Where is Untermenzing, and how good are the transport links to Munich city centre?

The neighbourhood is in the north-west of Munich and lies on the River Würm. The S-Bahn stops at two stations in the neighbourhood. By car, the route takes you along Verdistraße onto the Mittlerer Ring. The journey to the city centre takes about a quarter of an hour, and to the airport around half an hour.

What types of property are typical in Untermenzing?

The typical property is a house: a detached house, a semi-detached house or a terraced house. Flats remain the exception, and new-build properties play hardly any role, meaning that the supply comes almost exclusively from the existing housing stock.

Which areas in Untermenzing are particularly in demand?

Which of the five micro-locations comes out on top depends on your own search criteria: proximity to the River Würm, the area around Blutenburg Castle, short journeys to the S-Bahn, or the edge of Angerlohe each offer different priorities. The differences are described in the micro-location overview above.

What makes Untermenzing such a great place for families to live?

Plenty of green spaces close to home: the River Würm with its riverside paths, Blutenburg Castle, the Angerlohe and the nearby Nymphenburg Palace Park. Add to that sports facilities and shopping options: a neighbourhood where children can grow up playing outdoors, without being too far from the city.

Property in Untermenzing — Family-friendly living in the leafy north-west

Last updated: 24. August 2026 | Reading time: 8 minutes

This district in north-west Munich is synonymous with homes with gardens situated between the River Würm, Angerlohe and the castle grounds: a setting that appeals particularly to families. At the same time, the choice is limited, as very few properties in Untermenzing ever come onto the market. This makes the specific micro-location all the more important: on the banks of the Würm, near Blutenburg Castle, close to the S-Bahn station, near Angerlohe or on the border with Obermenzing.

View current offers in the neighbourhood

Sarah Bisada

Head of Office, Nymphenburg

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Between the castle grounds, the River Würm and Blutenburg

Daily life here takes place amidst the countryside: walks along the River Würm are just as much a part of it as the stroll to Blutenburg Castle, whilst the Angerlohe serves as a local recreational area right on the doorstep and Nymphenburg Palace Park, with its adjoining Botanical Gardens, is within easy reach. Sports facilities, including tennis courts, and amenities for everyday needs round things off. The neighbourhood is characterised by detached and semi-detached houses in quiet residential streets.

Despite its tranquillity, Munich-Untermenzing remains well connected, as two S-Bahn stations link the district to the network and Verdistraße leads both to the Mittlerer Ring and to the nearby junction with the Lindau motorway. It takes about 15 minutes to reach the city centre and around 30 minutes to get to the airport.

A profile of five micro-regions

Haus kaufen Untermenzing — Wohnlage an der Würm im Münchner Nordwesten

Whether a house is situated in Untermenzing on the River Würm, near the castle or by the railway station makes a difference both in everyday life and in terms of value. Five factors shape the search.

The banks of the Würm and the Würm Valley corridor

The river winds its way through the neighbourhood like a green ribbon. Paths along the banks and mature trees characterise the neighbouring residential streets. Plots near the water are among the rarest on offer in the neighbourhood.

The area around Blutenburg Castle

Around Blutenburg Castle, historic surroundings and walking paths blend with established residential streets. Detached and semi-detached houses built in various years characterise the area.

Around the Untermenzing S-Bahn station

For commuters, the short walk to the S-Bahn is a key factor here, without compromising the residential character of the area. Houses and flats near the station appeal to buyers who prioritise transport links over seclusion.

Border area with Obermenzing

The boundary with neighbouring Obermenzing is almost imperceptible: the streetscape and buildings are similar; only a glance at the map distinguishes the two neighbourhoods. When it comes to buying property here, the specific street matters more than the name of the neighbourhood.

Angerlohe

Residential streets on the outskirts of Angerlohe combine peaceful living with direct access to green spaces: for families, this is an everyday benefit that cannot be replicated.

A housing market: supply and price structure

Houses make up the bulk of the property market in Untermenzing, and the volume of properties on the market remains low because new-builds are only constructed in isolated cases and many owners hold onto their properties for decades. Consequently, only a small proportion of the stock is actually for sale at any given time.

The standard land values in Munich provide an initial guide to the value of a plot of land, serving as a starting point prior to the valuation discussion, but are not a substitute for an assessment of the individual property.

From detached houses to flats in the countryside

The typical property for sale has a garden: detached houses are at the top end of the market, whilst terraced houses offer a more compact entry-level option. In between are semi-detached houses, which in Untermenzing often offer exactly the layout families need: their own plot of land, several children’s bedrooms and manageable upkeep costs. Flats are less common and remain a small, fluctuating supply in this green setting.

On the demand side are families for whom a garden, quiet streets and proximity to green spaces are more important than an urban setting. The second group consists of owners who, after many years in their own home, are considering selling. The first step is then to ask what the house is worth today.

