4-Bed Renovated Farmhouse with 1,457m² Garden in Berg, Germany – Investor Sale



Germany, Berg (Germany)
4 Bedrooms · 1 Bathrooms · 196m² Floor area
€579,000
House
No parking
4 Bedrooms
1 Bathrooms
196m²
No garden
No pool
Not furnished
Description
On a quiet morning in Berg, you open the back door of this renovated farmhouse and the garden stretches out ahead of you — 1,457 square meters of it, flanked by meadows, with the distant sound of horses moving through a nearby paddock. The air is cool and carries the faint smell of wet grass. This is what owning property in rural Bavaria actually feels like, and it's nothing like any city you've left behind.
This is a rare investor opportunity in the truest sense. The property is being offered as a sale-and-leaseback arrangement, which means the current owner continues to live in the home as a tenant after the sale, paying rent to the new owner. For buyers who aren't looking for a primary residence but want a long-term, income-generating asset in the German property market, this structure is genuinely compelling. No vacancy gaps, no property management headaches from day one — just a stable tenancy already in place.
Let's talk about what you're actually buying. The farmhouse itself has been renovated and spans 196 square meters across four bedrooms and a bathroom. It sits on a front plot with a dedicated driveway and entrance area, while a separate rear parcel contains the garden and two garden outbuildings. That division of the land gives the property a sense of depth and layering that you rarely find at this price point — there's a working, lived-in front, and then a private green retreat behind it.
The land value alone tells a significant part of the story. At the current official land value (Bodenrichtwert) of 310 euros per square meter, the plot is independently valued at approximately 450,000 euros. At an asking price of 579,000 euros, you're acquiring the building, the renovation work, the rental income stream, and the garden outbuildings on top of that baseline. For anyone tracking the German real estate market over the past decade, those numbers will land with weight.
Berg itself sits in the Starnberg district of Upper Bavaria, one of the most consistently desirable regions in all of Germany for property investment. The area wraps around the western shore of Lake Starnberg — a glacial lake so clear and so large that on warm afternoons it genuinely resembles a sea. The Fünf-Seen-Land, or Five Lakes Region, is the broader landscape here, and it draws not just tourists but the kind of long-term residents who prioritize quality of life above almost everything else. Munich professionals commute out here on weekends; many eventually make it permanent.
From Berg, the center of Munich is roughly 35 kilometers north. That's about 40 minutes by car under normal conditions, and there are regional train connections that link the lake district to the city without requiring you to drive. For an international buyer flying in via Munich Airport — one of Europe's busiest and best-connected hubs — the logistics of reaching this property are genuinely straightforward. A flight into Munich, an hour's travel south, and you're here.
The outdoor life in this part of Bavaria is relentless in the best way. The cycling and hiking trails surrounding the property are extensive — the Fünf-Seen-Land cycling route covers over 200 kilometers and passes through villages, vineyard edges, and lakeshores. In summer, the Starnberger See fills with swimmers, sailors, and stand-up paddlers. In winter, the Bavarian Alps are close enough that you can be on the slopes at Garmisch-Partenkirchen, home of the 1936 Winter Olympics, within 90 minutes. The surrounding meadows and riding paddocks adjacent to the property give it a distinctly equestrian character — there's even a tennis court nearby. This is not a location that demands you drive somewhere to find activity; it spills in from every direction.
The food culture in the villages around Starnberg is rooted in southern Bavarian tradition. Weisswurst breakfasts before noon are taken seriously here — there's a correct way to eat them and locals will tell you politely if you've got it wrong. The weekly markets in Starnberg and Tutzing bring regional produce, fresh bread, and farmers who have been selling from the same stall for thirty years. Berg has its own quiet village rhythm: a few restaurants, a bakery, the kind of community calendar that gets printed and posted in windows.
For the international investor, ownership of German property comes with a well-established legal framework and one of Europe's most transparent property transaction systems. Germany has no restrictions on foreign nationals purchasing real estate, and the notarial system that governs all transfers offers strong protection for buyers. Tax considerations — including potential rental income deductions for property upkeep, depreciation, and financing costs — are worth discussing with a German Steuerberater, particularly given the leaseback structure which has its own specific accounting implications.
A virtual 360-degree tour of the property is available on request before arranging an in-person visit, which is worth taking advantage of if you're traveling from abroad.
Key features at a glance:
- Renovated four-bedroom farmhouse with 196m² of living space
- 1,457m² total plot including front driveway area and rear garden
- Two garden outbuildings on the rear parcel
- Sale-and-leaseback structure — existing owner remains as paying tenant
- Pure investor acquisition; owner-occupation excluded long-term
- Bodenrichtwert (official land value) of 310 €/m², giving an independent land value of approximately 450,000 €
- Located in Berg, Starnberg district, Upper Bavaria
- Surrounded by meadows, riding paddocks, and a tennis court
- Extensive cycling and hiking trail network directly accessible
- 35km south of Munich city center, approximately 40 minutes by car
- Regional rail connections to Munich
- Easy access to Munich Airport for international buyers
- Proximity to Lake Starnberg and the wider Fünf-Seen-Land region
- 90 minutes from Garmisch-Partenkirchen Alpine ski area
- Virtual 360° property tour available before in-person viewing
If you're building a European property portfolio with a focus on the German market — particularly in a region where land values have consistently appreciated and rental demand stays strong — this farmhouse in Berg is the kind of asset that rarely appears at open market. The leaseback structure smooths the transition into ownership, and the underlying land value provides a hard floor that gives serious investors genuine confidence.
Reach out through Homestra today to request the virtual tour and full investment documentation. Opportunities in the Starnberg district at this price-to-land-value ratio don't sit on the market long.
Details
- Amount of bedrooms
- 4
- Size
- 196m²
- Price per m²
- €2,954
- Garden size
- 1457m²
- Has Garden
- No
- Has Parking
- No
- Has Basement
- No
- Condition
- good
- Amount of Bathrooms
- 1
- Has swimming pool
- No
- Property type
- House
- Energy label
Unknown
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