Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Baden.
Anyone selling or letting a property in Baden doesn't need advertising promises, but a realistic assessment. We tell you what your property will fetch on the market, which documents are missing, and what marketing duration to expect — before you decide to work with us.
Instead of searching portals daily, we reverse the process: you register your profile for Baden, 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
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 Baden 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 Baden 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 Baden, 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 Baden.
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 Baden – 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 Baden. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Current average purchase price per m² for houses in Baden: 5,850 €/m²
House prices in Baden 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 |
|---|---|---|
| 2015 | 4,150 €/m² | – |
| 2016 | 4,320 €/m² | +4.1 % |
| 2017 | 4,520 €/m² | +4.6 % |
| 2018 | 4,760 €/m² | +5.3 % |
| 2019 | 5,020 €/m² | +5.5 % |
| 2020 | 5,280 €/m² | +5.2 % |
| 2021 | 5,620 €/m² | +6.4 % |
| 2022 | 5,980 €/m² | +6.4 % |
| 2023 | 5,920 €/m² | -1 % |
| 2024 | 5,850 €/m² | -1.2 % |
Current average purchase price per m² for apartments in Baden: 4,950 €/m²
Apartments in Baden 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 |
|---|---|---|
| 2015 | 3,450 €/m² | – |
| 2016 | 3,590 €/m² | +4.1 % |
| 2017 | 3,760 €/m² | +4.7 % |
| 2018 | 3,960 €/m² | +5.3 % |
| 2019 | 4,180 €/m² | +5.6 % |
| 2020 | 4,420 €/m² | +5.7 % |
| 2021 | 4,680 €/m² | +5.9 % |
| 2022 | 4,980 €/m² | +6.4 % |
| 2023 | 4,970 €/m² | -0.2 % |
| 2024 | 4,950 €/m² | -0.4 % |
Current average rent per m² in Baden: 13.80 €/m²
Rents in Baden 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 |
|---|---|---|
| 2015 | 9.80 €/m² | – |
| 2016 | 10.10 €/m² | +3.1 % |
| 2017 | 10.40 €/m² | +3 % |
| 2018 | 10.80 €/m² | +3.8 % |
| 2019 | 11.20 €/m² | +3.7 % |
| 2020 | 11.60 €/m² | +3.6 % |
| 2021 | 12.10 €/m² | +4.3 % |
| 2022 | 12.70 €/m² | +5 % |
| 2023 | 13.20 €/m² | +3.9 % |
| 2024 | 13.80 €/m² | +4.5 % |
Current average land value per m² in Baden: 1,050 €/m²
The land value in Baden 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 |
|---|---|---|
| 2015 | 620 €/m² | – |
| 2016 | 650 €/m² | +4.8 % |
| 2017 | 690 €/m² | +6.2 % |
| 2018 | 740 €/m² | +7.2 % |
| 2019 | 790 €/m² | +6.8 % |
| 2020 | 850 €/m² | +7.6 % |
| 2021 | 920 €/m² | +8.2 % |
| 2022 | 1,020 €/m² | +10.9 % |
| 2023 | 1,060 €/m² | +3.9 % |
| 2024 | 1,050 €/m² | -0.9 % |
The real estate market in Baden-Baden can generally be classified as high-quality and with a rather limited supply. For buyers, this means: good locations, well-maintained properties, and special features continue to see above-average demand, while properties in need of renovation are subject to greater price differentiation. In the best micro-locations, sellers benefit from a stable target group that values location quality, architecture, and the residential environment. The market thus shows the characteristics of a selective seller's market, even if the interest rate turnaround since 2022 has slowed the momentum of transaction activity. Demand is supported by the city's high residential value, proximity to economically strong regions, and its attractiveness to older, affluent households as well as professionally mobile target groups. For investors, Baden-Baden remains interesting because solid lettability can be combined with long-term value stability in good locations. The gross rental yield range is usually around 2.6% to 3.8% gross, depending on location, property condition, and price level. Especially for apartments with a moderate entry price and market-oriented rent, the yield can be attractive in relation to the risk, while in the premium segment, the running yield is naturally lower. Overall, the limited availability of land, high quality of life, and stable demand point to a robust long-term market. The development of property prices in Baden-Baden therefore remains primarily dependent on micro-location, property quality, and energy efficiency.
