Is buying a property in Bogenhausen a good investment?

Last updated on December 29, 2023

Yes, the analysis of Munich's property market is included in our pack

If you've admired the upscale living and green spaces in Bogenhausen, you may contemplate living in this Munich district.

Is it a good idea though? What's the current state of the real estate market in that area? Are property values appreciating or depreciating? Are investors seeing returns on their real estate investments? How's the demand for rentals?

We'll answer all these questions for you! When building and updating our property pack for Germany, our team has been researching and surveying this area. In fact, there is significant customer interest in investing there. Therefore, we believe it would be beneficial to include some information about it in our property pack.

Why do property buyers like investing in Bogenhausen?

Bogenhausen, a district in Munich, stands out as a highly sought-after location for property buyers, and for good reasons.

Its charm lies in a unique blend of attributes that differentiate it from other real estate markets, not just in Munich, but also more broadly. Let's explore what makes Bogenhausen a special place to invest in property, the type of people it attracts, and also consider some of its potential drawbacks.

Firstly, think of Bogenhausen as a tapestry of historical elegance and modern sophistication. This area became increasingly popular in the late 20th century, as Munich expanded and evolved into a global city.

Bogenhausen, with its sprawling villas, lush parks, and proximity to the Isar River, offers a serene, almost idyllic living environment. It's a stark contrast to the bustling city life, yet it remains conveniently connected to Munich's vibrant city center. This balance of tranquility and accessibility is a rare find in urban real estate markets.

Moreover, Bogenhausen isn't just about beautiful landscapes and architecture. It's a hub for cultural richness, hosting several art galleries, museums, and historical landmarks. For those who value cultural immersion and a touch of historical charm in their living spaces, this district is a treasure trove.

Now, as for the hype around Bogenhausen, it's not just a fleeting trend. The district has established itself as a perennial favorite among discerning property buyers.

This staying power can be attributed to its consistent quality of life, ongoing infrastructural developments, and its reputation as a prestigious address in Munich. These factors suggest that Bogenhausen's allure isn't diminishing anytime soon.

When it comes to the kind of people attracted to Bogenhausen, think of a diverse mix. It appeals to affluent professionals, expatriates, and families looking for a blend of urban convenience and suburban peace. The area's reputable schools, lush green spaces, and safe neighborhoods make it particularly appealing to families.

However, like any place, Bogenhausen has its drawbacks. The exclusivity and prestige come with a price tag, making it one of the more expensive areas in Munich. This high cost of living might not be feasible for everyone.

Additionally, while its tranquil environment is a major draw, some might find it a bit too quiet, especially those who thrive in more lively urban settings.

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Why is Bogenhausen a nice place to live?

Living in Bogenhausen offers a unique experience that balances modern urban living with a touch of historical and cultural charm.

This area, known for its serene atmosphere and beautiful architecture, provides a lifestyle that's both enriching and comfortable.

In terms of lifestyle and culture, Bogenhausen is a melting pot. It combines the tranquility of suburban life with the vibrancy of city living. The area is dotted with beautiful parks, such as the Englischer Garten, offering residents a green oasis for relaxation and recreation right in the heart of the city.

For those who appreciate art and history, there are cultural landmarks like Villa Stuck and the Prinzregententheater that add a distinctive character to the neighborhood.

The expat community in Bogenhausen is thriving. Thanks to its diverse and welcoming atmosphere, many expatriates find it an ideal place to settle. This cosmopolitan vibe means that newcomers often find it easier to integrate and connect with both locals and fellow expats.

However, the high quality of life in Bogenhausen does come at a cost. It is known to be one of the more affluent areas in Munich, which means living expenses can be quite high compared to other parts of the city.

This includes property prices, rent, and daily living costs. But for many, the price is worth paying for the quality of life offered.

Safety is a key feature of Bogenhausen. It is considered one of the safer districts in Munich, which is a significant factor for families and individuals seeking a secure living environment. The low crime rate and well-maintained public spaces contribute to this sense of safety.

When it comes to amenities and facilities, Bogenhausen is well-equipped. There are excellent schools such as the Bavarian International School, which cater to both local and expat families.

Healthcare facilities are top-notch, with hospitals like Bogenhausen Hospital providing high-quality medical care. Shopping options range from local boutiques to larger shopping centers like the Fünf Höfe in the nearby city center.

The infrastructure in Bogenhausen is another plus. The roads are well-maintained, and utilities like electricity and water supply are reliable. Internet connectivity is generally excellent, a crucial factor for professionals and businesses.

