19.09.2025 • 6 min. reading time
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Waterfront living remains in demand - prices rise slightly
If you live on one of Germany's most beautiful lakes, you are not just living in a property, but in an environment that combines relaxation, nature and quality of life. Whether Tegernsee, Starnberger See, Ammersee or Müritz - living by the water has its own special charm. It's not just the view that fascinates, but also the attitude to life: taking a walk by the lake in the morning and ending the day on the jetty in the evening. So it's no wonder that real estate on Germany's top lakes remains in demand. But how will prices develop in these special locations in 2025? In this year's Lake Report, the VON POLL IMMOBILIEN experts analyzed the development of purchase prices1 for residential properties2 around Germany's most beautiful and well-known lakes3 in the first half of 2025 compared to the first half of 2024 and looked at the highest price being asked at the respective lakes in 2025.
Daniel Ritter, Managing Partner at VON POLL IMMOBILIEN:
"We also see a slight but constant upward price trend in the top lake locations in 2025 - in line with the nationwide trend. Properties in the first row of lakes in particular will remain in high demand and stable in value. However, supply here is very scarce and correspondingly expensive. If you are looking for something away from the direct shore, for example in the second or third row, you will find significantly more choice and often a better price/location ratio. However, demand is not only driven by owner-occupiers, but increasingly also by investors who are looking for long-term value stability. Anyone planning to buy a property by the lake should consider not only the location but also the infrastructure, lake view and any nature conservation or monument protection requirements. These points often have a greater influence on the utility value than a few meters from the water."
Lake Tegernsee in Upper Bavaria will remain the undisputed leader in 2025: with an average price per square meter of €9,595, the region around Lake Tegernsee is once again one of the most exclusive residential locations in Germany. The maximum asking price for a property on Lake Tegernsee in the first half of 2025 was as high as €14,778/m2 - the highest value in the entire ranking. Lake Starnberg follows some way behind Tegernsee, where prospective buyers had tocalculate with an average of €8,589/m2 in the first half of 2025. Thisis followed by Königssee at € 7,350/m2, Ammersee at € 7,262/m2and Chiemsee at € 6,086/m2 - all of which are located in the most sought-after lake locations in Bavaria.
Fig.: Average purchase prices and top prices for residential properties around Germany's most beautiful and best-known lakes, 1st half of 2025 vs. 1st half of 2024 (Graphic: von Poll Immobilien GmbH)
It is also interesting to note that prices have risen year-on-year in all of the aforementioned lake regions: most strongly at Lake Chiemsee with 8.2 percent, followed by Lake Starnberg with 7.7 percent, Lake Ammersee with 6.3 percent, Lake Königssee with 3.5 percent and Lake Tegernsee with just 0.5 percent.
Vivien Pucer, branch manager at the VON POLL IMMOBILIEN partner store Starnberg / Fünf-Seen-Land:
"Lake Starnberg is not only one of the most famous lakes in Germany, but also one of the most historic - with its proximity to Munich, clear water and unique Alpine views, the lake remains one of the most exclusive and sought-after addresses in Germany. In the last 1.5 years, we have observed for the first time that supply and demand are slightly converging - a novelty in view of the traditionally extremely scarce lakeside properties. Buying here requires not only capital but also patience and an understanding of the special features of building law, such as listed buildings or limited conversion options. The price level is determined by the location: in the first row, buyers today have to expect sums in excess of ten million euros - the further away from the shore, the lower the price, but often also the direct view of the water."
Potential buyers can expect to pay €5,960/m2 for a house or condominium on Wannsee in Berlin-Brandenburg, €5,752/m2 around Eibsee in Bavaria, €5,475/m2 on Lake Constance in Baden-Württemberg and €4,675/m2 on Öjendorfer See in Hamburg. With an asking price of €8,767/m2, Wannsee ranked fifth among the most expensive properties in lake locations in the first half of 2025. Property prices in these four lake regions rose or stagnated slightly between -0.3 percent and 6.3 percent.
Peter Römke, owner of the VON POLL IMMOBILIEN partner stores in Constance and Singen:
"Lake Constance is the third largest lake in Central Europe and borders three countries at once - Germany, Austria and Switzerland. The Lake Constance region is home to many nature reserves, such as the Wollmatinger Ried, and is characterized by its mild climate, proximity to the lake and the surrounding Alps. The biggest challenge for customers interested in a property in a lakeside location is first and foremost the price. In addition, nature conservation and environmental protection are very important at Lake Constance. There are sometimes strict building regulations and parts of the lake are designated as a water protection area, which can lead to restrictions on use under certain circumstances."
