Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bachhagel.
Between the decision to sell and the notary appointment in Bachhagel, 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 Bachhagel, 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 Bachhagel 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 Bachhagel 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 Bachhagel, 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 Bachhagel.
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 Bachhagel – discreetly, without obligation, and at an appointment time that suits you.
Below you will find a clear presentation of current purchase prices, rents, and land values in Bachhagel. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Bachhagel is a municipality in the Dillingen an der Donau district in Bavaria, situated in the Bachtal valley, an offshoot of the Swabian Alb. The Zwergbach stream flows through the village. The municipality is part of the Augsburg planning region and includes the districts of Bachhagel, Burghagel, Oberbechingen, Schäfhof, and Stockhof. Neighboring municipalities include Giengen an der Brenz, Syrgenstein, Zöschingen, Dischingen, Wittislingen, and Haunsheim. This location in the Bachtal, along with its surrounding communities, provides a specific setting for property owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bachhagel: 3,650 €/m²
House prices in Bachhagel 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 | 2,450 €/m² | – |
| 2018 | 2,580 €/m² | +5.3 % |
| 2019 | 2,720 €/m² | +5.4 % |
| 2020 | 2,890 €/m² | +6.3 % |
| 2021 | 3,120 €/m² | +8 % |
| 2022 | 3,420 €/m² | +9.6 % |
| 2023 | 3,380 €/m² | -1.2 % |
| 2024 | 3,460 €/m² | +2.4 % |
| 2025 | 3,580 €/m² | +3.5 % |
| 2026 | 3,650 €/m² | +2 % |
Current average purchase price per m² for apartments in Bachhagel: 3,950 €/m²
Apartments in Bachhagel 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 | 2,700 €/m² | – |
| 2018 | 2,850 €/m² | +5.6 % |
| 2019 | 3,020 €/m² | +6 % |
| 2020 | 3,210 €/m² | +6.3 % |
| 2021 | 3,450 €/m² | +7.5 % |
| 2022 | 3,760 €/m² | +9 % |
| 2023 | 3,720 €/m² | -1.1 % |
| 2024 | 3,800 €/m² | +2.2 % |
| 2025 | 3,900 €/m² | +2.6 % |
| 2026 | 3,950 €/m² | +1.3 % |
Current average rent per m² in Bachhagel: 9.80 €/m²
Rents in Bachhagel 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 | 6.90 €/m² | – |
| 2018 | 7.10 €/m² | +2.9 % |
| 2019 | 7.35 €/m² | +3.5 % |
| 2020 | 7.65 €/m² | +4.1 % |
| 2021 | 8.05 €/m² | +5.2 % |
| 2022 | 8.55 €/m² | +6.2 % |
| 2023 | 8.90 €/m² | +4.1 % |
| 2024 | 9.15 €/m² | +2.8 % |
| 2025 | 9.45 €/m² | +3.3 % |
| 2026 | 9.80 €/m² | +3.7 % |
Current average land value per m² in Bachhagel: 290 €/m²
The land value in Bachhagel 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 | 195 €/m² | +11.4 % |
| 2021 | 220 €/m² | +12.8 % |
| 2022 | 255 €/m² | +15.9 % |
| 2023 | 265 €/m² | +3.9 % |
| 2024 | 275 €/m² | +3.8 % |
| 2025 | 285 €/m² | +3.6 % |
| 2026 | 290 €/m² | +1.8 % |
The real estate market in Bachhagel can be classified as a small, owner-occupier-oriented market with a limited range of offerings. On the buyer side, demand is dominated by family-friendly houses and well-laid-out apartments, while supply remains restricted due to low new construction activity and a tight land market. This does not create a classic buyer's market, but rather a balanced market with a slight trend in favour of sellers, particularly for well-maintained existing properties and modern units. For capital investors, Bachhagel is interesting primarily due to stable lettability in the regional environment, rather than high value appreciation dynamics. The rough gross rental yield range is usually around 3.0 to 4.8 % gross, depending on the condition of the property, location, and price level. Properties with good energy efficiency, solid building fabric, and manageable maintenance requirements are particularly attractive. Overall, property prices in Bachhagel show a robust, but not overheated, development, with demand for housing continuing to be supported by regional accessibility and the quiet residential location.
Anyone wishing to soundly classify the market in Bachhagel within the Bavarian market, with its strong connection to Munich, should take a look at the multi-year price development. For detached and terraced houses in Bachhagel, the average purchase price moved from 2,450 €/m² in 2017 to currently 3,650 €/m² (2026) — a total change of +49.0 % over 9 years, which corresponds to an average value increase of +4.5 % p.a. Condominiums in Bachhagel started in 2017 at around 2,700 €/m² and are today at 3,950 €/m² (+46.3 % over 9 years, Ø +4.3 % p.a.). They are therefore often suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Bachhagel developed from 6.90 €/m² (2017) to currently 9.80 €/m² — +42.0 % over 9 years or Ø +4.0 % p.a.. For landlords, the continuous rental increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bachhagel rose from 150 €/m² (2017) to currently 290 €/m² (+93.3 % in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Bachhagel yields a calculated gross rental yield of around 3.0 % — 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 Bachhagel 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 building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 4.2 % 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 Bachhagel compared to the median of all municipalities in Bayern.