Buying a house or flat in Untermenzing

With such a limited supply, access is key. Most prospective buyers are looking to buy a house in Untermenzing. The same applies, on a smaller scale, to anyone wishing to buy a flat. RIEDEL compiles search profiles for the west of Munich and also informs registered prospective buyers about properties that are not publicly advertised.

Equally important is an understanding of the micro-locations: for every property, RIEDEL assesses how the location, plot and condition relate to one another, and supports the buyer right through to completion. The property search provides a direct overview: current properties in Untermenzing.

For property owners: Selling with a clear valuation

This same scarcity presents a favourable starting point for the other side: owners wishing to sell their property in Untermenzing will find serious prospective buyers, provided the asking price is based on realistic calculations. The plot, the condition of the building, the level of modernisation and the micro-location determine the achievable value, not the neighbourhood average.

The sensible first step is a property-specific valuation. This clarifies what price can be achieved before marketing considerations come into play. Enquiries are channelled directly through the property valuation process.

Request a property valuation

The page ‘Selling a house in Munich’ explains the sales process in detail (from setting the price to the signing of the deed). Owners in the neighbouring district will find a dedicated guide under ‘Selling a house in Obermenzing ’.

Advice from your local branch: the Nymphenburg branch

RIEDEL Immobilien is a family-run business based in Munich. Since 1982, it has been part of the international property network of Christie’s International Real Estate, is a member of the IVD, and was named Estate Agent of the Year 2025 (Bellevue). The agency’s catchment area covers Munich and the Fünfseenland region. The north-western part of the city is served by the Nymphenburg branch, which is situated a short distance from the district itself. This proximity proves beneficial in day-to-day operations, as viewings, valuation appointments and meetings can be arranged at short notice.

Enquiries regarding an estate agent for Untermenzing are also handled by this office. There is no need for a separate branch in the district itself. For valuation enquiries, Maximilian Riedel, authorised signatory and partner, a qualified property economist (IRE|BS), is available at the head office. The first point of contact for buying and selling enquiries is the Head of Office:

Sarah Bisada

Head of Office, Nymphenburg

I would be happy to advise you by phone, email or in person on site. I look forward to talking to you.

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Appointment

Phone

Discuss your concern with me directly and easily by phone. You can reach me Monday to Friday from 9:00 a.m. to 6:00 p.m., and Saturday from 10:00 a.m. to 2:00 p.m.

+49 89 15 94 55-63

E-Mail

Send me an email with your request. I will get back to you as soon as possible.

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Appointment

Make a personal appointment with me for a detailed conversation on site.

Five steps to finding a home in the North West

At RIEDEL, the process of buying your own house (or flat) follows a clear sequence:

Define your search criteria: property type, budget and preferred micro-location (near the Würm, the Blutenburg area, near the station or on the outskirts of Angerlohe).
Align your requirements with the market: what is available and where it is worth making compromises.
Review offers: including properties that are initially presented discreetly.
View and assess: condition, plots and documentation as a basis for decision-making.
Right up to the appointment with the solicitor: price negotiation, contract finalisation and handover with our support.

Current properties and sold properties

What is currently on offer in the neighbourhood and what RIEDEL has already organised there:

Successfully placed

Munich – Hartmannshofen
In the top floor: Charming two-bedroom flat with a roof terrace in a quiet location
Living approx. 59 m² – 2 rooms
sold
Munich – Untermenzing
A family-friendly corner house built in 2016, featuring solar thermal heating and a cosy atmosphere in a setting close to nature
Plot 185 m² – Living approx. 118 m²
sold
Munich – Hartmannshofen / Untermenzing
Lift straight into the flat: Spacious penthouse with a fireplace and 3 roof terraces
Living approx. 197 m² – 4,5 rooms
sold
Munich – Untermenzing
Spacious 3-room top-floor flat with terraces and ceilings up to 4.10 metres high
Living approx. 140 m² – 3 rooms
sold
Munich – Untermenzing
Stylish, very high-quality three-room flat with a loggia
Living approx. 85 m² – 3 rooms
sold
Munich – Untermenzing
Attractive plot of land with generous building rights
Plot 1.309 m²
sold

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Frequently asked questions from buyers and owners

There is no standard price: houses are more expensive than flats, and within both categories, the value is determined by plot size, year of construction, level of modernisation and micro-location. A house on the River Würm is valued differently from a comparable property on a main road. A reliable figure can only be obtained through a property-specific valuation, which can be requested via the property valuation service.

Both neighbourhoods share the green character of north-west Munich, and the River Würm links them. In the border area, the neighbourhoods merge seamlessly into one another. Differences are less evident at the neighbourhood boundary than on individual plots of land. The layout, year of construction and proximity to the River Würm, Blutenburg or the S-Bahn have a greater influence on the character of a property than the name of the neighbourhood.

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We would be happy to advise you in a personal conversation. Contact us.