Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bad Soden.
Between the decision to sell and the notary appointment in Bad Soden, 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 Bad Soden, 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
Firstly: an honest valuation of your property in Bad Soden — based on actual comparable sales, not on aspirational prices. Secondly: a clear, written marketing concept before you sign. Thirdly: personal availability of Gerhard Hahn himself — not of changing assistants.
»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 Soden 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 Soden, 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 Soden.
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 Soden – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bad Soden 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.
Current average purchase price per m² for houses in Bad Soden: 2,650 €/m²
House prices in Bad Soden 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 |
|---|---|---|
| 2016 | 1,650 €/m² | – |
| 2017 | 1,760 €/m² | +6.7 % |
| 2018 | 1,890 €/m² | +7.4 % |
| 2019 | 2,020 €/m² | +6.9 % |
| 2020 | 2,160 €/m² | +6.9 % |
| 2021 | 2,330 €/m² | +7.9 % |
| 2022 | 2,520 €/m² | +8.2 % |
| 2023 | 2,600 €/m² | +3.2 % |
| 2024 | 2,640 €/m² | +1.5 % |
| 2025 | 2,650 €/m² | +0.4 % |
Current average purchase price per m² for apartments in Bad Soden: 2,950 €/m²
Apartments in Bad Soden 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 |
|---|---|---|
| 2016 | 1,780 €/m² | – |
| 2017 | 1,900 €/m² | +6.7 % |
| 2018 | 2,040 €/m² | +7.4 % |
| 2019 | 2,180 €/m² | +6.9 % |
| 2020 | 2,340 €/m² | +7.3 % |
| 2021 | 2,520 €/m² | +7.7 % |
| 2022 | 2,730 €/m² | +8.3 % |
| 2023 | 2,850 €/m² | +4.4 % |
| 2024 | 2,920 €/m² | +2.5 % |
| 2025 | 2,950 €/m² | +1 % |
Current average rent per m² in Bad Soden: 8.90 €/m²
Rents in Bad Soden 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 |
|---|---|---|
| 2016 | 5.90 €/m² | – |
| 2017 | 6.10 €/m² | +3.4 % |
| 2018 | 6.35 €/m² | +4.1 % |
| 2019 | 6.65 €/m² | +4.7 % |
| 2020 | 6.95 €/m² | +4.5 % |
| 2021 | 7.35 €/m² | +5.8 % |
| 2022 | 7.85 €/m² | +6.8 % |
| 2023 | 8.30 €/m² | +5.7 % |
| 2024 | 8.60 €/m² | +3.6 % |
| 2025 | 8.90 €/m² | +3.5 % |
Current average land value per m² in Bad Soden: 210 €/m²
The land value in Bad Soden 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 |
|---|---|---|
| 2016 | 95 €/m² | – |
| 2017 | 102 €/m² | +7.4 % |
| 2018 | 112 €/m² | +9.8 % |
| 2019 | 124 €/m² | +10.7 % |
| 2020 | 138 €/m² | +11.3 % |
| 2021 | 155 €/m² | +12.3 % |
| 2022 | 178 €/m² | +14.8 % |
| 2023 | 196 €/m² | +10.1 % |
| 2024 | 205 €/m² | +4.6 % |
| 2025 | 210 €/m² | +2.4 % |
The property market in Bad Soden-Salmünster can generally be classified as balanced to slightly supply-constrained. For buyers, this means that good properties in sought-after residential areas continue to be in high demand, while properties requiring extensive renovation may have longer marketing periods. Sellers of well-maintained houses and well-laid-out apartments benefit from stable demand, but have had to pay closer attention to price realism since 2023. The trend in property prices in Bad Soden-Salmünster shows a phase of consolidation following the strong growth of previous years, without any significant price decline being apparent. Demand is primarily driven by owner-occupiers, commuters, and households with regional ties; investors find compact apartments with solid rental potential particularly interesting. The attractiveness for investors is decent, but not speculative: the decisive factors are location, energy efficiency, and rental levels. The rough gross rental yield range is approximately 3.6% to 4.6%, and can be slightly higher with very good purchase prices and market-oriented letting. For the price per square metre in Bad Soden-Salmünster, the ratio of purchase price, rent, and limited supply remains the central benchmark for valuation.
A closer look at the last few years shows how the property market in Bad Soden has specifically developed within the Hessian market in relation to the Rhine-Main area. For detached and terraced houses in Bad Soden, the average purchase price moved from €1,650/m² in 2016 to the current €2,650/m² (2025) — a total change of +60.6% over 9 years, which corresponds to an average value increase of +5.4% p.a. Condominiums in Bad Soden started at around €1,780/m² in 2016 and are now at €2,950/m² (+65.7% over 9 years, Ø +5.8% p.a.). They are therefore often suitable as an entry into home ownership or as an investment with a manageable ticket size. The average net cold rent in Bad Soden developed from €5.90/m² (2016) to the current €8.90/m² — +50.8% over 9 years or Ø +4.7% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bad Soden rose from €95/m² (2016) to the current €210/m² (+121.1% 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 Soden 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 14,000 inhabitants, Bad Soden represents a manageable market size — which means that well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Bad Soden considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators, which cannot reflect micro-location, energy efficiency, and building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3.6 – 4.6 % 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 Bad Soden compared to the median of all municipalities in Hessen.
