Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bad Kissingen.
Between the decision to sell and the notary appointment in Bad Kissingen, 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.
A significant proportion of properties in Bad Kissingen 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 Bad Kissingen 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 Bad Kissingen 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 Kissingen, 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 Kissingen.
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 Kissingen – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bad Kissingen 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.
Bad Kissingen is a large district town and the administrative seat of its district. This Bavarian state spa is a UNESCO World Heritage site and the most significant spa in the Bavarian Rhön spa region. The spa town is situated in the valley of the Franconian Saale river, on the southeastern edge of the Rhön mountains. Since 2016, Bad Kissingen and Bad Neustadt form a joint regional centre, and it hosts Bavarian state authorities. This central location in a highly sought-after recreational area makes properties in Bad Kissingen appealing for both owners and prospective buyers.
Source for local facts: Wikipedia
Source: Wikidata (official statistics)
Current average purchase price per m² for houses in Bad Kissingen: 2,850 €/m²
House prices in Bad Kissingen 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 | 1,950 €/m² | – |
| 2018 | 2,080 €/m² | +6.7 % |
| 2019 | 2,220 €/m² | +6.7 % |
| 2020 | 2,380 €/m² | +7.2 % |
| 2021 | 2,560 €/m² | +7.6 % |
| 2022 | 2,760 €/m² | +7.8 % |
| 2023 | 2,820 €/m² | +2.2 % |
| 2024 | 2,830 €/m² | +0.4 % |
| 2025 | 2,845 €/m² | +0.5 % |
| 2026 | 2,850 €/m² | +0.2 % |
Current average purchase price per m² for apartments in Bad Kissingen: 3,250 €/m²
Apartments in Bad Kissingen 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 | 2,150 €/m² | – |
| 2018 | 2,300 €/m² | +7 % |
| 2019 | 2,470 €/m² | +7.4 % |
| 2020 | 2,650 €/m² | +7.3 % |
| 2021 | 2,860 €/m² | +7.9 % |
| 2022 | 3,080 €/m² | +7.7 % |
| 2023 | 3,180 €/m² | +3.2 % |
| 2024 | 3,210 €/m² | +0.9 % |
| 2025 | 3,235 €/m² | +0.8 % |
| 2026 | 3,250 €/m² | +0.5 % |
Current average rent per m² in Bad Kissingen: 9.80 €/m²
Rents in Bad Kissingen 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 | 7.10 €/m² | – |
| 2018 | 7.35 €/m² | +3.5 % |
| 2019 | 7.65 €/m² | +4.1 % |
| 2020 | 7.95 €/m² | +3.9 % |
| 2021 | 8.35 €/m² | +5 % |
| 2022 | 8.80 €/m² | +5.4 % |
| 2023 | 9.10 €/m² | +3.4 % |
| 2024 | 9.35 €/m² | +2.7 % |
| 2025 | 9.60 €/m² | +2.7 % |
| 2026 | 9.80 €/m² | +2.1 % |
Current average land value per m² in Bad Kissingen: 260 €/m²
The land value in Bad Kissingen 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 | 245 €/m² | +11.4 % |
| 2023 | 255 €/m² | +4.1 % |
| 2024 | 258 €/m² | +1.2 % |
| 2025 | 259 €/m² | +0.4 % |
| 2026 | 260 €/m² | +0.4 % |
The real estate market in Bad Kissingen can generally be classified as a balanced to slightly high-demand market. For buyers, this means: good properties in central or well-connected locations continue to be in quick demand, while properties in need of renovation are viewed with greater price differentiation. Sellers of well-maintained houses and apartments with modern amenities benefit from stable interest from prospective buyers, but must expect longer marketing periods for older properties. The market trend is no longer characterised by the strong upward momentum of the years 2018 to 2022, but by a phase of normalisation. At the same time, Bad Kissingen remains attractive due to the quality of its location, its status as a health resort, and solid regional demand. For investors, small to medium-sized apartments are particularly interesting, as rental demand is most reliable here. The rough gross rental yield range is currently mostly around 3.2 % to 4.2 %, depending on the purchase price, condition, micro-location, and lettability. Anyone looking to buy a house in Bad Kissingen or buy an apartment in Bad Kissingen should pay particular attention to energy efficiency, the state of modernisation, and location quality, as these factors significantly influence price stability.
A closer look at the last few years shows how the Bad Kissingen real estate market has specifically developed within the Bavarian market, with its strong links to Munich. For single-family and terraced houses in Bad Kissingen, the average purchase price moved from 1,950 €/m² in 2017 to the current 2,850 €/m² (2026) — a total change of +46.2 % over 9 years, which corresponds to an average value increase of +4.3 % p.a. Condominiums in Bad Kissingen started at around 2,150 €/m² in 2017 and are at 3,250 €/m² today (+51.2 % over 9 years, Ø +4.7 % 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 Kissingen developed from 7.10 €/m² (2017) to the current 9.80 €/m² — +38.0 % over 9 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 (Bodenrichtwert) in Bad Kissingen rose from 150 €/m² (2017) to the current 260 €/m² (+73.3 % 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 Bad Kissingen yields a calculated gross rental yield of around 3.6 % — 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. With around 22,000 inhabitants, Bad Kissingen forms a comparatively tight market segment — which means: properties priced in line with the market and well-prepared are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bad Kissingen 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.): 3.2 – 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 Kissingen compared to the median of all municipalities in Bayern.
