Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bellenberg.
Between the decision to sell and the notary appointment in Bellenberg, 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 Bellenberg 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Bellenberg. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
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Anyone looking for an experienced real estate agent in Bellenberg 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 Bellenberg, 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 Bellenberg.
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 Bellenberg – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bellenberg 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.
Bellenberg is located in the Swabian district of Neu-Ulm in Bavaria, approximately one kilometer east of the border river Iller. Vöhringen lies to the north, Illertissen to the south, and the Ulm/Neu-Ulm metropolitan area is 15 kilometers to the south. The village is accessible via the Bundesautobahn 7, Staatsstraße 2031, and the Ulm, Memmingen railway line. To the west of the municipality, the Auwälder der unteren Iller natural forest, a large protected area for riparian forests, is situated. This offers property buyers and owners good transport links and proximity to natural landscapes.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bellenberg: 4,050 €/m²
House prices in Bellenberg 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 | 2,850 €/m² | – |
| 2018 | 3,020 €/m² | +6 % |
| 2019 | 3,180 €/m² | +5.3 % |
| 2020 | 3,360 €/m² | +5.7 % |
| 2021 | 3,620 €/m² | +7.7 % |
| 2022 | 3,980 €/m² | +9.9 % |
| 2023 | 4,120 €/m² | +3.5 % |
| 2024 | 4,060 €/m² | -1.5 % |
| 2025 | 4,050 €/m² | -0.2 % |
| 2026 | 4,050 €/m² | 0 % |
Current average purchase price per m² for apartments in Bellenberg: 4,350 €/m²
Apartments in Bellenberg 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 | 3,050 €/m² | – |
| 2018 | 3,240 €/m² | +6.2 % |
| 2019 | 3,430 €/m² | +5.9 % |
| 2020 | 3,650 €/m² | +6.4 % |
| 2021 | 3,920 €/m² | +7.4 % |
| 2022 | 4,260 €/m² | +8.7 % |
| 2023 | 4,390 €/m² | +3.1 % |
| 2024 | 4,360 €/m² | -0.7 % |
| 2025 | 4,350 €/m² | -0.2 % |
| 2026 | 4,350 €/m² | 0 % |
Current average rent per m² in Bellenberg: 10.80 €/m²
Rents in Bellenberg 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 | 8.10 €/m² | – |
| 2018 | 8.35 €/m² | +3.1 % |
| 2019 | 8.60 €/m² | +3 % |
| 2020 | 8.90 €/m² | +3.5 % |
| 2021 | 9.30 €/m² | +4.5 % |
| 2022 | 9.85 €/m² | +5.9 % |
| 2023 | 10.30 €/m² | +4.6 % |
| 2024 | 10.55 €/m² | +2.4 % |
| 2025 | 10.75 €/m² | +1.9 % |
| 2026 | 10.80 €/m² | +0.5 % |
Current average land value per m² in Bellenberg: 420 €/m²
The land value in Bellenberg 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 | 230 €/m² | – |
| 2018 | 245 €/m² | +6.5 % |
| 2019 | 265 €/m² | +8.2 % |
| 2020 | 290 €/m² | +9.4 % |
| 2021 | 325 €/m² | +12.1 % |
| 2022 | 385 €/m² | +18.5 % |
| 2023 | 415 €/m² | +7.8 % |
| 2024 | 420 €/m² | +1.2 % |
| 2025 | 420 €/m² | 0 % |
| 2026 | 420 €/m² | 0 % |
The real estate market in Bellenberg can be classified as stable and demand-oriented overall. On the buyer side, the market is driven by the proximity to the Ulm/Neu-Ulm economic area, good regional connectivity, and a residential-focused structure. At the same time, the limited supply of building plots and existing properties restricts momentum, meaning that price declines have so far only been moderate. For sellers, the situation remains generally favourable, provided the location, condition, and energy standard are right. Buyers, on the other hand, must continue to expect a relatively tight market, especially for family-friendly houses and well-laid-out apartments. For capital investors, Bellenberg is particularly interesting due to its solid lettability. Rental prices in Bellenberg are developing robustly, while purchase prices have recently been somewhat calmer following the strong increases of previous years. This results in a rough gross rental yield range of approximately 3.0 to 3.8 % for apartments, depending on the micro-location, year of construction, and amenities. For houses, the yield is usually lower as the proportion of owner-occupiers is high. Overall, the market favours long-term investments rather than short-term speculation. Those researching real estate prices in Bellenberg, price per square metre in Bellenberg, buying a house in Bellenberg, or buying an apartment in Bellenberg will find a location with solid underlying demand and limited new construction potential.