Accessibility is a strong point for Bogenhausen. It is well-connected to other parts of Munich and major transport hubs. Munich's efficient public transport system, including U-Bahn (underground trains), S-Bahn (suburban trains), trams, and buses, serves the area, making it easy to navigate the city.

The Munich Airport is also easily accessible via public transport or a short drive, which is a boon for frequent travelers.

Public transportation options are abundant and efficient. The U4 and U5 U-Bahn lines, for instance, pass through Bogenhausen, offering a quick and easy way to reach the city center and other important locations in Munich.

How much does it cost to buy real estate in Bogenhausen?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in Germany.

Buying a property in Bogenhausen can be a significant investment, and the cost varies widely depending on the type and location of the property.

Let's delve into the details to understand what you can expect in terms of property types, demand, price ranges, and potential future trends in this sought-after district.

Bogenhausen offers a diverse range of residential properties. From modern apartments and traditional houses to luxurious villas, the area caters to a variety of preferences and budgets.

The most in-demand properties tend to be the spacious, well-appointed apartments and the larger, more exclusive villas. This demand is driven by the district's reputation for quality living, its green spaces, and its proximity to both the city center and natural landscapes like the Isar River.

The real estate market in Bogenhausen is a mix of new developments and resale properties. While historic buildings and older residences are common, there's also a steady stream of new developments that offer modern amenities and energy-efficient living.

These new projects often attract buyers looking for contemporary living spaces with the latest in home technology.

Prices per square meter can vary greatly, but you're generally looking at a range from around 10,000 to 20,000 euros per square meter, with luxury properties and villas commanding even higher prices.

Over recent years, property values in Bogenhausen have shown a consistent upward trend. This increase is attributed to the district's growing popularity, its limited supply of available properties, and Munich's overall status as a desirable city for both living and investment.

Looking forward, there are several factors that could influence the real estate market in Bogenhausen. Planned city developments, infrastructure upgrades, and new residential projects can all impact property values.

For instance, any enhancement in public transport connectivity or the addition of community amenities can make the area even more attractive to potential buyers, potentially driving prices up.

As for predictions for the coming years, it's reasonable to anticipate continued demand for properties in Bogenhausen. The district's charm, combined with Munich's strong economy, suggests that real estate here will remain a solid investment.

Specific factors that indicate potential increases in value include ongoing urban development projects, the district's popularity among affluent buyers, and Munich's status as an international city with a high quality of life.

Where is the best area to buy a property in Bogenhausen?

When considering the best area to buy a property in Bogenhausen, it's important to understand that this district is quite diverse, offering different atmospheres, property types, and price ranges.

Bogenhausen is broadly divided into several areas, each with its own unique character. The Herzogpark area, for instance, is one of the most prestigious and sought-after locations.

Known for its luxurious villas and exclusive atmosphere, properties here are among the most expensive in Munich. This area appeals to those seeking privacy and high-end living, surrounded by lush greenery and near the Isar River.

Another notable part is Alt-Bogenhausen, the historical heart of the district. This area is characterized by beautiful, old buildings, and offers a more traditional Munich atmosphere. Property types here vary from stately old apartments to smaller, more affordable units.

For buyers looking for up-and-coming areas within Bogenhausen, the area around Prinzregentenstraße is gaining attention. This part of Bogenhausen is seeing modern development, with new apartment buildings offering contemporary living spaces.

It's becoming popular among younger professionals and families who appreciate the blend of modern living and the traditional charm of Bogenhausen.

In terms of where it would be a good idea to look for a property, it largely depends on your preferences and budget.

If you're seeking exclusivity and don't mind a higher price tag, Herzogpark is an excellent choice. For those who prefer a historical setting and a mix of property types, Alt-Bogenhausen is ideal.

And for something more modern and with potential for appreciation, the area around Prinzregentenstraße is worth considering.

On the contrary, certain parts of Bogenhausen might be less advisable depending on your needs. The areas closer to the outskirts of the district might not offer the same level of connectivity or convenience as the central parts.

Additionally, some new developments, while modern, might lack the character and charm that Bogenhausen is known for. These areas might not appeal to those looking for the traditional Munich experience or for a more stable investment in terms of property value appreciation.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for Germany.

Area	Description	Property Types	Price Range
Herzogpark	Prestigious, exclusive, near Isar River, lush greenery	Luxurious villas	Highest in Munich
Alt-Bogenhausen	Historical heart, traditional Munich atmosphere	Stately old apartments, smaller units	High, but generally lower than Herzogpark
Prinzregentenstraße area	Modern development, up-and-coming, popular among younger demographics	Contemporary apartments	Moderate to high, potential for appreciation

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Is there a strong rental demand in Bogenhausen?

