Is Munich expensive? For rent, yes. The cost of living in Munich is driven by housing. In the first half of 2026, unfurnished flats on the market were advertised at an average of €22.93 per m² net cold, so a 60 m² flat costs about €1,375 a month before heating and other running costs. Most other costs, such as public transport, health insurance and the broadcasting fee, are the same as in the rest of Germany.
This guide goes through each cost a software engineer moving to Munich should plan for, using official figures from the City of Munich and federal sources. Where no official figure exists, we say so. Prices change, so check the linked sources before you sign anything.
Rent in Munich: what flats cost per month
German rents are quoted as net cold rent (Nettokaltmiete, the flat only) or warm rent (Warmmiete, which adds heating, water and building services). The figures below are net cold.
Two kinds of rent figures
- The rent index (Mietspiegel) covers existing contracts. Munich’s 2025 index shows an average net cold rent of €15.38 per m², 5.5% more than the 2023 edition (City of Munich). Many of these contracts are old, so this is not what a newcomer pays.
- Asking rents are what landlords advertise today. The City of Munich publishes them in its Wohnungsmarktbarometer, based on listings on ImmoScout24. This is the better guide to what you will pay when you move.
Asking rents in 2026
In the first half of 2026, average asking rents in Munich were (City of Munich, Wohnungsmarktbarometer H1 2026):
| Type of flat | Average net cold rent per m² | Change on a year earlier |
|---|---|---|
| Unfurnished, re-let (existing building) | €22.93 | +2.6% |
| Unfurnished, new build, first let | €26.20 | +2.3% |
| Furnished, re-let | €29.80 | +4.2% |
| Furnished, new build, first let | €33.38 | +4.3% |
The city notes that listing portals tend to show the more expensive part of the market, because many flats are let through personal contacts and never advertised (City of Munich, Wohnungsmarktbarometer 2025).
Rent by flat size
Small flats cost more per square metre. For unfurnished re-let flats in 2025 the city reported (Wohnungsmarktbarometer 2025):
| Flat size | Average net cold rent per m² (2025) | Example net cold rent a month |
|---|---|---|
| 20 to 40 m² | €26.51 | 35 m²: about €928 |
| 40 to 60 m² | €22.11 | 50 m²: about €1,106 |
| 60 to 80 m² | €20.83 | 70 m²: about €1,458 |
| 80 to 100 m² | €21.05 | 90 m²: about €1,895 |
| over 100 m² | €22.05 | 110 m²: about €2,426 |
| All sizes | €22.52 |
The example column is our own multiplication of the city’s average by the size shown, as an illustration. Add running costs to get the warm rent. Rents rose a further 2.6% in the first half of 2026, so today’s asking rents are a little higher than this table.
The spread is wide. For 20 to 40 m² flats, the cheapest tenth of listings asked less than €18.84 per m² and the most expensive tenth at least €35.95.
Rent by district
Central districts cost the most. Average asking rents for unfurnished re-let flats in 2025 (Wohnungsmarktbarometer 2025):
| District | Average per m² (2025) |
|---|---|
| Ludwigsvorstadt-Isarvorstadt | €25.53 |
| Schwabing, Schwabing-West | €25.46 |
| Au-Haidhausen | €25.08 |
| Maxvorstadt | €24.91 |
| Neuhausen | €23.54 |
| Bogenhausen | €22.22 |
| Sendling, Sendling-Westpark | €22.02 |
| Pasing | €21.78 |
| Ramersdorf-Perlach | €21.12 |
| Trudering, Riem | €20.44 |
| Feldmoching-Hasenbergl | €19.66 |
| City average | €22.52 |
Moving from the centre to the edge of the city saves around €5 to €6 per m², which is €300 or more a month on a 60 m² flat. Many tech employers are spread across the city and the surrounding area, so look at where your office is before you choose a district.
Furnished flats and temporary housing
Almost a third (32%) of the re-let flats advertised in Munich in 2025 were furnished, mostly small ones. Furnished re-lets averaged €28.85 per m² in 2025, about 28% more than unfurnished ones. A furnished flat is a common first step when you arrive, but it is an expensive way to live long-term. Our guide to finding a flat in Berlin and Munich explains how to search, what landlords ask for and how to avoid scams.
Rent brake and deposit
In areas with a tight housing market designated by the state government, the rent for a new lease may usually not be more than 10% above the local comparative rent (§ 556d German Civil Code). There are exceptions, so if a rent looks too high, ask a tenants’ advice service before you sign.
The deposit (Kaution) can be at most three months’ net cold rent, and you may pay it in three monthly instalments (§ 551 German Civil Code). On a €1,375 flat, that is up to €4,125, so plan for it in your first months.
Is Munich more expensive than Berlin?
For rent, clearly. Berlin’s median asking rent in 2025 was €15.78 per m² (IBB Wohnungsmarktbericht 2025), against an average of €22.52 per m² for re-let flats in Munich in the same year. The Berlin figure is a median and the Munich one an average, so the comparison is approximate, but the gap is large: roughly 40% more per square metre in Munich.
Munich salaries are a little higher. The Federal Employment Agency’s median for software developers at expert level was €7,284 gross a month in Munich and €6,913 in Berlin at the end of 2025 (Entgeltatlas). For a typical flat, the higher pay does not fully make up for the higher rent. Our Berlin vs Munich guide works through the numbers, and the Berlin cost of living guide covers Berlin in the same detail. If you are also considering Austria, see working in Vienna as a developer.
