Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bach (Donau).
Anyone selling or letting a property in Bach (Donau) doesn't need advertising promises, but a realistic assessment. We tell you what your property will fetch on the market, which documents are missing, and what marketing duration to expect — before you decide to work with us.
A significant proportion of properties in Bach (Donau) change owners before an advertisement is placed. Those with a registered search profile are on the list the moment an owner commissions us. You describe once what you are looking for — location, size, budget, condition — and you will only hear from us when it truly matches.
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
You receive a fixed schedule: valuation, documents, exposé, buyer approach, viewings, negotiation, notary. Each step with clear responsibility and realistic timelines. This way, every owner in Bach (Donau) knows at all times where we stand — and what comes next.
»Competent and trustworthy, absolutely perfect«
»Mr Freitag successfully sold my company mudis and completely surprised me with the sale price. I am still absolutely thrilled!«
»FREITAG® Immobilien helped us quickly and professionally with a financially very urgent matter. Many thanks again for that!«
Anyone looking for an experienced real estate agent in Bach (Donau) expects more than just the publication of an advertisement. Crucial factors are a realistic valuation, a suitable marketing strategy, high-quality documentation, professional communication with prospective buyers and secure contract processing. This is precisely where we come in.
As a real estate agency for Bach (Donau), we support owners, communities of heirs, capital investors, and landlords in all phases of real estate brokerage — with clear processes and transparent advice.
Personal consultationPersonal, discreet, with over 15 years of market knowledge – your real estate agent for Bach (Donau).
You don't have to come to us: For a personal consultation or a property valuation, your real estate agent will, of course, come to you in Bach (Donau) – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bach (Donau) at a glance: purchase prices for houses and flats, rents, and land values, each with a history of several years. The basis is publicly available statistics and analyses from the valuation committees.
Bach an der Donau is a municipality in the Upper Palatinate district of Regensburg, located directly on the Danube river and southeast of Regensburg. To the north of the village are the Scheuchenberg and Sauberg, with Wörth an der Donau being the nearest town, eight kilometers to the east. The municipality comprises the constituent parts of Bach an der Donau, Demling, and Frengkofen. The town's history is closely linked to viticulture, and its name derives from the Perlbach stream, which flows into the Danube here. For property buyers or owners, this offers a location rich in history, directly adjacent to the river and natural surroundings.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bach (Donau): 3,420 €/m²
House prices in Bach (Donau) have risen significantly over several years — driven by its proximity to Munich, high demand for family-friendly home ownership, and limited supply. Strong increases until 2022 were followed by a slight correction in 2023/2024, before the market recently showed renewed strength.
| Year | Avg. value | Change |
|---|---|---|
| 2017 | 2,360 €/m² | – |
| 2018 | 2,470 €/m² | +4.7 % |
| 2019 | 2,610 €/m² | +5.7 % |
| 2020 | 2,780 €/m² | +6.5 % |
| 2021 | 3,020 €/m² | +8.6 % |
| 2022 | 3,280 €/m² | +8.6 % |
| 2023 | 3,360 €/m² | +2.4 % |
| 2024 | 3,390 €/m² | +0.9 % |
| 2025 | 3,420 €/m² | +0.9 % |
Current average purchase price per m² for apartments in Bach (Donau): 3,680 €/m²
Apartments in Bach (Donau) have also shown a positive long-term price development. It was particularly dynamic between 2017 and 2022. Since 2023, a noticeable calming has been observed — albeit without significant price decreases. The limited supply continues to support the price level to this day.
| Year | Avg. value | Change |
|---|---|---|
| 2017 | 2,520 €/m² | – |
| 2018 | 2,660 €/m² | +5.6 % |
| 2019 | 2,820 €/m² | +6 % |
| 2020 | 3,020 €/m² | +7.1 % |
| 2021 | 3,260 €/m² | +7.9 % |
| 2022 | 3,520 €/m² | +8 % |
| 2023 | 3,620 €/m² | +2.8 % |
| 2024 | 3,650 €/m² | +0.8 % |
| 2025 | 3,680 €/m² | +0.8 % |
Current average rent per m² in Bach (Donau): 9.80 €/m²
Rents in Bach (Donau) have continuously increased in recent years. The development was particularly dynamic between 2018 and 2022. In 2023/2024, the increase continued at a more moderate pace — a sign of an already high rental level with stable demand.
| Year | Avg. value | Change |
|---|---|---|
| 2017 | 7.20 €/m² | – |
| 2018 | 7.50 €/m² | +4.2 % |
| 2019 | 7.85 €/m² | +4.7 % |
| 2020 | 8.20 €/m² | +4.5 % |
| 2021 | 8.55 €/m² | +4.3 % |
| 2022 | 8.95 €/m² | +4.7 % |
| 2023 | 9.30 €/m² | +3.9 % |
| 2024 | 9.55 €/m² | +2.7 % |
| 2025 | 9.80 €/m² | +2.6 % |
Current average land value per m² in Bach (Donau): 245 €/m²
The land value in Bach (Donau) has developed significantly upwards — a reflection of the quality of the location and its proximity to the Munich market. Plots are scarce, and demand is structurally high. Strong increases until 2022 were followed by a brief consolidation before values stabilised.