Bogenhausen does indeed experience a strong rental demand, shaped by its desirable location and the quality of life it offers.

Understanding the nature of this demand, whether it's geared more towards short-term or long-term rentals, who the target demographic is, and what types of properties are most sought after, can be crucial if you're considering investing in rental property here.

Firstly, the rental market in Bogenhausen leans more towards long-term rentals. This preference is driven by the district's family-friendly environment, its reputable schools, and the presence of various multinational corporations and consulates in and around the area.

These factors make Bogenhausen particularly attractive to families, expatriates, and professionals who are often looking for stable, long-term housing solutions.

The target demographic in Bogenhausen is quite diverse. You have families drawn to the area's safety and educational facilities, expatriates and diplomats who prefer the district for its prestige and international feel, and professionals who work in the nearby business districts. These potential tenants usually look for properties that offer comfort and convenience.

Apartments and townhouses that are modern, well-connected to public transport, and equipped with amenities like a balcony, parking, and, if possible, a small garden, are particularly in demand.

When looking at specific areas within Bogenhausen, Herzogpark and Alt-Bogenhausen are highly sought after. Herzogpark, known for its luxury villas and exclusive atmosphere, attracts high-income tenants, while Alt-Bogenhausen, with its charming historic buildings, appeals to those who appreciate a blend of tradition and modernity.

Certain amenities can significantly reduce vacancy rates in rental properties. These include proximity to public transportation, modern fittings, access to green spaces like parks, and in some cases, building amenities like a gym or a pool.

Such features not only enhance the appeal of a property but also cater to the lifestyle expectations of the district's affluent tenant base.

Regarding potential returns on investment, Bogenhausen's properties generally offer a stable and potentially lucrative rental yield. While specific numbers can vary, you can expect a decent return due to the high demand and the area's prestigious status.

Rental yields in premium locations like Herzogpark could be on the higher end, whereas more traditional areas like Alt-Bogenhausen might offer slightly lower, but still attractive, returns.

In terms of property types gaining increasing demand and potentially better yields, modern, well-located apartments and townhouses seem to be the trend.

These properties cater to the needs of the professional and expatriate demographic, who are looking for convenience, quality, and accessibility.

Such properties, especially those with additional amenities and in prime locations, are likely to continue to be in high demand and could offer better rental yields.

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Is it easy to buy a property as foreigner in Bogenhausen?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in Germany.

Buying a property in Bogenhausen, Munich, as a foreigner is relatively straightforward, but there are several nuances to be aware of.

Germany, in general, has no specific regulations or restrictions that apply solely to foreign buyers, which means that as a foreigner, you have the same rights and responsibilities as a local buyer.

However, understanding the purchasing process, potential risks, and the importance of local expertise can help navigate the complexities of the real estate market in Bogenhausen.

The purchasing process in Bogenhausen follows the standard German property-buying procedure. It involves several steps; finding a property, securing financing if necessary, making an offer, signing a sales agreement, and then the notarization of the purchase.

The process is quite regulated and legalistic, and it involves a notary (Notar) who plays a critical role in the transaction. The notary is responsible for the fair and legal transfer of property, and they ensure that all necessary checks are made, contracts are fair, and the transfer is recorded.

One primary risk associated with property investment in Bogenhausen, as in any major city, is the fluctuation in property prices. While Bogenhausen is a desirable area and has historically seen steady appreciation in property values.

The real estate market can be unpredictable. Other risks include potential legal issues, such as unclear property titles or undisclosed property defects.

There are several classic pitfalls or common mistakes that people face when buying property in Germany, including in Bogenhausen. One of the unique aspects of the German property market is the importance of understanding the 'Hausgeld' for apartments in co-owned buildings, which is the monthly maintenance fee.

Buyers often overlook this, which can lead to unexpected ongoing costs. Another common mistake is underestimating the additional purchase costs, including the notary fees, real estate agent fees, and property transfer tax, which can add up to a significant amount.

Working with a local real estate agent or lawyer in Bogenhausen is highly advisable. They can provide invaluable guidance on the local market, assist with language barriers, and ensure that all legal aspects of the purchase are handled correctly.

They can also help in understanding the local real estate norms, which might be different from those in other countries.

Regarding exit strategies for property investors in Bogenhausen, the most common approach is either selling the property at a profit or renting it out for a steady income. Bogenhausen, with its high demand for rental properties, can be particularly lucrative for long-term rental strategies.

However, investors should always be mindful of market conditions and plan their exit strategy accordingly, considering factors like market trends, property values, and personal financial goals.