Munich Apartment Costs by Size: What to Expect

Munich is Germany's most expensive big city for tenants. How much that shows up in your budget depends above all on apartment size, because smaller apartments in Munich cost disproportionately more per square metre than large ones.

What a one-room apartment costs

For a one-room apartment of roughly 30 to 35 square metres, the net Kaltmiete in Munich typically runs between 500 and 650 euros under the current Mietspiegel, depending on location and building age. Because small apartments carry a higher price per square metre than large ones, singles in Munich pay proportionally more per square metre than families in larger apartments.

What a two-room apartment costs

A two-room apartment of around 55 to 60 square metres usually falls in the 850 to 1,100 euro Kaltmiete range. Add Nebenkosten, which for an apartment this size run around 150 to 190 euros a month per the national operating-cost index, and the Warmmiete frequently crosses the 1,000-euro mark.

What a three-room apartment costs

For a three-room apartment of around 80 square metres, the reference size used in many comparison calculations, Kaltmiete typically runs between 1,200 and 1,500 euros. The exact amount depends heavily on the district: central locations like Maxvorstadt or Schwabing sit at the upper end, while outer districts like Trudering or Feldmoching tend toward the lower end.

Why Munich costs more than the national average

Munich has topped the national rent ranking for years, well above the BBSR's national average of around 11 euros per square metre for asking rents. The main drivers are sustained demand from inward migration, limited new construction within city limits, and the high purchasing power of the many companies based there, which pulls the entire price level upward.

How to cut costs

Anyone looking to save in Munich has three main levers: first, widen the search to outer districts and surrounding commuter towns with S-Bahn access; second, check eligibility for a WBS (housing entitlement certificate), which opens access to subsidized apartments with capped rent; and third, consider housing cooperatives (Genossenschaften), which often rent below market level. Once you've settled on a size and budget, our national rent overview and Munich Mietspiegel guide cover the wider picture and negotiation tools.

Conclusion

Housing costs in Munich vary sharply by apartment size: small apartments are the most expensive per square metre, while larger apartments offer relatively better value. Comparing districts and apartment sizes realistically still turns up differences of several hundred euros a month, even in Munich.

Frequently Asked Questions

How much does a one-room apartment cost in Munich?

Usually between 500 and 650 euros Kaltmiete for 30 to 35 square metres, depending on location and building age.

Why are small apartments more expensive per square metre in Munich?

Because fixed costs like the kitchen, bathroom and connections are spread across less floor space in a small apartment, which raises the price per square metre.

Which Munich districts are cheaper to live in?

Outer districts like Trudering, Feldmoching, or surrounding commuter towns with S-Bahn access are usually well below the prices of central locations like Schwabing or Maxvorstadt.

How can I reduce housing costs in Munich?

By searching outer districts, checking WBS eligibility for subsidized apartments, or considering housing cooperative offers priced below market level.