| Key figure | Bachhagel | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,650 €/m² | 3,650 €/m² | 0 % |
| Flats Ø | 3,950 €/m² | 3,850 €/m² | +2.6 % |
| Rents Ø | 9.80 €/m² | 9.80 €/m² | 0 % |
Annual average values for purchase prices (houses & flats) and rents in Bachhagel, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,450 €/m² | – | 2,700 €/m² | – | 6.90 €/m² | – |
| 2018 | 2,580 €/m² | +5.3 % | 2,850 €/m² | +5.6 % | 7.10 €/m² | +2.9 % |
| 2019 | 2,720 €/m² | +5.4 % | 3,020 €/m² | +6 % | 7.35 €/m² | +3.5 % |
| 2020 | 2,890 €/m² | +6.3 % | 3,210 €/m² | +6.3 % | 7.65 €/m² | +4.1 % |
| 2021 | 3,120 €/m² | +8 % | 3,450 €/m² | +7.5 % | 8.05 €/m² | +5.2 % |
| 2022 | 3,420 €/m² | +9.6 % | 3,760 €/m² | +9 % | 8.55 €/m² | +6.2 % |
| 2023 | 3,380 €/m² | -1.2 % | 3,720 €/m² | -1.1 % | 8.90 €/m² | +4.1 % |
| 2024 | 3,460 €/m² | +2.4 % | 3,800 €/m² | +2.2 % | 9.15 €/m² | +2.8 % |
| 2025 | 3,580 €/m² | +3.5 % | 3,900 €/m² | +2.6 % | 9.45 €/m² | +3.3 % |
| 2026 | 3,650 €/m² | +2 % | 3,950 €/m² | +1.3 % | 9.80 €/m² | +3.7 % |
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 Bachhagel — concisely answered.
For owners in Bachhagel 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 Bachhagel 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 Bachhagel, 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 Bachhagel 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 Bachhagel. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Bachhagel are valued differently from residential properties: Key factors are turnover, contribution margin, seating capacity, kitchen technology, licences, and whether the business can function without the previous owner. We value based on the earnings approach and openly state which portions are attributable to the property, inventory, and goodwill.
Marketing is conducted discreetly. A publicly visible sales offer unsettles staff, regular customers, and suppliers in Bachhagel — therefore, we approach interested parties specifically and under a confidentiality agreement.
Whether selling, leasing, or handing over to a successor within the family: We structure the path that suits the situation of your business in Bachhagel , and accompany you until the notary or lease agreement appointment.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
As an appraiser and real estate agent with over 30 years of experience, Gerhard Hahn knows both sides of the market: reliable valuation and the actual willingness of buyers to pay. For owners, heirs, and capital investors, he translates this into a concrete sales or letting strategy.
Many property owners in Bachhagel 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 Bachhagel 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.
Engel & Völkers license partner with Markus Schäferling as your point of contact. Specialising in property sales in Bachhagel and the Dillingen an der Donau region, with a focus on high-end residential properties and brokerage services.
Visit websiteProfessional 360-degree real estate brokerage for Bachhagel and throughout Bavaria. An established provider for the sale and rental of residential properties with a 4.8/5 star rating and over 2,699 reviews.
Visit websiteReal estate agent specialising in the purchase and sale of houses and commercial properties in Syrgenstein, Bachhagel and surrounding towns such as Giengen, Hermaringen and Haunsheim. Offering professional valuations and customer-friendly advice in the region. Available locally for regional transactions.
Visit websiteExperienced provider of property management, rental management, real estate valuation and brokerage services in Bachhagel and 89429. Offers reliability in emergency measures, homeowners' association (WEG) management and property administration. Regionally active in the Dillingen an der Donau district.
Visit websiteEstate agent focusing on property brokerage, now also active in Munich and Stuttgart, serving Bachhagel via ImmoScout24. Specialised in regional residential properties in Bavaria. High ratings and regional presence.
Visit websiteAre you looking for a real estate agent not directly in Bachhagel, 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 Bachhagel (Ø 3,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bachhagel 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:
Detailed analysis of the plot, year of construction, condition, and micro-location. We develop an individual marketing strategy and support the house sale up to the notary appointment.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
A plot of land sells based on what can be built on it. We determine the realistic building rights and approach property developers and private buyers in parallel.
Third-party usability, remaining term of rental agreements, and tenant creditworthiness determine the price of your commercial property. We tailor the documents precisely to these factors.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
From defining the ancillary costs arrangement to the handover: We structure the letting of your house in such a way that no disputes arise later.
Sell and stay living in your home: We compare the four common models based on your situation and clearly state the disadvantages as well as the advantages.
Comparative value, intrinsic value (Sachwert) or income approach (Ertragswert): We select the appropriate method for the property and disclose the derivation, instead of just stating a number.
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 entry lists current purchase prices for houses and apartments in Bachhagel and points to a significantly increased standard land value. This indirectly highlights the demand for building land and real estate in the town.
In the official gazette of the Administrative Community Syrgenstein, the assessment rates for the municipality of Bachhagel are listed, including property tax A, property tax B, and trade tax. The publication also contains information on the municipal administration and local service hours in Bachhagel.
The page summarizes current prices per square meter for residential space in Bachhagel and describes the development of real estate prices from 2018 to 2025. It classifies the market as a small and rather ownership-oriented market with a limited range of offers.
The report states the assessment rates for Bachhagel for 2025: Property tax A rises to 490 percent, property tax B falls to 210 percent, and the trade tax remains at 310 percent. This directly affects the municipal location and real estate cost policy of the municipality.
The page mentions the trade tax assessment rate of Bachhagel and classifies it within municipal levies. For the municipality, this is a relevant economic and location factor.
The real estate compass for Bachhagel lists purchase and rental prices for houses and apartments, separated by existing and new buildings. The article thus provides a direct overview of the price level in the local housing market.
