The strained real estate market in the Bavarian capital makes finding an apartment a difficult task. Encountering an affordable apartment seems near impossible, especially for those moving to Munich from another city. Mr. Lodge provides you with an overview.
Table of Contents:
- Renting or Buying an Apartment in Munich?
- Advantages of Buying an Apartment in Munich
- How to Buy an Apartment in Munich
- Financial Aspects of Buying Property in Munich
- Advantages of Renting an Apartment in Munich
- When Time Is of the Essence: Temporary rentals in Munich
- Is Finding an Apartment in Munich Easy?
- FAQ
To answer this question, it is worth comparing the market rents with the rates of sale properties in Munich. Furthermore, it is smart to consider the option of temporary rentals which becomes a necessity when time is of the essence.
Sale properties have become more affordable in Munich. Anyone deciding to buy in Munich today will find slightly cheaper offers than in previous years, as prices have fallen by 10-20% depending on the segment and location.
However, the biggest challenge is finding a suitable condominium in the urban area of Munich.
Although the supply has recently increased, affordability is still a challenge due to the rise in interest rates. For a pre-owned condominium, the purchase price ranges around €9,000 per square meter. You can read about how real estate prices have developed compared with the previous year in our market report for Munich and the surrounding area.
Self-use
When occupying the apartment yourself, you can benefit from:
- A sustainable investment: Munich is a city with a high quality of life as it provides a good infrastructure, green parks, cultural institutions, a diverse gastronomy scene and an attractive business location. A condominium is therefore a good investment in a sought-after real estate market.
- A reduction of dependency on the rental market: Those who own a condominium in Munich are not affected by the ever-increasing prices on the rental market in Munich. In a homeowner’s association, you also have a say in upcoming energy-related decisions.
- Flexibility: If you now longer wish to reside in the apartment, it is easy to rent out. The resale prospects will also remain at a comparatively high level despite the current decrease in prices.
Capital investment
When buying an apartment as a capital investment, these are the advantages:
- Increase in value: Even though property prices have currently decreased, the real estate market in Munich is known for its long-term value stability. This is due to the high demand for housing and the limited supply. When you buy an apartment in Munich, the chances are good that your investment generates a return. Now that purchase prices are more favorable, there are great opportunities to find a suitable investment property.
- Stable rental opportunities: Munich has a high demand for rental apartments due to the large number of workers, students and the continued immigration.
- Attractive yields: Due to high rental demand and value increase, apartments in Munich can provide good returns.
- Long-term stability: Munich is an attractive business location and has a solid labor market structure. The city is home to many large companies, including international corporations, and thus offers good economic stability. This contributes to the overall stability of the real estate market and increases the attractiveness of apartments as a long-term investment.
It is important to note, however, that the real estate market in Munich also presents some challenges. It can be difficult to find a suitable apartment. Therefore, it is advisable to thoroughly research the market before buying an apartment. We at Mr. Lodge are familiar with the Munich real estate market thanks to our many years of experience and know when an apartment is suitable for owner-occupancy or as an investment.
How to Buy an Apartment in Munich
Finance check
Before you set out to find an apartment in Munich, it's important to assess your financial situation and ensure you have sufficient equity or a suitable financing option.
Check your creditworthiness to determine how much you can afford and what your budget is. Consider not only the purchase price but also the ancillary costs of the property and purchase-related expenses such as property transfer tax, notary, and brokerage fees. This is a crucial factor, especially in the Munich real estate market.
Seek advice from a financial expert for guidance on this matter. At Mr. Lodge, we can recommend independent financial experts. Once all the basic conditions have been clarified, have your creditor institute issue you with a financing confirmation. Sellers will then see that you are serious about the purchase.
Viewing
This is when you can start your search. When you find an apartment in Munich that matches your search criteria and budget, arrange viewing appointments with the real estate agent or owner. Take your time: both in advance to think of critical questions and during the viewing itself to examine everything closely. Consider not only the apartment but also the condition of the building.