| Year | Avg. value | Change |
|---|---|---|
| 2017 | 150 €/m² | – |
| 2018 | 160 €/m² | +6.7 % |
| 2019 | 175 €/m² | +9.4 % |
| 2020 | 190 €/m² | +8.6 % |
| 2021 | 210 €/m² | +10.5 % |
| 2022 | 235 €/m² | +11.9 % |
| 2023 | 242 €/m² | +3 % |
| 2024 | 244 €/m² | +0.8 % |
| 2025 | 245 €/m² | +0.4 % |
The real estate market in Bach (Donau) can be classified overall as balanced to slightly supply-oriented. There is continued stable demand for high-quality detached houses and well-laid-out condominiums, but the market is not characterised by intense competition as seen in metropolitan regions. This points more towards a buyer's market with selective opportunities, while sellers of well-maintained properties with market-aligned pricing continue to have realistic sales prospects. Demand is primarily driven by owner-occupiers, supplemented by individual capital investors who focus on solid lettability and manageable entry prices. For investors, rental yields in Bach (Donau) are decent by regional comparison, roughly in the range of 3.2 % to 4.4 %, depending on the property condition, micro-location, and price level. Particularly interesting are compact apartments with good lettability as well as houses with moderate renovation requirements. Overall, property prices in Bach (Donau) show a stable development with limited downside potential and continue to offer understandable entry prices for those looking to buy a house in Bach (Donau) or buy an apartment in Bach (Donau).
Anyone wishing to soundly classify the market in Bach (Donau) within the Bavarian market and its strong connection to Munich should take a look at the multi-year price development. For detached and terraced houses in Bach (Donau), the average purchase price moved from 2.360 €/m² in 2017 to the current 3.420 €/m² (2025) — a total change of +44,9 % over 8 years, which corresponds to an average value increase of +4.7 % p.a. Condominiums in Bach (Donau) started in 2017 at around 2.520 €/m² and are today at 3.680 €/m² (+46,0 % over 8 years, Ø +4,8 % p.a.). They are therefore often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Bach (Donau) developed from 7.20 €/m² (2017) to the current 9.80 €/m² — +36,1 % over 8 years or Ø +3,9 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bach (Donau) rose from 150 €/m² (2017) to the current 245 €/m² (+63,3 % in 8 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Bach (Donau) yields a calculated gross rental yield of around 3.2 % — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. For owners in Bach (Donau) considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators that cannot account for micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3.2 – 4.4 % gross.
These market data are regularly updated and reviewed at least every 12 months based on current statistics and expert committee data.
Current market values in Bach (Donau) compared to the median of all municipalities in Bayern.
| Key figure | Bach (Donau) | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,420 €/m² | 3,650 €/m² | -6.3 % |
| Flats Ø | 3,680 €/m² | 3,850 €/m² | -4.4 % |
| Rents Ø | 9.80 €/m² | 9.80 €/m² | 0 % |
Annual average values for purchase prices (houses & flats) and rents in Bach (Donau), each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,360 €/m² | – | 2,520 €/m² | – | 7.20 €/m² | – |
| 2018 | 2,470 €/m² | +4.7 % | 2,660 €/m² | +5.6 % | 7.50 €/m² | +4.2 % |
| 2019 | 2,610 €/m² | +5.7 % | 2,820 €/m² | +6 % | 7.85 €/m² | +4.7 % |
| 2020 | 2,780 €/m² | +6.5 % | 3,020 €/m² | +7.1 % | 8.20 €/m² | +4.5 % |
| 2021 | 3,020 €/m² | +8.6 % | 3,260 €/m² | +7.9 % | 8.55 €/m² | +4.3 % |
| 2022 | 3,280 €/m² | +8.6 % | 3,520 €/m² | +8 % | 8.95 €/m² | +4.7 % |
| 2023 | 3,360 €/m² | +2.4 % | 3,620 €/m² | +2.8 % | 9.30 €/m² | +3.9 % |
| 2024 | 3,390 €/m² | +0.9 % | 3,650 €/m² | +0.8 % | 9.55 €/m² | +2.7 % |
| 2025 | 3,420 €/m² | +0.9 % | 3,680 €/m² | +0.8 % | 9.80 €/m² | +2.6 % |
Source: FREITAG® Immobilien's own market research based on publicly available statistics and expert committee evaluations.
Frequently asked questions about buying, selling, financing, and living in Bach (Donau) — concisely answered.
For owners in Bach (Donau) who wish to sell their property and continue to live in it, FREITAG® offers the classic property annuity (Immobilienverrentung) — via usufruct (Nießbrauch), Right of residence, Leaseback or Life annuity. You release the capital tied up in your house or condominium in Bach (Donau) and secure a right of residence registered in the land registry.
