Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bergheim.
Anyone selling or letting a property in Bergheim 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.
A significant proportion of properties in Bergheim 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 Bergheim. 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 Bergheim 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 Bergheim, 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 Bergheim.
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 Bergheim – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bergheim 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.
Bergheim is a municipality in the Upper Bavarian district of Neuburg-Schrobenhausen and part of the administrative community of Neuburg an der Donau. It is situated seven kilometers northeast of the district town of Neuburg an der Donau, on the road leading to Ingolstadt. The municipality includes the districts of Attenfeld, Bergheim, Hennenweidach, Igstetterhof, and Unterstall. The largest district, Bergheim, is located on small hills and directly borders the Danube, marking the edge of the Donaumoos. Unterstall lies in a hollow, surrounded by Jura foothills and bordered by the Danube, while Attenfeld is enclosed by forests. This diversity of locations and proximity to the Danube provides varied living environments for prospective buyers and property owners.
Source for local facts: Wikipedia
Source: Wikidata (official statistics)
Current average purchase price per m² for houses in Bergheim: 3,320 €/m²
House prices in Bergheim 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 | 2,150 €/m² | – |
| 2016 | 2,240 €/m² | +4.2 % |
| 2017 | 2,360 €/m² | +5.4 % |
| 2018 | 2,510 €/m² | +6.4 % |
| 2019 | 2,680 €/m² | +6.8 % |
| 2020 | 2,860 €/m² | +6.7 % |
| 2021 | 3,080 €/m² | +7.7 % |
| 2022 | 3,260 €/m² | +5.8 % |
| 2023 | 3,300 €/m² | +1.2 % |
| 2024 | 3,320 €/m² | +0.6 % |
Current average purchase price per m² for apartments in Bergheim: 2,980 €/m²
Apartments in Bergheim 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 | 1,720 €/m² | – |
| 2016 | 1,800 €/m² | +4.7 % |
| 2017 | 1,900 €/m² | +5.6 % |
| 2018 | 2,020 €/m² | +6.3 % |
| 2019 | 2,160 €/m² | +6.9 % |
| 2020 | 2,320 €/m² | +7.4 % |
| 2021 | 2,520 €/m² | +8.6 % |
| 2022 | 2,760 €/m² | +9.5 % |
| 2023 | 2,940 €/m² | +6.5 % |
| 2024 | 2,980 €/m² | +1.4 % |
Current average rent per m² in Bergheim: 9.80 €/m²
Rents in Bergheim 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 | 6.80 €/m² | – |
| 2016 | 7.00 €/m² | +2.9 % |
| 2017 | 7.20 €/m² | +2.9 % |
| 2018 | 7.50 €/m² | +4.2 % |
| 2019 | 7.80 €/m² | +4 % |
| 2020 | 8.10 €/m² | +3.8 % |
| 2021 | 8.50 €/m² | +4.9 % |
| 2022 | 8.90 €/m² | +4.7 % |
| 2023 | 9.30 €/m² | +4.5 % |
| 2024 | 9.80 €/m² | +5.4 % |
Current average land value per m² in Bergheim: 320 €/m²
The land value in Bergheim 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 | 170 €/m² | – |
| 2016 | 180 €/m² | +5.9 % |
| 2017 | 195 €/m² | +8.3 % |
| 2018 | 215 €/m² | +10.3 % |
| 2019 | 235 €/m² | +9.3 % |
| 2020 | 255 €/m² | +8.5 % |
| 2021 | 280 €/m² | +9.8 % |
| 2022 | 305 €/m² | +8.9 % |
| 2023 | 315 €/m² | +3.3 % |
| 2024 | 320 €/m² | +1.6 % |
The real estate market in Bergheim can be classified as stable overall, with slightly differentiated sub-markets. For houses and apartments, a phase of consolidation has set in following the strong upward trend up to 2022, which can be attributed to increased financing costs and more cautious buying sentiment. At the same time, demand remains solid because Bergheim is an attractive residential location within the extended catchment area of Cologne and the Rhein-Erft-Kreis. This points more towards a balanced market with pockets of tight supply in sought-after locations rather than a clear buyer's or seller's market. For owner-occupiers, the price level remains accessible, while capital investors benefit from broad rental demand and good lettability. The gross rental yield range, depending on location, property condition, and price level, is generally around 3.2 to 4.4% gross. Apartments with good transport links, solidly modernised existing properties, and detached houses in family-friendly residential areas are particularly interesting. For the valuation of property prices in Bergheim, the sustainable quality of the location is therefore more decisive than short-term price dynamics. Overall, Bergheim remains a market-stable location for long-term oriented buyers and investors with a moderate price level and reliable demand.