Due Diligence
Once you have found an apartment that meets your requirements, it is essential to conduct a due diligence examination. Review the legal and financial aspects, such as land registry extracts, ownership status, building permits, and any encumbrances on the property. This is especially important in real estate investments. It may be advisable to consult a lawyer or notary to assist you in this process.
Purchase Contract
If you are satisfied with the results of due diligence, you can review the purchase contract for the apartment. The purchase cpntract should include all relevant conditions, prices, payment terms, and legal provisions. Again, it is advisable to involve a lawyer or notary to review the contract and protect your interests.
Finalize Financing
Prior to signing the purchase agreement, you need to finalize the financing. If necessary, make sure you have the required financing documents and conclude the credit agreement with your bank.
Handover and Property Transfer
Once the notary appointment and property transfer are completed, a handover date is arranged. With the handover, where you receive the keys to the property, the purchase process is finalized. Make sure that all agreements in the handover process are fulfilled.
Financial Aspects of Buying Property in Munich
When financing an apartment in Munich, there are several aspects to consider:
Equity
It is advisable to have sufficient equity before financing an apartment in Munich. A higher equity ratio can help you secure better loan terms and reduce risk. Typically, it is recommended to contribute at least 20 percent of the purchase price as equity.
Budget Planning
Ensure that you plan your budget thoroughly, taking into account your financial capacity. Consider not only the monthly mortgage payment but also other associated costs such as interest, principal, ancillary costs, maintenance, and insurance.
Mortgage and Offer Comparison
Conduct a comparison of various mortgage interest rates and terms. Evaluate offers from different banks and financial institutions to secure the best possible conditions. Pay attention to the effective annual interest rate, the loan term, repayment options, and any fees or additional costs.
Financing Confirmation
Before purchasing an apartment, it is advisable to obtain financing confirmation from your bank or financial institution. This confirmation demonstrates to sellers that you have sufficient financial means to complete the purchase. It can strengthen your negotiation position and expedite the buying process.
Interest Rate Trends
Keep an eye on current interest rate trends and potential changes in the future. We are currently witnessing how interest rates can change over time. You can opt for a fixed interest rate that keeps interest rates constant throughout the loan's term or a variable interest rate that adjusts to the market. In the case of very high interest rates, choosing a variable rate can be a good way to save money when interest rates go down again. However, it's important to monitor interest rate developments. If it appears that rates are rising, it is advisable to switch to a fixed interest rate beforehand. In any case, seek advice from an independent financial expert regarding this decision.
Government Programs
Research potential government programs or support for property purchases in Munich. Various state programs promote homeownership, such as the KfW funding program. Determine if you qualify for such programs and explore the benefits they offer.
Advantages of Renting an Apartment in Munich
For those who cannot currently afford to buy a property in Munich due to the high financial burden, turning to the rental market is a common choice.
As a rule of thumb, if the monthly payment, excluding principal repayment, significantly exceeds the monthly rent, it is more sensible to rent an apartment in Munich than to buy one.
In a market with high dynamics coupled with high purchase prices, as is currently the case in Munich, many property seekers opt for renting an apartment until they have saved up enough equity or until the affordability of purchase properties has improved.
The temporary rental model then offers clear advantages to high earners, because furnished apartments with a fixed-term lease are available more quickly than unfurnished apartments with indefinite rental agreements.
When time is of the essence: furnished rentals in Munich
Temporary rental offers are not tied to the Munich rent index. This is why square meter prices here are higher compared to indefinite rental agreements.
In addition, these apartments come fully furnished with everything you need to move in right away.
This is especially advantageous for people relocating to Munich who have limited time for an intensive apartment search. They can get to know the city and choose their preferred location at a later time.
With their housing needs taken care of, new residents can then take their time finding an apartment that suits their needs and expectations.
Is it Easy to Find an Apartment in Munich?
