Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bachfeld.
Between the decision to sell and the notary appointment in Bachfeld, there are usually several months of work: gathering documents, reliably determining the value, finding the right buyer group, negotiating. We take over these steps completely and keep you informed of every interim status.
Instead of searching portals daily, we reverse the process: you register your profile for Bachfeld, we automatically match every new listing with it, and we actively contact you. No fees for searchers, no automated mass emails, no sharing of your data with third parties.
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
We generally market your property in Bachfeld initially off-market — without a sign, without an online advertisement, without a public exposé. Only when the discreet route has been exhausted and you expressly wish it, do we move to broad marketing. This way, your privacy is preserved — from neighbours, tenants, employees, and the tax office.
»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 Bachfeld 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 Bachfeld, 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 Bachfeld.
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 Bachfeld – discreetly, without obligation, and at an appointment time that suits you.
The following figures show how purchase prices, rents, and land values have developed in Bachfeld. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Current average purchase price per m² for houses in Bachfeld: 1,620 €/m²
House prices in Bachfeld 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 | 1,180 €/m² | – |
| 2018 | 1,240 €/m² | +5.1 % |
| 2019 | 1,310 €/m² | +5.6 % |
| 2020 | 1,390 €/m² | +6.1 % |
| 2021 | 1,500 €/m² | +7.9 % |
| 2022 | 1,640 €/m² | +9.3 % |
| 2023 | 1,660 €/m² | +1.2 % |
| 2024 | 1,635 €/m² | -1.5 % |
| 2025 | 1,620 €/m² | -0.9 % |
Current average purchase price per m² for apartments in Bachfeld: 1,420 €/m²
Apartments in Bachfeld 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 | 980 €/m² | – |
| 2018 | 1,030 €/m² | +5.1 % |
| 2019 | 1,090 €/m² | +5.8 % |
| 2020 | 1,160 €/m² | +6.4 % |
| 2021 | 1,250 €/m² | +7.8 % |
| 2022 | 1,380 €/m² | +10.4 % |
| 2023 | 1,430 €/m² | +3.6 % |
| 2024 | 1,425 €/m² | -0.3 % |
| 2025 | 1,420 €/m² | -0.4 % |
Current average rent per m² in Bachfeld: 6.60 €/m²
Rents in Bachfeld 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 | 5.20 €/m² | – |
| 2018 | 5.35 €/m² | +2.9 % |
| 2019 | 5.55 €/m² | +3.7 % |
| 2020 | 5.75 €/m² | +3.6 % |
| 2021 | 5.95 €/m² | +3.5 % |
| 2022 | 6.20 €/m² | +4.2 % |
| 2023 | 6.40 €/m² | +3.2 % |
| 2024 | 6.52 €/m² | +1.9 % |
| 2025 | 6.60 €/m² | +1.2 % |
Current average land value per m² in Bachfeld: 52 €/m²
The land value in Bachfeld 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 | 34 €/m² | – |
| 2018 | 36 €/m² | +5.9 % |
| 2019 | 38 €/m² | +5.6 % |
| 2020 | 41 €/m² | +7.9 % |
| 2021 | 44 €/m² | +7.3 % |
| 2022 | 48 €/m² | +9.1 % |
| 2023 | 50 €/m² | +4.2 % |
| 2024 | 51 €/m² | +2 % |
| 2025 | 52 €/m² | +2 % |
The real estate market in Bachfeld can be classified as a small, rather owner-occupier-oriented submarket. On the buyer side, owner-occupiers who want to buy a house in Bachfeld or buy an affordable apartment in Bachfeld predominate; on the supply side, existing properties dominate. A classic seller's market with strong upward price pressure does not exist here, yet well-renovated properties with solid energy efficiency remain in demand. Demand is primarily present for detached houses, smaller apartment buildings, and apartments in good condition, while unrenovated properties can have significantly longer marketing times. For capital investors, Bachfeld is interesting primarily because of the low entry prices; the gross rental yield is roughly in the range of 4.5% to 6.0%, depending on the purchase price, condition, and achievable rent. Compared to urban markets, rental prices in Bachfeld are low, but the investment costs and the standard land value in Bachfeld are also significantly lower. Overall, the market tends to favour selective purchases with a focus on substance, location, and long-term lettability rather than speculative price increases.
The data from recent years paints a clear picture of price movements for Bachfeld in the Thuringian market, which has good supra-regional connections. For detached and terraced houses in Bachfeld, the average purchase price moved from 1,180 €/m² in 2017 to the current 1,620 €/m² (2025) — a total change of +37.3% over 8 years, which corresponds to an average value increase of +4.0% p.a. The previous peak was reached in 2023 at 1,660 €/m²; since then, the market has corrected by -2.4% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Bachfeld started at around 980 €/m² in 2017 and are now at 1,420 €/m² (+44.9% over 8 years, Ø +4.7% p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Bachfeld developed from 5.20 €/m² (2017) to the current 6.60 €/m² — +26.9% over 8 years or Ø +3.0% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Bachfeld rose from 34 €/m² (2017) to the current 52 €/m² (+52.9% 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 Bachfeld yields a calculated gross rental return of around 5.6% — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. For owners in Bachfeld considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators that cannot reflect the micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 4.5 – 6 % 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 Bachfeld compared to the median of all municipalities in Thüringen.