The data from recent years paints a clear picture of price movements for Bellenberg within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Bellenberg, the average purchase price moved from 2,850 €/m² in 2017 to the current 4,050 €/m² (2026) — a total change of +42.1 % over 9 years, which corresponds to an average value increase of +4.0 % p.a. The previous peak was reached in 2023 at 4,120 €/m²; since then, the market has corrected by -1.7 % — a pattern typical in many German mid-sized markets following the interest rate turnaround. Apartments in Bellenberg started at around 3,050 €/m² in 2017 and are now at 4,350 €/m² (+42.6 % over 9 years, Ø +4.0 % p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Bellenberg developed from 8.10 €/m² (2017) to the current 10.80 €/m² — +33.3 % over 9 years or Ø +3.2 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bellenberg rose from 230 €/m² (2017) to the current 420 €/m² (+82.6 % in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented apartment in Bellenberg yields a calculated gross rental return 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. With around 4,500 inhabitants, Bellenberg forms a comparatively tight market segment — 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 Bellenberg 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 – 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 Bellenberg compared to the median of all municipalities in Bayern.
| Key figure | Bellenberg | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,050 €/m² | 3,650 €/m² | +11 % |
| Flats Ø | 4,350 €/m² | 3,850 €/m² | +13 % |
| Rents Ø | 10.80 €/m² | 9.80 €/m² | +10.2 % |
Annual average values for purchase prices (houses & flats) and rents in Bellenberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,850 €/m² | – | 3,050 €/m² | – | 8.10 €/m² | – |
| 2018 | 3,020 €/m² | +6 % | 3,240 €/m² | +6.2 % | 8.35 €/m² | +3.1 % |
| 2019 | 3,180 €/m² | +5.3 % | 3,430 €/m² | +5.9 % | 8.60 €/m² | +3 % |
| 2020 | 3,360 €/m² | +5.7 % | 3,650 €/m² | +6.4 % | 8.90 €/m² | +3.5 % |
| 2021 | 3,620 €/m² | +7.7 % | 3,920 €/m² | +7.4 % | 9.30 €/m² | +4.5 % |
| 2022 | 3,980 €/m² | +9.9 % | 4,260 €/m² | +8.7 % | 9.85 €/m² | +5.9 % |
| 2023 | 4,120 €/m² | +3.5 % | 4,390 €/m² | +3.1 % | 10.30 €/m² | +4.6 % |
| 2024 | 4,060 €/m² | -1.5 % | 4,360 €/m² | -0.7 % | 10.55 €/m² | +2.4 % |
| 2025 | 4,050 €/m² | -0.2 % | 4,350 €/m² | -0.2 % | 10.75 €/m² | +1.9 % |
| 2026 | 4,050 €/m² | 0 % | 4,350 €/m² | 0 % | 10.80 €/m² | +0.5 % |
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 Bellenberg — concisely answered.
Property annuity (Immobilienverrentung) in Bellenberg 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 Bellenberg. 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 Bellenberg.
Entrepreneurs in Bellenberg 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 Bellenberg 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 Bellenberg 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 Bellenberg 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 Bellenberg 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 Bellenberg 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.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Bellenberg from over three decades of personal brokerage experience. Personal appointments in Bellenberg 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.
Local estate agent in Bellenberg with a very good rating of 4.6 stars on ImmoScout24. Specialising in the sale of houses and apartments in Bellenberg and the surrounding area. Over 200 followers and numerous listings on the platform.
Visit websiteActive estate agent Murat Sahin in Bellenberg with a top rating of 4.8 stars. Focused on residential property brokerage in the Neu-Ulm district around Bellenberg. High customer satisfaction through professional service.
Visit websiteLocal real estate office based directly in Bellenberg at Danziger Str. 11. Specialising in the sale and brokerage of residential properties in the region. Available Monday to Thursday during set business hours.
Visit websiteMultilingual estate agent active in Bellenberg, Illertissen and Neu-Ulm. Supports owners and buyers with house and apartment sales locally in Bellenberg. Emphasises regional expertise in the surrounding area.
Visit websiteImmobilien-Team Sklenar as your point of contact for property valuation and house sales in Bellenberg. Specialising in residential properties in the Neu-Ulm district region. Offers local advice for sellers.
Visit websiteExperienced partner for successful house and apartment sales specifically in Bellenberg. Local service with a hotline from Munich for the region. Focused on fast and professional transactions.
Visit websiteLocal estate agent Susanne Wambach active in Bellenberg via ImmoScout24. Specialising in residential property brokerage in Bellenberg and the Ulm region. High presence on real estate platforms.
Visit websiteAre you looking for a real estate agent not directly in Bellenberg, 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 Bellenberg (Ø 4,050 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bellenberg 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.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
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.
Understandable valuation as a basis for sale or letting — carried out by certified experts with regional market knowledge.
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 municipal council rejected a preliminary building inquiry for three apartment buildings with 42 to 50 residential units. At the same time, it decided to establish a development plan for the "Poppenbühel" area in order to develop a general residential area there.
The council information system refers to several current development plans and construction projects in Bellenberg, including housing construction, a daycare center, and the planning development of several areas. It mentions, among others, projects on Bachstraße and resolutions regarding "Ortsmitte III", "Poppenbühel", and "Obere Halde".
In Bellenberg, the topic was a preliminary building inquiry for a small animal crematorium in an existing hall in the southeastern industrial area. According to the report, the sale of the property including the hall and apartment was also under consideration.
The municipality provides information about its municipally owned apartments and social housing, as well as the fact that there is no rent index in Bellenberg. A total of eight rented apartments on Schulstraße are mentioned.
Bellenberg is planning the first tiny house settlement in the Neu-Ulm district. The municipal council intends to negotiate a hereditary building lease for a plot of land on Brandenburger Straße, where four to five tiny houses are to be built.
The municipality of Bellenberg publishes its fees and levies, including the assessment rates for property tax A, property tax B, and trade tax applicable from 2025. This is directly economically relevant for property owners and companies.
The results list shows land offers in Bellenberg and contains specific property details including location, price, and surface area. This is a genuine, publicly accessible real estate listing with a connection to Bellenberg.
