Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bad Birnbach.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Bad Birnbach with a clear structure, sound market knowledge, and a marketing strategy tailored to the specific property. Whether it's a house sale, apartment sale, land sale, or letting — we stand for clean processes and targeted mediation of your property.
Instead of searching portals daily, we reverse the process: you register your profile for Bad Birnbach, 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Bad Birnbach. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
»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 Bad Birnbach 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 Bad Birnbach, 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 Bad Birnbach.
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 Bad Birnbach – 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 Bad Birnbach. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Bad Birnbach, a market town in the Lower Bavarian district of Rottal-Inn since 1987, is situated about 12 km east of Pfarrkirchen and 43 km from Passau. The locality lies elevated above the gentle Rott valley and forms part of the Lower Bavarian Spa Triangle, along with Bad Füssing and Bad Griesbach. Comprising 85 municipal parts, Bad Birnbach borders neighbouring communities such as Bayerbach, Egglham, and Kößlarn. The town is known for its thermal spa, the Rottal Terme, whose thermal spring was discovered in 1973. These characteristics offer property buyers and owners a location that combines recreational value with established facilities.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bad Birnbach: 3,180 €/m²
House prices in Bad Birnbach 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 | 2,120 €/m² | – |
| 2018 | 2,240 €/m² | +5.7 % |
| 2019 | 2,380 €/m² | +6.3 % |
| 2020 | 2,560 €/m² | +7.6 % |
| 2021 | 2,760 €/m² | +7.8 % |
| 2022 | 2,980 €/m² | +8 % |
| 2023 | 3,050 €/m² | +2.3 % |
| 2024 | 3,120 €/m² | +2.3 % |
| 2025 | 3,180 €/m² | +1.9 % |
Current average purchase price per m² for apartments in Bad Birnbach: 3,420 €/m²
Apartments in Bad Birnbach 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 | 2,240 €/m² | – |
| 2018 | 2,360 €/m² | +5.4 % |
| 2019 | 2,500 €/m² | +5.9 % |
| 2020 | 2,680 €/m² | +7.2 % |
| 2021 | 2,880 €/m² | +7.5 % |
| 2022 | 3,080 €/m² | +6.9 % |
| 2023 | 3,180 €/m² | +3.2 % |
| 2024 | 3,280 €/m² | +3.1 % |
| 2025 | 3,420 €/m² | +4.3 % |
Current average rent per m² in Bad Birnbach: 8.90 €/m²
Rents in Bad Birnbach 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 | 6.70 €/m² | – |
| 2018 | 6.90 €/m² | +3 % |
| 2019 | 7.10 €/m² | +2.9 % |
| 2020 | 7.35 €/m² | +3.5 % |
| 2021 | 7.65 €/m² | +4.1 % |
| 2022 | 8.00 €/m² | +4.6 % |
| 2023 | 8.25 €/m² | +3.1 % |
| 2024 | 8.55 €/m² | +3.6 % |
| 2025 | 8.90 €/m² | +4.1 % |
Current average land value per m² in Bad Birnbach: 210 €/m²
The land value in Bad Birnbach 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 | 120 €/m² | – |
| 2018 | 128 €/m² | +6.7 % |
| 2019 | 138 €/m² | +7.8 % |
| 2020 | 150 €/m² | +8.7 % |
| 2021 | 165 €/m² | +10 % |
| 2022 | 182 €/m² | +10.3 % |
| 2023 | 194 €/m² | +6.6 % |
| 2024 | 203 €/m² | +4.6 % |
| 2025 | 210 €/m² | +3.4 % |
The real estate market in Bad Birnbach can be classified as generally balanced with a slight tendency in favour of sellers, although the momentum is significantly calmer than in the large Bavarian centres. Demand is primarily driven by owner-occupiers, older buyers focusing on accessible housing, and investors who are looking for stable lettability and manageable entry prices. For buying a house in Bad Birnbach: good locations, well-maintained stock and energy-efficient properties remain in demand, while properties in need of renovation are subject to greater price differentiation. For buying an apartment in Bad Birnbach, compact floor plans and central locations are particularly relevant. The rental yield is roughly in a range of about 3.0 to 4.2 % gross, depending on the condition of the property, micro-location and price level. In relation to real estate prices in Bad Birnbach, the yield profile is solid but not speculative. Overall, the market appeals to long-term oriented buyers and investors who value stability, regional demand and moderate entry prices.
Anyone wishing to make a well-founded assessment of the market in Bad Birnbach within the Bavarian market, with its strong links to Munich, should take a look at the multi-year price development. For detached and terraced houses in Bad Birnbach, the average purchase price moved from 2,120 €/m² in 2017 to the current 3,180 €/m² (2025) — a total change of +50.0 % over 8 years, which corresponds to an average value increase of +5.2 % p.a. Condominiums in Bad Birnbach started at around 2,240 €/m² in 2017 and are now at 3,420 €/m² (+52.7 % over 8 years, Ø +5.4 % p.a.). They are therefore often suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Bad Birnbach developed from 6.70 €/m² (2017) to the current 8.90 €/m² — +32.8 % over 8 years or Ø +3.6 % p.a.. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Bad Birnbach rose from 120 €/m² (2017) to the current 210 €/m² (+75.0 % 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 Bad Birnbach yields a calculated gross rental yield of around 3.1 % — 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. With around 5,800 inhabitants, Bad Birnbach forms a limited but continuous transaction volume — which means: properties that are priced correctly for the market and well-prepared are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Bad Birnbach who are 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 micro-location, energy efficiency and property substance. 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 Bad Birnbach compared to the median of all municipalities in Bayern.