| Key figure | Bachfeld | Thüringen (Median) | Difference |
|---|---|---|---|
| Houses Ø | 1,620 €/m² | 1,780 €/m² | -9 % |
| Flats Ø | 1,420 €/m² | 1,640 €/m² | -13.4 % |
| Rents Ø | 6.60 €/m² | 6.90 €/m² | -4.3 % |
Annual average values for purchase prices (houses & flats) and rents in Bachfeld, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,180 €/m² | – | 980 €/m² | – | 5.20 €/m² | – |
| 2018 | 1,240 €/m² | +5.1 % | 1,030 €/m² | +5.1 % | 5.35 €/m² | +2.9 % |
| 2019 | 1,310 €/m² | +5.6 % | 1,090 €/m² | +5.8 % | 5.55 €/m² | +3.7 % |
| 2020 | 1,390 €/m² | +6.1 % | 1,160 €/m² | +6.4 % | 5.75 €/m² | +3.6 % |
| 2021 | 1,500 €/m² | +7.9 % | 1,250 €/m² | +7.8 % | 5.95 €/m² | +3.5 % |
| 2022 | 1,640 €/m² | +9.3 % | 1,380 €/m² | +10.4 % | 6.20 €/m² | +4.2 % |
| 2023 | 1,660 €/m² | +1.2 % | 1,430 €/m² | +3.6 % | 6.40 €/m² | +3.2 % |
| 2024 | 1,635 €/m² | -1.5 % | 1,425 €/m² | -0.3 % | 6.52 €/m² | +1.9 % |
| 2025 | 1,620 €/m² | -0.9 % | 1,420 €/m² | -0.4 % | 6.60 €/m² | +1.2 % |
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 Bachfeld — concisely answered.
Property annuity (Immobilienverrentung) in Bachfeld means: You transfer ownership, but retain the right of use. Four options are available — Usufruct (Nießbrauch) (most extensive rights, including letting), Right of abode (personal use), Life annuity (monthly payment instead of a lump sum) and Sale-and-leaseback (sale at full price, followed by a rental agreement).
Which option is suitable depends on your age, health status, inheritance situation and the current market value of your property in Bachfeld. These factors directly influence the valuation — therefore, we do not make blanket promises regarding the achievable amount.
The initial consultation is free and without obligation. Upon request, we will involve relatives, tax advisors or notaries from the outset, so that the solution is also sustainable within the family in Bachfeld.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Bachfeld FREITAG® brokers both classic sales and Sale & Lease-Back. Buyers include family offices, real estate funds, and private portfolio holders with a long-term horizon.
The process is discreet: contact is made off-market, without an advertisement and without a sign on the property. Employees, customers and competitors in Bachfeld will not know anything, as long as you don't wish it.
It starts with a reliable valuation based on the income approach (Ertragswert) — not a desired figure. Based on this, you decide whether to sell, lease back, or hold.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Bachfeld 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 Bachfeld 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 Bachfeld 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.
Many property owners in Bachfeld wish to sell without neighbours, tenants, or employees finding out. Gerhard Hahn has been providing precisely this discreet approach for over 30 years. Personal appointments in Bachfeld 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 agent in the Sonneberg region, active with listings in Bachfeld (96528). Specialised in the sale of houses and apartments in Thuringia. Offers professional advice for the local property market.
Visit websiteRegional estate agent with a presence in Bachfeld and the surrounding area in the Sonneberg district. Focused on the brokerage of residential properties such as houses in rural areas of Thuringia. Known for up-to-date listings on Immowelt.
Visit websiteEva Otte manages Otte Immobilien GmbH, focusing on the sale and brokerage of residential properties in the Sonneberg district. The company offers comprehensive advice and valuations for the local property market. As an established estate agent in the Sonneberg district, she also serves surrounding municipalities such as Bachfeld.
Visit websiteFIB Makler GmbH specialises in property brokerage in Sonneberg and the surrounding area, particularly residential properties. The company offers services for the regional market and is familiar with the specific characteristics of the Sonneberg district. They support clients in municipalities around Bachfeld.
RE/MAX GAL Immobilien brokers residential properties in the Sonneberg area and adjacent regions. As a franchise estate agent, they offer network-based expertise for purchases and sales. The regional focus includes the Sonneberg district, including the area around Bachfeld.
Jens Blechschmidt offers property brokerage and advice on solid and prefabricated houses in Sonneberg. With a focus on residential properties, he serves the local market in the Sonneberg district. He also provides support for sales in surrounding locations such as Bachfeld.
Are you looking for a real estate agent not directly in Bachfeld, but in the surrounding area? FREITAG® also serves the following municipalities in Thuringia 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 Bachfeld (Ø 1,620 €/m²) — ideal for an honest market comparison and alternative location assessments.
Plot layout, building fabric, maintenance backlog, and neighbourhood determine the price. We objectively assess these points and align the marketing accordingly.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
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
| Country | Deutschland |
| Federal State | Thüringen |
| District | Sonneberg |
| Altitude | 415 |
| Postcode | 96528 |
| Dialling Codes | 036766 |
| Community Key | 16072001 |
| Website | www.bachfeld-online.de |
Quellen: Wikipedia (accessed on 2026-05-08)
