Days on Market Trends and Vendor Discounting

Average days on market for residential properties in Munich reached 48 days in the second quarter of 2026, up from 34 days a year earlier, while the typical vendor discount climbed to 6.8 percent according to figures compiled by the Bavarian Real Estate Association.

The shift matters because mortgage rates have held above 3.5 percent since late 2025, leaving fewer buyers able to stretch to full list prices and forcing sellers to adjust expectations quickly in a city where new supply remains limited by zoning rules.

Properties on Leopoldstrasse in Schwabing now average 51 days before contracts are signed, compared with 29 days in the same period last year, while apartments near the Glockenbachviertel have seen asking prices cut by an average of 52,000 euros after three weeks on the market.

Discounting Patterns Across Neighbourhoods

Real estate agents working through the Munich branch of Immowelt report that two-bedroom flats listed above 780,000 euros in Maxvorstadt are the most likely to receive price reductions, with 11 of the 17 units that closed in June selling at least 5 percent below the original figure. The pattern repeats near the English Garden, where family homes listed in April still carried visible reductions when they finally found buyers in early July.

City data released on 8 July show that 142 properties marketed through the official Munich Housing Portal carried discounts of 40,000 euros or more, a 28 percent increase from the same month in 2025.

Next Steps for Sellers and Buyers

Owners planning to list before autumn should review comparable sales on the same street within the past 60 days rather than relying on 2025 benchmarks, while buyers can strengthen offers by requesting a pre-inspection report that addresses any needed updates to heating systems. Those steps have already shortened negotiations by an average of nine days in recent transactions tracked by local agents.