Properties on Brombachsee in Bavariacost between €3,000/m2and €4,000/m2 at €3,627/m2, on Großer Plöner See in Schleswig-Holstein at €3,110/m2, on Großer Stechlinsee in Brandenburg at €3,107/m2, on Kulkwitzer See in Saxony at €3,063/m2, on Schluchsee in Baden-Württemberg at €3,039/m2 and on Steinhuder Meer in Lower Saxony at €3,028/m2. It is striking that prices on the Großer Plöner See fell by -1.8% compared to the same period last year - the second largest price drop in this year's Lake Report. While prices at Großer Stechlinsee also fell slightly by -1.4 percent, Steinhuder Meer ranked third with the strongest price increases in the first half of 2025 with an increase of 9 percent.
Robert Rothböck, branch manager at the VON POLL IMMOBILIEN partner stores in Kiel, Plön, Eckernförde, Neumünster, Rendsburg and Eutin:
"What sets the Großer Plöner See apart is often the emotional connection many buyers have to the region. Many prospective buyers know the lake from their childhood or from vacations and would like to fulfill a long-cherished lifelong dream here. Ostholstein - also known as Holstein Switzerland - is a terminal moraine landscape formed by the Ice Age with an exceptionally high density of lakes. However, real lake properties remain rare and are correspondingly sought-after. Lake Plön scores points with its proximity to the charming district town of Plön, the popular Prinzeninsel and an active leisure offering with many sailing clubs. Nevertheless, the development, orientation and shore side often play a decisive role when buying. It is also important to take a close look at the legal situation: a jetty alone does not guarantee secure access to the lake - without an entry in the land register or official approval, use can quickly be restricted. And last but not least, it is clear that demand will remain high in 2025, but price negotiations will increasingly require tact on both sides."
Prospective buyers will find the lowest prices per square meter for a lakeside property at the Bleilochtalsperre in Thuringia at an average of EUR 1,515. With a decline of -3.1 percent compared to the same period last year, this region recorded the most significant price correction of all the lake locations analyzed. Buyers canexpect equally moderate property prices for properties around a lake at €2,110/m2 at the Große Goitzschesee in Saxony-Anhalt, €2,238/m2 at the Edersee in Hesseand €2,250/m2 at the Losheim reservoir in Saarland. While prices per square meter at the Große Goitzschesee and Stausee Losheim rose by 10.5 percent in the first half of 2025 compared to the first half of 2024 - the strongest price increase in the ranking - and by 1.3 percent respectively, they tended to stagnate at Lake Edersee at -0.8 percent.
The house or condominium on Lake Schwerin in Mecklenburg-Western Pomerania averages between €2,500/m2 and €3,000/m2 at €2,519/m2, on Lake Bigge in North Rhine-Westphalia at €2,633/m2, on Lake Laach in Rhineland-Palatinate at €2,818/m2 and on Lake Müritz in Mecklenburg-Western Pomerania at €2,918/m2. Lake Laach is surprisingly dynamic: with a price increase of 9.3 percent in the first half of 2025, it is one of the fastest-growing lake locations and takes second place in the ranking of price increases. However, prices per square meter also increased by 3 percent on Lake Müritz and 4.3 percent on Lake Schwerin compared to the first half of 2024, while they fell slightly by -1.5 percent on Lake Bigge.
Christian Sieg, office owner at the VON POLL IMMOBILIEN partner store Waren (Müritz):
"The Müritz is Germany's largest inland lake. From there, you can reach Berlin, the Baltic Sea and Hamburg by boat - and therefore the rest of the world. Compared to the previous year, there have been no significant changes in terms of supply and demand. Demand remains high, while supply is relatively low. This is because properties in a direct lakeside location are usually passed on within the family or sold to acquaintances. The biggest hurdle for prospective buyers is certainly the high purchase prices on the waterfront that are sometimes asked for such properties. Buyers have to bring a lot of equity with them."
1 The data basis for the purchase price analysis is based on the average asking prices for residential properties from GeoMap for the first half of 2025 and the first half of 2024 within a five-kilometer radius of the respective lakeshore as well as adjustments by VON POLL IMMOBILIEN Research (2025).
2 The term residential property refers to detached and semi-detached houses and condominiums.
3 The lakes defined in the See-Report 2025 are based on an evaluation of the ADAC ranking of "Germany's most beautiful lakes". Tegernsee, Starnberger See and Ammersee were added to the list of lakes because they are among the best-known lakes in Germany.
All data and graphics may be used and published with a reference to the following source: von Poll Immobilien GmbH(www.von-poll.com). The graphic can be downloaded digitally with an embedding link here: https://www.datawrapper.de/_/Ws7om/?v=4