| Key figure | Bad Kissingen | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,850 €/m² | 3,650 €/m² | -21.9 % |
| Flats Ø | 3,250 €/m² | 3,850 €/m² | -15.6 % |
| Rents Ø | 9.80 €/m² | 9.80 €/m² | 0 % |
Annual average values for purchase prices (houses & flats) and rents in Bad Kissingen, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,950 €/m² | – | 2,150 €/m² | – | 7.10 €/m² | – |
| 2018 | 2,080 €/m² | +6.7 % | 2,300 €/m² | +7 % | 7.35 €/m² | +3.5 % |
| 2019 | 2,220 €/m² | +6.7 % | 2,470 €/m² | +7.4 % | 7.65 €/m² | +4.1 % |
| 2020 | 2,380 €/m² | +7.2 % | 2,650 €/m² | +7.3 % | 7.95 €/m² | +3.9 % |
| 2021 | 2,560 €/m² | +7.6 % | 2,860 €/m² | +7.9 % | 8.35 €/m² | +5 % |
| 2022 | 2,760 €/m² | +7.8 % | 3,080 €/m² | +7.7 % | 8.80 €/m² | +5.4 % |
| 2023 | 2,820 €/m² | +2.2 % | 3,180 €/m² | +3.2 % | 9.10 €/m² | +3.4 % |
| 2024 | 2,830 €/m² | +0.4 % | 3,210 €/m² | +0.9 % | 9.35 €/m² | +2.7 % |
| 2025 | 2,845 €/m² | +0.5 % | 3,235 €/m² | +0.8 % | 9.60 €/m² | +2.7 % |
| 2026 | 2,850 €/m² | +0.2 % | 3,250 €/m² | +0.5 % | 9.80 €/m² | +2.1 % |
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 Kissingen — concisely answered.
For owners in Bad Kissingen 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 Bad Kissingen 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 Bad Kissingen, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Bad Kissingen 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 Kissingen 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 Kissingen 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 Kissingen 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 Kissingen 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 Kissingen 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 Kissingen 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.
Your owner-managed estate agent in Bad Kissingen and the surrounding area, as well as Schweinfurt and Würzburg. Katja Heckelmann-Kuhn offers over 15 years of experience in the personal sale and letting of residential and commercial properties. She ensures a stress-free process in every life situation.
Visit websiteYour estate agent for Bad Kissingen, Schweinfurt and Würzburg with a focus on the planning, brokerage and sale of all types of property projects. Specialised in the reliable purchase and sale of apartments and houses as well as commercial lettings. A passion for a diverse range of properties for sale and to let.
Visit websiteYour Sparkasse estate agent for sales, purchases and lettings in Bad Kissingen, Hammelburg, Bad Brückenau, Wildflecken, Burkardroth and Münnerstadt. Professionals with regional expertise support you with all home ownership projects. Convenient service through the Real Estate and Insurance Centre.
Visit websiteYour estate agent in Bad Kissingen with decades of experience in brokering all types of property for rent and sale. Reliable and competent advice on all property matters with a focus on customer service and satisfaction. Active in 97688 Bad Kissingen.
Visit websiteYour reliable property partner in Bad Kissingen for residential properties, luxury real estate and villas in the region, including Bad Brückenau, Münnerstadt, Bad Neustadt, Bad Königshofen and Hammelburg. Experienced experts support you in the sale and search for your dream home. Multilingual: German, Spanish, Russian, English.
Visit websiteYour reliable property service in Bad Kissingen for the search for rental apartments or detached houses as well as dream properties. Specialised in the sale and brokerage of residential properties. Combined with insurance services.
Visit websiteAre you looking for a real estate agent not directly in Bad Kissingen, 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 Kissingen (Ø 2,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bad Kissingen 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
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.
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 project describes the new construction of an apartment building at Kissinger Straße 150 in Bad Kissingen with 24 residential units and move-in ready apartments. Completion is scheduled for 2025; the property is clearly aimed at the housing market in Bad Kissingen.
The investors and future operators of the planned 4-star superior Hotel Sonnenhof Bad Kissingen received the grant certificate. The project is being supported with 6.5 million euros from the Bavarian funding program and is considered an important investment project for the Bad Kissingen location.
The announcement regarding the 23rd amendment to the land use plan concerns the Bad Kissingen district. The areas for railway facilities, the train station, and green spaces are being rezoned into an urban area and a parking lot, which concretely advances local urban development.
The city of Bad Kissingen describes ongoing and planned construction projects, including the renovation of infrastructure on the streets Am Kurgarten and Martin-Luther-Straße as well as the new construction of the Henneberg primary school. Furthermore, the construction of the Hotel Sonnenhof and a new childcare facility are mentioned.
