Immobilienmarkt München aktuell: Die wichtigsten Fakten aus dem Wirtschaftsbericht 2025

At a glance: The 2025 Munich Annual Economic Report should be essential reading for real estate owners. Despite nationwide stagnation, Munich shows remarkable stability—with record employment, the highest purchasing power, and the lowest unemployment compared to other major cities. Our team analyzes these data for you and shows what they currently mean for the Munich real estate market. Sound decisions require sound information.

Germany remains stuck in economic stagnation—structural problems, decarbonization, and geopolitical uncertainties are weighing on the economy. However, the 2025 Munich Annual Economic Report paints a more nuanced picture for the Bavarian capital: Munich is holding its ground as one of Europe's strongest economic hubs. Rogers Immobilien, operating in Munich as an owner-managed family business since 2004, continuously analyzes these developments, because economic conditions and the real estate market are inextricably linked.

Labor market reaches historical high

The labor market data impressively underscores Munich's exceptional status. With over 970,000 employees subject to social security contributions, the city recorded a new high. The employment growth of 1.1 percent is significantly above the federal and state average. The unemployment rate stands at 4.5 percent – the lowest rate of all major German cities. Berlin is at 9.4 percent, Hamburg at 7.1 percent. These figures illustrate the extraordinary labor market strength of the Bavarian metropolis.

The employment rate of 66.7 percent is particularly remarkable. No other German metropolitan area achieves a comparable figure. This high labor force participation creates stable incomes and secures long-term demand for housing.

Purchasing power and economic output at the top

Munich ranks third in purchasing power in the nationwide city ranking. Each inhabitant has 36,461 euros at their disposal – around 35 percent above the national average. This above-average purchasing power results from the high concentration of well-paying jobs. The gross domestic product per employed person reaches 117,688 euros, significantly surpassing all other major German cities.

Trade tax revenue was just shy of the previous year's figure, which set an all-time high. This result reflects the overall solid business performance of Munich-based companies. Even in economically strained times, local businesses are successfully positioning themselves in the market.

Diversified economic structure as a guarantee of stability

Munich's resilience is based on a broad industry structure. Seven DAX corporations have their headquarters here: Allianz, BMW, Infineon, MTU Aero Engines, Munich Re, Siemens, and Siemens Energy. These large companies employ almost half of all employees subject to social security contributions. At the same time, around 88,000 companies form the economic foundation—88 percent of which are small businesses with fewer than ten employees.

At the same time, a dynamic startup scene is growing. Munich is home to several unicorn startups, including Celonis as Germany's first decacorn with a valuation of around 13 billion euros. Other successful new ventures such as Personio, Helsing, and Scalable Capital underline the innovative strength of the location. The Technical University of Munich produces the most startup founders in all of Germany.

Science hub secures a new generation of skilled workers

Over 150,000 students are enrolled at Munich's universities. The Technical University of Munich has 53,225 students, and LMU Munich has 52,086. Both are considered universities of excellence. The proportion of academics among employees reaches 42.4 percent – significantly higher than in Berlin at 33 percent or Hamburg at 29 percent. Around 70 non-university research institutions complement the scientific ecosystem. This density of research and education exists nowhere else in Germany.

The economic report also documents more than 525,000 daily commuters – the highest figure of any German city. Most of them come from the Munich district, followed by Dachau and Ebersberg. The continued pressure from inward migration is having a lasting impact on the housing market.

Munich real estate market current: Housing market under pressure

The housing market remains tight. Construction activity is declining while the population is growing. Employment in the construction industry fell by 2.4 percent. Insolvencies in the real estate sector tripled compared to the previous year – a nationwide trend that also affects Munich. This development further limits the supply of new housing.

Rental prices remain at a high level. After a correction phase, purchase prices are stabilizing again – an important signal for sellers. The shortage of skilled labor and continuous inward migration are keeping the pressure on the rental market. Anyone wanting to determine the optimal time for a transaction will find [it] in our Real estate valuation in Munich a sound basis for decision-making.

Office market: Quality decides

The situation is different in the commercial segment. Vacancy rates for office space are rising, with significant differences in quality. Modern spaces in central locations remain in demand, while older properties in peripheral locations are losing their appeal. Prime rents in top locations continue to reach record highs, while B-locations are seeing price declines.

Employment in the real estate sector decreased by 4.4 percent. This trend reflects the market correction following the boom of previous years. For commercial real estate owners, this means that location and quality of amenities are becoming the decisive differentiating factors.

Tourism and retail are recovering

A positive signal comes from tourism. Just under 9.3 million guests visited Munich – an increase of 8.8 percent compared to the previous year. Overnight stays rose to 19.7 million. The European Championship and concert highlights contributed significantly to this success. The hospitality industry returned to pre-pandemic employment levels.

Retail also benefits from this economic strength. Kaufinger Straße and Neuhauser Straße are among the most frequented shopping streets in Germany. Around 21 percent of the city's total retail turnover is generated in the city center. The population's high purchasing power and the flow of tourists support traditional brick-and-mortar retail.

Metropolitan region increases its momentum

The Munich Metropolitan Region encompasses 6.32 million inhabitants over an area of more than 25,500 square kilometers. The regional gross domestic product amounts to 361 billion euros—an increase of 36 percent since 2012. Throughout the entire region, 2.91 million people are employed subject to social security contributions. The unemployment rate is only 3.5 percent.

These regional interconnections directly influence the Munich real estate market. Many employees look for affordable housing in the surrounding area while working in the city. Detailed information on current real estate prices help in classifying these developments.

Key findings for owners

From the extensive data of the Annual Economic Report, concrete conclusions can be drawn for real estate owners:

High purchasing power and record employment guarantee the long-term demand for residential real estate
The shortage of skilled workers and over 525,000 daily commuters are keeping pressure on the rental market
Following the price correction, the buying market is stabilizing again – good conditions for sellers
Quality and location are continuing to gain importance for both residential and commercial real estate.
Declining construction activity is limiting future supply and supporting prices in the medium term
The strong metropolitan region expands the relevant market beyond the city limits

Professional guidance for your decision

The annual economic report provides valuable macro-level guidance – yet every property is unique. As specialists with in-depth local knowledge and the Bellevue Best Property Agents 2026 award, we support you in drawing the right conclusions for your property. Whether Real estate sales in Munich, leasing or strategic consulting: We know every district and its characteristics.

Take advantage of our offer for a free initial consultation. By phone, by email, or via our Contact form reach us easily. Together we will analyze your individual situation and develop the optimal strategy. We look forward to speaking with you.

Source: Munich Annual Economic Report 2025

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