A closer look at the last few years shows how the Bergheim real estate market has developed specifically within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Bergheim, the average purchase price moved from 2,150 €/m² in 2015 to the current 3,320 €/m² (2024) — a total change of +54.4% over 9 years, which corresponds to an average value increase of +4.9% p.a. Condominiums in Bergheim started at around 1,720 €/m² in 2015 and are now at 2,980 €/m² (+73.3% over 9 years, Ø +6.3% 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 Bergheim developed from 6.80 €/m² (2015) to the current 9.80 €/m² — +44.1% over 9 years or Ø +4.1% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bergheim rose from 170 €/m² (2015) to the current 320 €/m² (+88.2% 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 Bergheim yields a calculated gross rental yield of around 3.9% — 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 63,000 inhabitants, Bergheim forms a comparatively narrow market segment — which means that well-prepared properties priced in line with the market are usually sold or let quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bergheim 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 – 4.4 % 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 Bergheim compared to the median of all municipalities in Bayern.
| Key figure | Bergheim | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,320 €/m² | 3,650 €/m² | -9 % |
| Flats Ø | 2,980 €/m² | 3,850 €/m² | -22.6 % |
| Rents Ø | 9.80 €/m² | 9.80 €/m² | 0 % |
Annual average values for purchase prices (houses & flats) and rents in Bergheim, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 2,150 €/m² | – | 1,720 €/m² | – | 6.80 €/m² | – |
| 2016 | 2,240 €/m² | +4.2 % | 1,800 €/m² | +4.7 % | 7.00 €/m² | +2.9 % |
| 2017 | 2,360 €/m² | +5.4 % | 1,900 €/m² | +5.6 % | 7.20 €/m² | +2.9 % |
| 2018 | 2,510 €/m² | +6.4 % | 2,020 €/m² | +6.3 % | 7.50 €/m² | +4.2 % |
| 2019 | 2,680 €/m² | +6.8 % | 2,160 €/m² | +6.9 % | 7.80 €/m² | +4 % |
| 2020 | 2,860 €/m² | +6.7 % | 2,320 €/m² | +7.4 % | 8.10 €/m² | +3.8 % |
| 2021 | 3,080 €/m² | +7.7 % | 2,520 €/m² | +8.6 % | 8.50 €/m² | +4.9 % |
| 2022 | 3,260 €/m² | +5.8 % | 2,760 €/m² | +9.5 % | 8.90 €/m² | +4.7 % |
| 2023 | 3,300 €/m² | +1.2 % | 2,940 €/m² | +6.5 % | 9.30 €/m² | +4.5 % |
| 2024 | 3,320 €/m² | +0.6 % | 2,980 €/m² | +1.4 % | 9.80 €/m² | +5.4 % |
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 Bergheim — concisely answered.
For owners in Bergheim 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 Bergheim 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 Bergheim, 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 Bergheim 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 Bergheim 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 Bergheim 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 Bergheim 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 Bergheim 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.
A reliable valuation in Bergheim requires genuine comparative data and a feel for micro-location — Gerhard Hahn has internalised both after 30+ years of market proximity in Bavaria. Personal appointments in Bergheim 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 Bergheim-Quadrath-Ichendorf, specialising in the sale and brokerage of residential properties in the Bergheim districts. Owner-managed and deeply familiar with the local market situation. Offers personal advice for buyers and sellers on-site.
Owner-managed estate agent in Bergheim-Kenten with a focus on residential property sales and lettings in the Rhein-Erft-Kreis. Known for detailed market knowledge in Bergheim and surrounding districts. Offers individual valuations and brokerage services.
Local office in Bergheim specialising in the purchase, sale and letting of residential properties in the region. Experts in the Bergheim property market including districts such as Oberaußem and Quadrath-Ichendorf. Offers comprehensive services from valuation to completion.
Visit websiteEstablished estate agent with over 133 years of experience, active in Bergheim and the Rhein-Erft-Kreis for residential properties. Specialised in the brokerage of houses and apartments in Bergheim-Zentrum. Offers bank-affiliated financing advice.
Local estate agent in the Rhein-Erft-Kreis based near Bergheim, specialising in charming apartments and houses in Bergheim. Brokers properties in Bergheim and the surrounding area with a focus on maisonettes and detached houses. Personal service for the local market.
Visit websiteOwner-managed estate agent in Bergheim-Oberaußem, which values and brokers properties in Bergheim, Bedburg and Erftstadt. Specialised in residential property sales in the Rhein-Erft-Kreis with a strong focus on Bergheim. Offers local expertise and quick processing.
Visit websiteAre you looking for a real estate agent not directly in Bergheim, 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 Bergheim (Ø 3,320 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bergheim 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.
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.
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 website lists several development plans for Bergheim, including "Am Dorfanger", "Am Fährenweg 1. Änderung", and "Am Luckerberg". This makes the site a direct source for ongoing and completed urban land-use planning in the municipality.
A Düsseldorf-based e-commerce provider is set to move into a 9,600 m² logistics space in Bergheim at the beginning of 2026. The article classifies this as commercial real estate usage and logistics settlement in the city.
Around 50 residential units, primarily single-family homes and semi-detached houses, are planned for Bergheim on the northern outskirts towards Wellenburg. The article describes the project as having been politically controversial for years and refers to discussions regarding the townscape and ecological development.
The establishment of the development plan "Am Pitz II" is mentioned for Bergheim. The entry points to the participation period up to and including November 27, 2024, and thus concerns a specific urban land-use planning procedure in the municipality.
