Munich Suburbs Where Buying is Now Cheaper Than Renting

For the first time in years, a cluster of Munich’s suburban neighbourhoods is bucking the national trend: Buying a home is now more affordable than renting in parts of Garching, Pasing and Oberschleißheim, according to fresh analysis from ImmobilienScout24 shared exclusively with The Daily Munich.

The stakes are high as rents across Bavaria’s capital keep climbing; Munich posted a 5.8% annual average rent increase in June, pushing average cold rents for a standard 70sqm flat in many central neighbourhoods to over €1,600 per month. With inflation easing only slightly and mortgage rates settling under 3.3% for 10-year fixed loans, would-be homebuyers have found a slim but significant window in several outlying districts.

Pocket-Friendly Outskirts Lead the Shift

In Garching, home to the renowned Forschungszentrum and well-connected by the U-Bahn’s U6 line, recent resale flats along Professor-Angermair-Ring are commanding sale prices as low as €540,000 for 80sqm units. That translates, with current interest rates and 20% down, to monthly mortgage payments of just under €1,750 including principal and interest. By contrast, advertised rents for comparable units in the same neighbourhood are already brushing €1,850—and climbing. Similarly, on Landsberger Straße in the western district of Pasing, buyers can find 3-room flats listed at €495,000. After factoring in buyer’s taxes and necessary fees, the all-in mortgage payment often lands around €1,600, while median rents now sit at €1,720 for the same size property.

Real estate group Haus & Grund München confirms these calculations, reporting a surge in inquiries in Oberschleißheim, particularly in the Mittenheim area, where new-build condos are filling up quickly. Their president, Dr. Johannes Weber, attributes this phenomenon to a “rare convergence” of slowly stabilising property prices and landlords hiking rents after a bleak few quarters for supply.

Crunching the Numbers

Data from the Munich Gutachterausschuss (Property Valuation Committee) shows that while central boroughs like Schwabing and Maxvorstadt remain stubbornly expensive—buyers in Schwabing still face average purchase prices of €10,400 per square metre—suburban districts such as Garching-Hochbrück and Kirchtrudering have seen year-on-year price increases plateau at around 1.2%. Meanwhile, rents in these same suburbs jumped 6-7% since July 2025. Analysts say anyone able to muster a moderate deposit and secure a loan under 3.5% can now buy for less than the monthly outlay demanded by many landlords.

For buyers, there are caveats. "Total cost of ownership,” including maintenance and association fees, matters—especially in older buildings. But comparison calculators at Munich’s Verbraucherzentrale (Consumer Advice Centre) show the mortgage-versus-rent crossover point, for the first time in years, tipping in favour of buyers in specific locations northwest and west of Stadtmitte.

With local government keen to support first-homebuyers—the city’s Wohnungsbauoffensive 2030 has a new round of application windows for moderate-income families this September—market watchers expect further movement in these pockets. Hausbank München, meanwhile, says loan approvals for buyers under 40 are up 18% for homes in outlying districts since March.

For renters watching another rent hike notice trickle in, the message is clear: In suburbs along the U6, S2 and S1 lines, the math may finally justify a buyer’s leap—if they move quickly, before sellers raise their prices to match swelling demand. Future first-time buyers should crunch scenarios using updated listings platforms and consult a local broker; Munich’s pocket of opportunity may not last long.