Anyone wishing to soundly assess the market in Baden in the Baden-Württemberg region, with its proximity to Stuttgart and the Lake Constance area, should take a look at the multi-year price development. For detached and terraced houses in Baden, the average purchase price moved from €4,150/m² in 2015 to the current €5,850/m² (2024) — a total change of +41.0% over 9 years, which corresponds to an average value increase of +3.9% p.a. The previous peak was reached in 2022 at €5,980/m²; since then, the market has corrected by -2.2% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Baden started at around €3,450/m² in 2015 and are now at €4,950/m² (+43.5% over 9 years, Ø +4.1% p.a.). This makes them suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Baden developed from €9.80/m² (2015) to the current €13.80/m² — +40.8% over 9 years or Ø +3.9% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Baden rose from €620/m² (2015) to the current €1,050/m² (+69.4% 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 Baden yields a calculated gross rental yield of around 3.3% — 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 55,000 inhabitants, Baden forms a manageable market size — which means: 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 Baden 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.): 2.6 – 3.8 % 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 Baden compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Baden | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,850 €/m² | 3,850 €/m² | +51.9 % |
| Flats Ø | 4,950 €/m² | 3,760 €/m² | +31.6 % |
| Rents Ø | 13.80 €/m² | 10.80 €/m² | +27.8 % |
Annual average values for purchase prices (houses & flats) and rents in Baden, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 4,150 €/m² | – | 3,450 €/m² | – | 9.80 €/m² | – |
| 2016 | 4,320 €/m² | +4.1 % | 3,590 €/m² | +4.1 % | 10.10 €/m² | +3.1 % |
| 2017 | 4,520 €/m² | +4.6 % | 3,760 €/m² | +4.7 % | 10.40 €/m² | +3 % |
| 2018 | 4,760 €/m² | +5.3 % | 3,960 €/m² | +5.3 % | 10.80 €/m² | +3.8 % |
| 2019 | 5,020 €/m² | +5.5 % | 4,180 €/m² | +5.6 % | 11.20 €/m² | +3.7 % |
| 2020 | 5,280 €/m² | +5.2 % | 4,420 €/m² | +5.7 % | 11.60 €/m² | +3.6 % |
| 2021 | 5,620 €/m² | +6.4 % | 4,680 €/m² | +5.9 % | 12.10 €/m² | +4.3 % |
| 2022 | 5,980 €/m² | +6.4 % | 4,980 €/m² | +6.4 % | 12.70 €/m² | +5 % |
| 2023 | 5,920 €/m² | -1 % | 4,970 €/m² | -0.2 % | 13.20 €/m² | +3.9 % |
| 2024 | 5,850 €/m² | -1.2 % | 4,950 €/m² | -0.4 % | 13.80 €/m² | +4.5 % |
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 Baden — concisely answered.
Property annuity (Immobilienverrentung) in Baden 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 Baden. 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 Baden.
For many businesses, capital is tied up in Baden 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 Baden. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Baden 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 Baden 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 Baden legally permissible under building law, we clarify before marketing.
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 Baden 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 Baden 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.
Heim & Wert is your estate agent in Baden-Baden and the surrounding area, specialising in exclusive properties, luxury real estate, and high-quality residential homes. They offer discreet advice, sound property valuations, and exclusive brokerage for villas, apartments, and period properties. With a deep understanding of the regional property market, they provide support for the buying and selling of houses and apartments.
Visit websiteTatjana Smoljar-Ruf is one of the highest-rated estate agents in Baden-Baden. She brokers residential properties such as houses and apartments in Baden-Baden. Her focus is on professional advice and local marketing.
Frank Strei manages the ENGEL & VÖLKERS Baden-Baden Pamina office and is a highly-rated estate agent in Baden-Baden. He specialises in the sale, valuation, and consultation of residential properties with local market expertise. The team offers individual service for buying and selling in the region.
Visit websiteBaden-Württemberg Sotheby’s International Realty is your agent for luxury properties in Baden-Baden with over 25 years of experience. They market premium and luxury residential properties at the best possible price and offer personal consultations at their property shop on Sophienstraße. Internationally connected and locally rooted, they specialise in villas and high-end properties.
Visit websiteAre you looking for a real estate agent not directly in Baden, but in the surrounding area? FREITAG® also serves the following municipalities in Baden-Württemberg 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 Baden (Ø 5,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Baden 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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
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.
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
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