Freising Real Estate Prices in 2026: The Market Report in Numbers

An Overview of Current Prices per Square Meter

Two independent real estate data services—ImmobilienScout24 and immoportal.com — arrive at comparable results for the city of Freising:

As of: early 2026; all prices are asking prices. In summary, the price range for Freising is approximately €5,500 to €6,300 per square meter for apartments and approximately €4,600 to €6,100 per square meter for houses. House prices vary much more widely than apartment prices because lot size, year of construction, and condition carry significantly more weight for individual properties.

For the entire Freising district, the figures are noticeably lower because more rural municipalities bring down the average: ImmobilienScout24 reports figures of approximately €4,814/m² for apartments and €5,044/m² for houses in the district. This difference between the city and the district is important—anyone searching online for “real estate prices in Freising” and seeing only the district figure may easily underestimate what a property in the city center is actually worth.

For context: Occasionally, significantly higher figures for Freising circulate online (ranging from €7,800 to over €10,000 per square meter in some cases). These figures differ significantly from the three methodologically sound sources mentioned above and should be treated with caution—when in doubt, it’s worth consulting multiple sources rather than relying on a single figure.

What the official standard land values show

Unlike asking prices, standard land values are based on actual notarized purchase prices and are determined by the Appraisal Committee for Real Estate Values in the Freising District. The figures as of January 1,2026 are therefore the most reliable source available for market trends:

• Residential land in the Freising district is, on average, 7.5% cheaper than as of the previous reference date in 2024 (average €711 → €658/m² across all locations).
• Of 227 comparable residential areas, benchmark prices in 142 have fallen, remained stable in 41, and rose in only 44.
• The correction was most pronounced in the north and northeast of the district—even the city of Freising itself, traditionally the most expensive municipality in the district, recorded a decline.
• Commercial real estate followed the opposite trend, with prices rising almost across the board.

This is consistent with the decline in transaction numbers: The Appraisal Committee recorded a decline in the Freising district from 1,837 real estate sales (2021) to 1,180 (2023)—a drop of about 36% over two years. The market has thus become significantly quieter than in the boom year of 2021, not only in terms of prices but also in terms of volume.

Freising in Comparison: Between Munich and the Bavarian Average

Freising’s position is best understood in comparison:

Source: ImmobilienScout24 Price Atlas, as of 2026.

Freising is thus well above the Bavarian average but noticeably below Munich’s level—with apartments about 20–25% cheaper than in Munich, while offering comparable access via the A92 and the S1 S-Bahn line. It is precisely this combination of accessibility and relative affordability that is the main reason why demand remains stable despite the market cooling off.

Forecast: Stabilization Rather Than a Trend Reversal

The available data paint a consistent picture for 2026: no new price rally, but also no slump—rather, a sideways movement at a high level following the 2022–2024 correction phase. Three factors support this assessment:

1. The housing shortage persists. Construction activity in the district has not kept pace with the influx of residents in recent years.
2. The quality of the location is structural, not cyclical. Proximity to the airport, Weihenstephan-Triesdorf University of Applied Sciences, and the connection to Munich do not change with the interest rate cycle.
3. Standard land values reflect the past, not the future. The decline as of the 2026 reference date reflects sales in 2024/2025—that is, the period of the sharpest interest rate hikes. Since then, financing conditions have eased slightly.

Anyone waiting for another sharp price increase is likely to be disappointed. Those expecting a crash will likely be disappointed as well.

Why the Asking Price Isn’t the Market Value

This is where many owners misjudge the situation: An asking price is a negotiating position, not a final result. If a property is listed for months at €800,000 but ultimately sells for €720,000, the original asking price says little about the actual market value—yet it still ends up in many online statistics.

A realistic market value is determined by balancing several factors that no automated tool can fully capture:

• Micro-location: Road noise, exposure to aircraft noise, walking distance to schools and local amenities
• Energy Efficiency: Energy Performance Certificate class, type and age of heating system, insulation standard—an increasingly price-relevant factor in light of rising energy efficiency requirements
• Building structure and degree of modernization: in particular, the backlog of renovations for the roof, windows, and building systems
• Comparable, actually completed sales in the immediate vicinity — not just current listings

The district is not just the city of Freising

Anyone looking to buy or sell in the district should not lump all municipalities together. Locations such as Hallbergmoos benefit from their direct proximity to the airport and attract internationally mobile buyers and corporate employees — with their own distinct price dynamics compared to the city center. Allershausen and other municipalities in the southern and western parts of the district generally have prices below the Freising city level, but are increasingly benefiting from good transportation connections and the pressure to move away from the more expensive city center. A reliable property valuation takes these differences into account—a district-wide average alone says little about a specific municipality.

A Well-Founded Appraisal Instead of an Online Estimate

The figures in this article provide a solid market overview—but they are no substitute for an individual appraisal. As an IHK-certified real estate agent with DEKRA-D1 certification for real estate appraisal and additional qualifications in the field of energy-efficient renovation, VON POLL IMMOBILIEN in Freising/Erding provides a thorough, transparent valuation that takes into account the micro-location, energy efficiency, and current comparable sales—free of charge and with no obligation.

[Request a free real estate appraisal now → [email protected]]

Sources and Methodology

• Appraisal Committee for Property Values in the Freising District — Standard Land Values as of January 1, 2026, published via kreis-freising.de and BORIS Bayern (boris-bayern.de)
• ImmobilienScout24 Price Atlas — Real estate prices in Freising, Munich, Bavaria (city and district), listing price analysis, as of 2026
• immoportal.com — Real Estate Prices in Freising, as of April 1, 2026
• borisportal.de — Analysis of transaction figures by the Freising District Appraisal Committee

Note on methodology: All real estate data portals except the Freising District Appraisal Committee analyze asking prices from real estate portals, not notarized purchase prices. The actual price range for a specific property may differ from these figures. For a binding appraisal of your property, we recommend an individual on-site evaluation.