Finding a flat in Munich

Before you start

• A clear budget, including operating costs and heating
• A complete application folder (see rental application documents)

Documents you need

• Passport or ID card

  required

• Employment contract or proof of income

  required

• Recent payslips

  optional

• Tenant self-disclosure form (Mieterselbstauskunft)

  optional

• SCHUFA credit report

  Often requested; only hand it over at a late stage of the application

  optional

• Previous landlord's confirmation that you owe no rent

  optional

Step by step

1. 1

   Step 1: Set your budget and priorities

   Advertised rents are usually net cold (Kaltmiete): without operating costs (Nebenkosten) and heating. Ask what the advance payment for operating costs and heating is, and add electricity if it is a separate contract.

   Worked example with the city's H1 2026 figures: a 50 m² flat at €22.93 per m² is about €1,150 net cold before operating costs and heating. Furnished flats were advertised higher, at about €29.80 per m² for existing flats.

   Decide which areas work for your commute (see public transport in Munich and the neighbourhood profiles) and stay flexible. A narrow search in a few inner districts takes much longer.

2. 2

   Step 2: Prepare your application folder

   Good flats in Munich often receive many applications within hours. Have a digital and printed folder ready: ID, proof of income, a short introduction and, if requested late in the process, a SCHUFA report. Data protection rules limit what a landlord may ask before and after a viewing; see rental application documents.

3. 3

   Step 3: Search several channels at once

   • Online portals. Most private and commercial offers appear on large commercial listing portals; the city's own market analysis is based on listings from ImmoScout24. Shared-flat (WG) rooms are advertised on specialised portals. Set up alerts and reply quickly.
   • Münchner Wohnen. The city's housing company, formed on 1 January 2024 from GEWOFAG and GWG, is Munich's largest landlord with almost 75,000 flats (end of 2025) and an average rent of €8.16 per m² in its portfolio. Its website lists current offers and explains how flats are allocated; many of its flats are subsidised and allocated through the city.
   • Subsidised housing (SOWON). Munich does not use the general housing entitlement certificate. Instead you register with the city's Fachbereich Wohnen through the online platform SOWON. If you qualify, matching free subsidised flats are shown to you there; see the section below.
   • München Modell. A city programme for middle-income households with starting rents from about €12 per m² (about €13.50 for new builds); you apply for eligibility through SOWON or on paper, but the flats themselves are let directly by the landlords and cooperatives.
   • Housing cooperatives (Wohnungsbaugenossenschaften) let flats to members; many have waiting lists or closed membership.
   • Personal networks, employers' relocation services and university housing offices.
4. 4

   Step 4: Reply quickly and go to viewings prepared

   Reply with a short, personal message in German if you can. At the viewing, check the condition of the flat, the heating, windows, signs of damp or mould, and the energy certificate (Energieausweis). Ask about the operating costs, the notice period and whether there is a fitted kitchen.

5. 5

   Step 5: Check the offer and the rent before you sign

   Munich is covered by the Bavarian tenant protection ordinance (Mieterschutzverordnung), in force from 1 January 2026 until 31 December 2029. For most existing flats the starting rent may be at most 10% above the local comparative rent (ortsübliche Vergleichsmiete), which you can estimate with the city's rent index calculator. Exceptions include flats first used and let after 1 October 2014 and the first letting after a comprehensive modernisation.

   Also check:

   • Deposit (Kaution): at most three months' net cold rent, payable in three monthly instalments (section 551 Civil Code).
   • Agent's fee: you only pay if the agent searched for the flat exclusively on your behalf; if the landlord hired the agent, the landlord pays (section 2 Housing Agency Act).
   • Fixed terms, stepped or index rents and waivers of notice: see rental terms explained.

   If the rent looks too high, the city's free Mietberatung can calculate the comparative rent for you; see tenant rights in Munich.

6. 6

   Step 6: Sign, pay safely and register your address

   Never pay a deposit or rent before you have seen the flat and signed a contract with a verifiable landlord. Document the handover with photos and meter readings. Ask for the landlord confirmation (Wohnungsgeberbestätigung) and register at your new address within 14 days; see Anmeldung in Munich.

What to expect in Munich in 2026

Subsidised housing through SOWON

Shared flats, sublets and furnished flats

Free advice

Watch out

Common mistakes

• Comparing a net cold rent with an all-inclusive furnished price without adding operating costs and heating.
• Assuming the rent cap does not apply because the contract is already signed. You can still complain about an excessive rent afterwards; see tenant rights in Munich.
• Handing over a full SCHUFA report, bank statements or copies of all documents before a viewing.

Tips

• Apply for SOWON or the München Modell early if you might qualify; processing takes months.
• Ask your employer whether it offers relocation support or company housing.
• Keep a short German introduction text ready to paste into replies.

Frequently asked questions

Editorial answers written by our team, based on the sources below.

Official links

In your plan

• Book a first place to stay where you can registerAdd to plan
• Find a long-term flatAdd to plan
• Shortlist the Munich districts that suit youAdd to plan
• Get your landlord's move-in confirmationAdd to plan
• Estimate your Munich budget, including move-in costsAdd to plan
• Prepare your rental application folderAdd to plan

Sources

Written and checked by HomiStart editorial against the official sources below. Next scheduled check: 5 Feb 2027.