| Key figure | Bad Birnbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,180 €/m² | 3,650 €/m² | -12.9 % |
| Flats Ø | 3,420 €/m² | 3,850 €/m² | -11.2 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Bad Birnbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,120 €/m² | – | 2,240 €/m² | – | 6.70 €/m² | – |
| 2018 | 2,240 €/m² | +5.7 % | 2,360 €/m² | +5.4 % | 6.90 €/m² | +3 % |
| 2019 | 2,380 €/m² | +6.3 % | 2,500 €/m² | +5.9 % | 7.10 €/m² | +2.9 % |
| 2020 | 2,560 €/m² | +7.6 % | 2,680 €/m² | +7.2 % | 7.35 €/m² | +3.5 % |
| 2021 | 2,760 €/m² | +7.8 % | 2,880 €/m² | +7.5 % | 7.65 €/m² | +4.1 % |
| 2022 | 2,980 €/m² | +8 % | 3,080 €/m² | +6.9 % | 8.00 €/m² | +4.6 % |
| 2023 | 3,050 €/m² | +2.3 % | 3,180 €/m² | +3.2 % | 8.25 €/m² | +3.1 % |
| 2024 | 3,120 €/m² | +2.3 % | 3,280 €/m² | +3.1 % | 8.55 €/m² | +3.6 % |
| 2025 | 3,180 €/m² | +1.9 % | 3,420 €/m² | +4.3 % | 8.90 €/m² | +4.1 % |
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 Bad Birnbach — concisely answered.
Many owners in Bad Birnbach are sitting on an asset that they cannot access because they do not want to give up their home. This is precisely whatProperty annuity (Immobilienverrentung) is for: The sale takes place, but the move-out does not. Depending on the model — Usufruct, Right of abode, Life annuity or Leaseback — the purchase price is paid as a lump sum, as a monthly annuity, or as a combination of both.
Security is crucial: The right of abode (Wohnrecht) is entered in the land register (Grundbuch) in the first rank, before the buyer is registered as the owner. We will calculate for your property in Bad Birnbach how much the usufruct (Nießbrauch) value reduces the purchase price — and whether this is more profitable compared to a traditional sale.
We approach this with an open mind. If a normal sale with a subsequent move is economically better for you, we will tell you — instead of trying to sell a property annuity (Immobilienverrentung) model that doesn't suit your needs.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Bad Birnbach 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 Bad Birnbach 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 Bad Birnbach 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 Bad Birnbach 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 Bad Birnbach 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 Bad Birnbach 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 Bad Birnbach 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.
Owner-managed office by Gerhard Maier, a certified real estate agent (DIA) in Bad Birnbach. Specialising in the sale and development of residential properties in the spa town of Bad Birnbach and the surrounding rural area in the Rottal-Inn district. Expert advice and marketing in four steps.
Visit websiteLocal real estate agent in the 'Bäderdreieck' (spa triangle) with a focus on Bad Birnbach and Bad Füssing. Offers expert advice for the purchase, sale, and letting of residential properties with 75 years of team experience and an average marketing time of 12 weeks. Reliable service through vetted prospective buyers and continuous professional development.
Visit websiteRegional estate agent with a strong network for Bad Birnbach and the Rottal-Inn district. Specialising in the professional marketing of houses, apartments, and plots of land, as well as personal advice on buying, selling, and valuation with a focus on micro-locations.
Visit websiteActive real estate agent in Bad Birnbach with good ratings on ImmoScout24. Specialising in the sale of residential properties with 14 current listings, primarily for purchase.
Are you looking for a real estate agent not directly in Bad Birnbach, 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 Bad Birnbach (Ø 3,180 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bad Birnbach 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:
From measurements and the energy performance certificate to buyer selection: We fully prepare your house before it goes on the market — and conduct negotiations up to notarisation.
We consider the declaration of division (Teilungserklärung), service charge (Hausgeld), energy performance certificate, reserves, and target group — and structure the entire sales process for you.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
Right of residence (Wohnrecht), leaseback, life annuity (Leibrente), or usufruct (Nießbrauch) — we examine the most suitable option for you and advise on opportunities and framework conditions.
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 report analyzes the current real estate market and points to the role of realistic prices in the region. Bad Birnbach is explicitly mentioned in the text, and the publication comes from a local real estate firm. However, this is a PR release rather than a traditional editorial news article.
VR-Bank Rottal-Inn reports progress on its new building project in Bad Birnbach. According to the announcement, the project is nearing the home stretch, with the opening scheduled for the second quarter of 2026; completion has been delayed due to rework.
The project describes the new VR-Bank building in Bad Birnbach as a regional branch. It mentions a two-stage competition process, sustainable construction methods, and the planned DGNB Gold certification.
The project page documents a residential development in Bad Birnbach-Lengham with 30 apartments, several houses, and a completion date in April 2026. The content lists purchase prices, apartment sizes, and the start of construction in 2024.
A developer's project page describes a residential development in Bad Birnbach, including a bungalow project and later eight condominiums at Kreuzhafnerweg 4. The page mentions the construction progress and a planned completion in the summer of 2023.
