreimann because the economics no longer worked. The City of Munich Kommunalreferat, Muenchner Wohnen, MGS and Bayerische Hausbau are the central actors, alongside cooperatives that absorb much of the allocated land. For investors, the cycle reads as mid-correction with selective opportunity. Patient capital can enter at a discount to 2024 Bodenrichtwerte, the western Aubing-Freiham corridor carries projected five-year growth of 20 to 35 percent, and commercial land offers a counter-cyclical angle. The principal risks are continued price softening, viability erosion under SoBoN and Erbbaurecht, and financing-cost pressure keeping private take-up subdued into 2026.

yoy: -16 % (transacted Wohnbauland Q1-Q3 2025 below 01.01.2024 Bodenrichtwerte); residential land: 3,000 EUR/sqm (top-location Wohnbauland, Altstadt-Lehel); bodenrichtwert avg: 2,250 EUR/sqm (approx. citywide residential Bodenrichtwert; range 1,700-3,000); transaction volume: 7.6 EUR billion total Munich property turnover Q1-Q3 2025 (-9% YoY).