The city of Munich has a steady influx of new residents, Both internationally and within Germany, Munich is highly sought after as a place to live and work. As a result, the demand for real estate has been greater than the supply for years, especially in the rental market. That's why finding an apartment in Munich is truly challenging. Even if, objectively speaking, all the applicant's criteria are met, they often have to compete with almost 100 other candidates for the same property.
Many vacant apartments are passed on informally and never even make it to public real estate portals. Landlords who offer their property in this manner often withdraw the listing after a short time because the flood of interested parties is simply too overwhelming.
If the property seeker is also under time pressure to find a suitable property, perhaps even in a specific neighborhood, it is considered an almost insurmountable challenge in Munich.
Tips on how to succeed in apartment hunting in Munich:
- Create a search profile with major Munich real estate agencies like Mr. Lodge. This way, you'll be the first to learn about apartments tailored to your needs.
- Be proactive and post your apartment search request on bulletin boards in supermarkets, bakeries, butcher shops, or even on billboards throughout the city or your preferred neighborhood. Include contact information that people can tear off and take home.
- Advertise in local newspapers and place ads in magazines that align with your lifestyle.
- Real estate portals like IS 24 or eBay are important platforms for your search.
- Consider buying shares in housing cooperatives. While an initial investment may be required, the apartments are usually affordable and mostly in good condition. There are no eviction notices for personal use in this case.
- Get in touch with property management companies. Maybe you are in luck and an apartment has just become available?
- Utilize the opportunities of social media. Make your search public on Facebook, Instagram, Twitch, as well as Xing and LinkedIn.
- Have all necessary documents ready well in advance of the viewing appointment. The employment contract, the last three salary statements, your ID card, all in copies, a current SCHUFA credit report, and a form providing information about you, including your job title, home address, and hobbies.
- Have your application portfolio stand out and give you an advantage over the other applicants. How about a red application folder with a professional photo as an eye-catcher?
- Prepare logical arguments for why you are the ideal tenant for the property and make sure to have a conversation with the landlord.
- Offer to prepay several months of rent if you get the apartment. This signals your financial stability to the landlord.
- Do not try to negotiate the rent with the landlord. Demand determines the price, and it remains strong. There are plenty of candidates willing to pay the advertised price, often plus the agent's commission and the purchase of pre-installed furnishings.
- Expand the area where you are looking. Maybe it doesn't have to be the Glockenbachviertel; perhaps Ismaning can also meet your needs?!
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How hard is finding an apartment in Munich?
Finding an apartment in Munich you like and is affordable is challenging, but doable. The rental market in the Bavarian capital is one of the hardest in Germany. Only other big cities like Berlin, Hamburg and Frankfurt are equally challenging when searching for an apartment. The supply is depleted. Newly built apartments have their price. Even with all the necessary documents it is often not possible to find an apartment in time.
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How can you find an apartment in Munich?
As everywhere in the world, contacts are worth their weight in gold when looking for a place to live. Even choosing less fashionable parts of the city can help you find a suitable place to live. Of course, finding an apartment in Maxvorstadt will prove more difficult than in Obermenzing. Of course, documents that prove the solvency of the person searching are helpful when looking for an apartment. Also, the use of status symbols during the viewing of the desired object can - if used in moderation - help to find your dream apartment more quickly. In general, especially when there is little time to look for an apartment or the desire to find an apartment in a timely manner, it is advisable to involve a real estate agent in the search. The better their network, the faster you will succeed in finding an apartment.
Furnished rentals are another alternative. Here you can move into an apartment in your desired neighborhood, the apartment is already fully equipped with everything you can dream of. This temporary accommodation is the perfect place to continue your search for your dream home. -
How expensive are the apartments in Munich?
The average price per square meter varies greatly within the city. Depending on the location, equipment and condition people pay different prices. If you are looking for the average value, it helps to look at the rent index form 2023. Based on a representative survey and approved by an official body, the average local comparative rent is currently €14.58 per square meter.
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