The model that is particularly in demand is Usufruct: You remain the economic owner, are in the first rank in the land registry, and can even rent out the property if needed. An owner-occupancy termination is contractually excluded for all four models.
Whether it's care costs, gifts to heirs, or a noticeably higher pension: We will check for owners in Bach (Donau), free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For many businesses, capital is tied up in Bach (Donau) in their own property instead of in operational business. Sale & Lease-Back solves this: sale to an investor, simultaneously a long-term lease agreement that secures usage. Business operations, address, and workforce remain where they are.
A lot changes in the balance sheet — the property leaves the fixed assets, depreciation becomes rental expense. Whether this is advantageous for your company depends on the legal form, financing structure, and tax starting position; therefore, we calculate this together with your tax advisor before anything is signed.
Crucial for the achievable price are the lease agreement term, creditworthiness, and third-party usability (Drittverwendungsfähigkeit) of the property in Bach (Donau). We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Bach (Donau) there is a specific, manageable circle of buyers. We have known and cultivated this circle for years, instead of advertising widely.
Often, leasing is the calmer path: you retain the property in Bach (Donau) your portfolio, hand over operational management, and receive ongoing income. We check the concept and creditworthiness of the tenant before the contract is concluded.
If the property is vacant or no longer profitable to operate, we examine repurposing — for example, into residential space, a boarding house, or practice premises. What is Bach (Donau) legally permissible under building law, we clarify before marketing.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
Gerhard Hahn has been appraising and brokering real estate in Bavaria and Southern Germany for more than three decades. His focus is on properties that are not publicly advertised, and on constellations where multiple owners need to find a common solution.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Bach (Donau) from over three decades of personal brokerage experience. Personal appointments in Bach (Donau) are an integral part of every mandate for Gerhard Hahn — no remote diagnosis, no templates.
Note: This list is based on AI-powered research (ChatGPT) of publicly available sources and does not constitute an official evaluation or recommendation. The order does not imply a hierarchical ranking.
Local owner-managed estate agency in Bach an der Donau, led by Michael Schifferl, specialising in the sale and brokerage of residential properties in the region. The office is centrally located on the main street and provides clients with personal on-site consultations. Focus on properties in Bach an der Donau and the surrounding area.
Visit websiteIndependent estate agent based in Regensburg, active in the letting and sale of apartments in Bach an der Donau (postcode 93090). Offers local market expertise for residential properties in the Regensburg district. Personal support for prospective tenants and buyers.
Visit websiteRegional estate agent providing services for Bach an der Donau, specialising in house sales, apartment sales, land sales, and lettings. Offers professional processes and personal advice for the local residential property market in Bavaria. Targeted marketing for owners in Bach (Donau).
Visit websiteLocally-rooted estate agent with a focus on the Donauwald and Arberland regions. The team manages property transactions in Viechtach and the surrounding districts of Regen, Cham-Kötzting, and Straubing-Bogen, which also places Bach (Donau) within their catchment area. Specialised in regional residential properties and personal client support.
Visit websiteOwner-managed estate agency under Carola von Nordheim-Gehr with a focus on property brokerage in Regensburg and the surrounding area. They broker residential properties in the Regensburg region, including Bach an der Donau. Personal advice and sound market knowledge distinguish the team.
Regional estate agent with an office in Regensburg, specialising in the sale of detached houses and residential properties. They are active in Bach an der Donau and surrounding municipalities such as Donaustauf. High ratings underline their professionalism in purchases and sales.
Are you looking for a real estate agent not directly in Bach (Donau), but in the surrounding area? FREITAG® also serves the following municipalities in Bavaria with local market knowledge, current purchase prices, and personal advice:
These locations are within a price band of ±10% around the current average house price per square metre of Bach (Donau) (Ø 3,420 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bach (Donau) is located in a border region — many of our clients compare locations across countries. These municipalities in neighbouring countries offer similar location qualities and are often the closest alternative:
Plot layout, building fabric, maintenance backlog, and neighbourhood determine the price. We objectively assess these points and align the marketing accordingly.
Minutes of the owners' meeting, maintenance reserve fund, and special rights of use are also decisive for the price. We review the documents before the first viewing appointment.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
For inheritance disputes, divorce, banks or sales — a reliable valuation that stands up to scrutiny from third parties.
Contact us — we will advise you without obligation on valuation, marketing, and next steps.
Phone hours: Mon–Sat 09:00–20:00 · Sun & public holidays closed
The municipal website refers to the OAS Demling urban land-use planning procedure and classifies it under the development plans and building areas in Bach a.d.Donau. This directly links the location to a specific planning procedure in the field of settlement and construction development.
The article mentions Bach a.d.Donau in the context of the real estate market and provides specific rental and purchase price data for existing and new properties. It describes average residential locations as well as price levels for houses and apartments in the municipality.