| Key figure | Bad Soden | Hessen (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,650 €/m² | 2,700 €/m² | -1.9 % |
| Flats Ø | 2,950 €/m² | 2,650 €/m² | +11.3 % |
| Rents Ø | 8.90 €/m² | 9.00 €/m² | -1.1 % |
Annual average values for purchase prices (houses & flats) and rents in Bad Soden, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 1,650 €/m² | – | 1,780 €/m² | – | 5.90 €/m² | – |
| 2017 | 1,760 €/m² | +6.7 % | 1,900 €/m² | +6.7 % | 6.10 €/m² | +3.4 % |
| 2018 | 1,890 €/m² | +7.4 % | 2,040 €/m² | +7.4 % | 6.35 €/m² | +4.1 % |
| 2019 | 2,020 €/m² | +6.9 % | 2,180 €/m² | +6.9 % | 6.65 €/m² | +4.7 % |
| 2020 | 2,160 €/m² | +6.9 % | 2,340 €/m² | +7.3 % | 6.95 €/m² | +4.5 % |
| 2021 | 2,330 €/m² | +7.9 % | 2,520 €/m² | +7.7 % | 7.35 €/m² | +5.8 % |
| 2022 | 2,520 €/m² | +8.2 % | 2,730 €/m² | +8.3 % | 7.85 €/m² | +6.8 % |
| 2023 | 2,600 €/m² | +3.2 % | 2,850 €/m² | +4.4 % | 8.30 €/m² | +5.7 % |
| 2024 | 2,640 €/m² | +1.5 % | 2,920 €/m² | +2.5 % | 8.60 €/m² | +3.6 % |
| 2025 | 2,650 €/m² | +0.4 % | 2,950 €/m² | +1 % | 8.90 €/m² | +3.5 % |
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 Soden — concisely answered.
For owners in Bad Soden 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 Soden 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 Soden, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Entrepreneurs in Bad Soden who wish to sell their commercial property and lease it back use Sale & Lease-Back: They sell office buildings, warehouses or practice premises to an investor, receive liquidity for growth or consolidation, and lease the property back long-term. The location in Bad Soden remains unchanged.
FREITAG® accompanies the entire process: value-based valuation, selection of qualified investors, contract drafting with clear lease-back conditions — including options for repurchase and flexible terms.
We check free of charge whether your commercial property in Bad Soden is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Bad Soden 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 Soden 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 Soden 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 Soden 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 Soden 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.
Real estate agent in Bad Soden with a personal commitment to the brokerage and marketing of residential properties. We support owners and prospective buyers in a German-French agency. Specialised in the local market in Bad Soden.
Visit websiteExperienced real estate agent in Bad Soden am Taunus for the sale, purchase, and letting of apartments and houses. A team with long-standing knowledge of the local property market since 1999. We accompany clients through every step in the Rhine-Main area.
Visit websiteReal estate agent in Bad Soden am Taunus with an investor's perspective on the sale and letting of houses and apartments. Personal support from Bad Soden to Frankfurt. An investor in the Rhine-Main area since 2019.
Visit websiteReal estate agent with an office in the heart of Bad Soden for sales and property valuations in the Taunus district and the Rhine-Main area. Modern old-town office with a team of staff. Specialised in Bad Soden, Sulzbach, Königstein, and the surrounding area.
Visit websiteReal estate agent from Bad Soden am Taunus with expertise since 2005 for properties in Frankfurt, the Taunus, and the surrounding area. Focused on the local marketing of residential properties. Warm and friendly service for the regional market.
Visit websiteAre you looking for a real estate agent not directly in Bad Soden, but in the surrounding area? FREITAG® also serves the following municipalities in Hesse 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 Soden (Ø 2,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
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.
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.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
The right rental price determines whether a property stands vacant or has long-term tenants. We set it at a market-appropriate level and pre-filter interested parties, instead of holding mass viewings.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
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
Bad Soden announced the symbolic groundbreaking ceremony for the new Im Sonnengarten daycare center on Schubertstraße. The new building is scheduled to be inaugurated in the summer of 2027.
The Hessische Landgesellschaft describes the Sinai II + III development area as a future district featuring a residential area built to the plus-energy standard, a commercial area, and open spaces. The project aims to combine living, working, and nature in Bad Soden.
The Taunus Nachrichten reported the start of development work for the new Sinai II and III residential and commercial area in Bad Soden. This marks the beginning of the implementation of a long-planned district and development project.
Bad Soden explained the property tax assessment rate and the calculation of the new property tax. The city points out that the assessment rate for 2025 has been set at 997 percent, compared to the previous 632 percent.
The city of Bad Soden set the assessment rates for property and trade tax. For properties (Grundsteuer B), an assessment rate of 997 percent was decided, valid from January 1, 2025.
The city of Bad Soden describes the Sinai II + III development area as a new residential and commercial area with a planned start of development in July 2025. A modern residential area is planned for the northern part, and a commercial development area is planned for the southwestern section on the outskirts of town.
Kinzig.news reports on the "Living at the Castle" project in Bad Soden. Three residential and commercial buildings with medical practices, office and administrative space, as well as catering and retail, are to be built on the approximately 28,000 square meter site.
A FR article describes housing and land prices in Bad Soden and mentions the goal of creating 350 new residential units. The focus is on the Sinai II area, where 200 new residential units are planned.
