Property Tax Munich 2025 — Hebesatz 824%

Bavaria. Calculated under the area model (Bavaria). Current Grundsteuer B Hebesatz: 824% (previously 535%).

Munich in Bavaria applies a Grundsteuer B Hebesatz of 824% from 2025 onward. The calculation follows the area model (Bavaria). With an average Bodenrichtwert of €2,800 per square metre, the tax depends on plot size, building area, and the property use.

Before the reform the Hebesatz was 535%. The city describes the change as revenue-neutral: municipal intake is expected to stay at pre-reform levels, but individual properties can see significantly higher or lower bills.

Calculate property tax for Munich

Annual tax
€568.56
Monthly
€47.38
Messbetrag
€69.00
  1. Grundfläche 500 m² × 0,04 €/m²€20.00
  2. Gebäudefläche 140 m² × 0,50 €/m² × 0,7 (Wohnen)€49.00
  3. Steuermessbetrag × Hebesatz 824 %€568.56

Hebesatz before/after the 2025 reform

Hebesatz 2024
535 %
Hebesatz 2025
824 %
Change
+54.0 %

The Hebesatz rises from 535% to 824% (+54.0%).

The Hebesatz rises by 54.0% — a meaningful share of owners in Munich will pay visibly more property tax in 2025 than the year before.

Munich describes the reform as revenue-neutral: the city expects no additional total revenue. Individual properties can still shift noticeably — commercial and high-value locations typically pay more, peripheral single-family homes often less.

The binding figure comes from the municipal Grundsteuerbescheid. The underlying Grundsteuerwert and Messbescheid are issued by the tax office (Finanzamt) — challenges against the assessed value must be filed there within one month, not with the city.

Which model applies in Bavaria?

area model (Bavaria)

Bavaria drops land values entirely. Flat equivalence amounts (0.04 €/m² plot, 0.50 €/m² building) × area yield the Steuermessbetrag; residential use gets a 0.7 reduction factor.

How the tax office and the city compute your property tax

  1. Step 1 — Equivalence amounts: Bavaria uses flat per-m² rates — €0.04 per m² of land and €0.50 per m² of building area. Property prices are irrelevant; locational quality only enters via the municipal Hebesatz.
  2. Step 2 — Steuermessbetrag: The base is multiplied by the statutory Steuermesszahl (residential: 0.31 ‰ in the federal model, or 1.3 ‰ with a 30 % discount in the land-value model). The result — the Grundsteuermessbetrag — is set by the tax office.
  3. Step 3 — Annual property tax: The municipality multiplies the Messbetrag by the Hebesatz — here 824%. The city's Grundsteuerbescheid bundles the final amount and sets the installment schedule.

Worked examples

Detached house (500 m² plot · 140 m² living)

Annual tax
€569
Monthly
€47

Apartment (200 m² pro-rata · 75 m² living)

Annual tax
€282
Monthly
€24

The examples use typical floorplans, the area model (Bavaria), and the current 824% Hebesatz for residential use. Since Munich uses the area model, the tax depends on square metres alone — two identical houses in prime and peripheral locations pay exactly the same. For your own property, use the calculator above with the actual areas and — depending on the model — your plot's Bodenrichtwert or residential-location class.

What if Munich changes its Hebesatz?

824 %
Annual tax
€569
Today in Munich (824%)
€569
Change
€0 (0.0 %)

Scenario for a sample property (500 m² plot, 140 m² living). Enter your own figures in the calculator above.

Payment schedule 2025

Quarterly
15. Feb
Quarterly
15. Mai
Quarterly
15. Aug
Quarterly
15. Nov

Grundsteuer B is billed in four quarterly installments by default (§ 28 GrStG) — on 15 February, 15 May, 15 August, and 15 November. On request (by 30 September of the preceding year), a single annual payment on 1 July is possible; for amounts under €30, the tax is due as a single installment anyway.

The basis for the debit is the municipal Grundsteuerbescheid. Without a SEPA direct-debit mandate, the amount must be transferred manually — late payment triggers a statutory surcharge (Säumniszuschlag) of 1 % per started month under § 240 AO, plus fees levied by the city treasury. Filing an objection does not suspend the duty to pay; installments remain due unless a formal suspension of enforcement (Aussetzung der Vollziehung) is requested and granted.

Pass-through to tenants

Landlords may pass property tax on to tenants as an operating cost. A sample annual tax of €2,307 works out to roughly €192 per month — allocated by each unit's share of total living area, provided the rental contract allows pass-through of operating costs.

The legal basis is § 2 No. 1 BetrKV in conjunction with § 556 BGB. Only the ongoing property tax is pass-through-eligible; property valuation, notary and land-register costs, and maintenance remain with the owner. In mixed-use buildings (commercial + residential), the commercial share must be allocated separately if combining it would unfairly burden residential tenants (BGH VIII ZR 362/03).

Tenants in Munich can check their annual operating-cost statement on three points: Does the stated property tax match the city's Grundsteuerbescheid? Is the allocation key the one agreed in the lease (usually living area)? If the reform lowered the city's Hebesatz, was the pass-through adjusted accordingly? Errors here are a frequent legitimate basis for contesting the statement.

Munich vs. similar cities

Munich824 %
Nuremberg810 %
Augsburg600 %
Stuttgart400 %

The Hebesatz alone does not determine the tax burden — the Grundsteuerwert or Bodenrichtwert per city plays at least an equally large role.

Related cities

Want to check another city's Hebesatz?

Compare all German cities, Hebesätze, and models side by side.

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Frequently Asked Questions

What is the Grundsteuer B Hebesatz in Munich?

From 2025 the Grundsteuer B Hebesatz in Munich is 824%. The Hebesatz rises from 535% to 824% (+54.0%).

Which Bundesmodell applies in Munich?

Munich is located in Bavaria and calculates property tax under the area model (Bavaria). Bavaria drops land values entirely. Flat equivalence amounts (0.04 €/m² plot, 0.50 €/m² building) × area yield the Steuermessbetrag; residential use gets a 0.7 reduction factor.

When is property tax due in Munich?

Property tax is typically paid quarterly (15 Feb, 15 May, 15 Aug, 15 Nov). On request, a single annual payment on 1 July is also possible.

Can the landlord pass property tax on to tenants?

Yes. Under § 2 BetrKV property tax is a pass-through operating cost. The landlord can distribute it across tenants' living area, provided the rental contract allows it.

What happens if the Grundsteuerwert for my property in Munich is wrong?

You have one month to file an objection (Einspruch) against the Grundsteuerwert assessment issued by the tax office. The same applies to the Grundsteuermessbescheid. The city's own Grundsteuerbescheid can only be corrected once the underlying assessments are revised.

Is this calculation legally binding for Munich?

No. Our calculator produces a realistic estimate based on the official Hebesatz and equivalence amounts. The binding tax amount is set by the Grundsteuerbescheid issued by the tax office.