Hello Specki, so you are from my region.
First about the real estate agent: I sold my apartment through an agent back then. Because the apartment was not nearby, because I had enough on my plate at the time anyway, and because it was supposed to go quickly. What has not been mentioned here so far: most agents have a good relationship with several notaries and therefore get an appointment for the sale quickly.
What you absolutely have to expect and counteract accordingly: once your data is listed on the common real estate portals, you will get annoying mail from some real estate offices and agents for at least two more years. That happened to me when I rented out the mentioned apartment on my own years ago. So creating a "sales identity" – of course, on the other side, it is advised against because it does not look serious. That was also a reason for me to rely on the help of an agent when selling.
Pricing: I live about 60km west of Munich and would say you are rather at the lower end price-wise for a completely newly renovated two-family house. In my brother’s neighborhood, a homeowner has been trying to sell an old, newly spruced-up house with two apartments for about two years now. The original price expectation was 1.3 million – no agent managed to sell it. But you have to say: the building fabric is poor, no basement, two apartments that in my opinion are not ideally laid out (the only window in the bathroom can only be opened if you get into the tub), hardly any land, only a parking space, no garage, hardly any storage for both apartments and, as I said, has been empty for 2 years now. Pellet heating, energy certificate also not so great.
Now it is down to 910,000 € and she has managed to sell both apartments separately (so a declaration of division) – people are lining up at her door.
If I read your description now compared to what is offered there, I would say you can still move price-wise a bit upward – you are closer to Munich (where every kilometer brings more money), so I assume also in the MVV area, right? You can definitely charge for that! With a basement and garages and significantly more land.
I would find out if a division is possible, i.e., to sell both apartments separately. A two-family house is not interesting to many, more for those who see it as an investment. But living space is scarce in the area. So well-located and well-designed apartments also sell like hotcakes. But the people looking for an apartment do not necessarily want to buy a two-family house, and those who want a house usually do not want a two-family house but the usual single-family house.
Just my 2 cents