Transport
- Deutschlandticket: €63 a month in 2026 (Federal Government). It covers all MVV buses, trams, U-Bahn and S-Bahn in Munich and local and regional transport across Germany. Many employers subsidise it, so ask.
- Single tickets: MVV single trips start at €4.20 and single day tickets at €10.10 in 2026 (MVV). If you commute every day, the Deutschlandticket is almost always cheaper.
MVV has announced new prices from 1 January 2027, so check its website for the current figures.
Health insurance and other deductions
As an employee, you don’t pay health insurance as a separate bill: it comes out of your salary. In 2026 public health insurance costs 14.6% of your salary plus your insurer’s additional rate, which averages 2.9%, split between you and your employer. Contributions are charged on salary up to €69,750 a year. If you earn more than €77,400 a year, you can choose private insurance instead (Federal Ministry of Health). Our guide to public vs private health insurance explains the choice.
Tax and social contributions are the same in Munich as in the rest of Germany, except church tax, which is 8% of income tax in Bavaria rather than 9%, if you are a member of a church that levies it. See tax basics.
Fixed household fees
- Broadcasting fee (Rundfunkbeitrag): €18.36 a month per flat. In a shared flat, only one person pays (rundfunkbeitrag.de).
- Electricity, internet and mobile: prices vary by provider; compare offers and check the minimum contract term.
- Private liability insurance: optional, but some landlords ask for it.
Everyday costs: groceries, eating out and Oktoberfest
We did not find an official price comparison for groceries or restaurants in Munich, so we don’t quote one. Check menus and supermarket websites for the areas you are considering.
One official price exists: at Oktoberfest 2026, a Maß (one litre) of beer cost between €14.80 and €15.90, about 2.4% more than in 2025 (oktoberfest.de, City of Munich). The city fills with visitors during the festival in late September and early October, so if you need temporary housing, check availability early or plan to arrive at another time.
A sample monthly budget for one person
The table below is an illustration for one person in a 50 m² unfurnished flat, using the official figures above. Fill in your own numbers.
| Item | Monthly cost | Where the figure comes from |
|---|---|---|
| Net cold rent, 50 m² at €22.11 per m² | about €1,106 | Wohnungsmarktbarometer 2025, 40 to 60 m² flats |
| Heating, water and building costs | your landlord’s figure | Listed separately in each ad |
| Electricity, internet, mobile | your providers’ offers | |
| Deutschlandticket | €63, less any employer subsidy | Federal Government |
| Broadcasting fee | €18.36 | rundfunkbeitrag.de |
| Groceries and eating out | your own estimate | No official figure |
Compare the total with your net salary. A €80,000 gross salary leaves about €4,004 a month after tax and social contributions for a single person without children in 2026, according to the salary after tax calculator. At €60,000 it is about €3,130 a month. Our guide to what €60k, €80k and €100k take home shows the details.
What a Munich tech salary looks like
On Germany Dev Jobs on 16 October 2026 we listed 775 English-speaking tech jobs in Munich. 41 of them stated a yearly salary, and most of those were between €50,000 and €165,000. On our board, Munich had 72 embedded jobs against 12 in Berlin, and 8% of the Munich jobs on our board mentioned visa sponsorship. For how Munich compares with other cities, read the best German cities for tech jobs.
This guide is general information, not financial advice. Rents, ticket prices and contribution rates change; check the official links before you rely on a number.
Frequently asked questions
How much is rent in Munich per month?
For a flat on the market in the first half of 2026, unfurnished re-let flats averaged €22.93 per m² net cold. That is about €1,375 a month for 60 m², before heating and running costs. Small flats cost more per square metre: in 2025, 20 to 40 m² flats averaged €26.51 per m².
Is Munich expensive to live in?
Rent is high: asking rents for re-let flats averaged €22.93 per m² in the first half of 2026, against a median of €15.78 in Berlin in 2025. Most other costs, such as public transport with the €63 Deutschlandticket, health insurance and tax, are the same as in other German cities. Whether Munich is affordable for you depends mainly on the flat you choose and your salary.
Is Munich more expensive than Berlin?
Yes, for rent. Munich’s average asking rent for re-let flats was €22.52 per m² in 2025, while Berlin’s median asking rent was €15.78. Munich pays software developers about 5% more at the median, which does not cover the rent gap for a typical flat.
What is the average rent for a studio in Munich?
The city does not publish a figure for studios as such. Flats of 20 to 40 m² were advertised at an average of €26.51 per m² net cold in 2025, which is about €930 a month for 35 m². Furnished small flats cost more.
What does a deposit cost in Munich?
By law, at most three months’ net cold rent, which you may pay in three monthly instalments. For a flat with a net cold rent of €1,375, that is up to €4,125.
Is Munich expensive during Oktoberfest?
It can be. A litre of beer cost €14.80 to €15.90 at Oktoberfest 2026, about 2.4% more than in 2025. The city is busy with visitors during the festival, so if you need temporary housing then, look early.
Next steps
- Browse English-speaking tech jobs in Munich.
- Work out your net pay with the salary after tax calculator.
- Plan your move with the relocation checklist.