Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bessenbach.
Anyone selling or letting a property in Bessenbach 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Bessenbach, we will notify you immediately. Whether it's a house, apartment, plot of land, or investment property — you specify what suits you, and we will only contact you with matches that meet your expectations. Our service is free and non-binding for you as a searcher.
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
We generally market your property in Bessenbach initially off-market — without a sign, without an online advertisement, without a public exposé. Only when the discreet route has been exhausted and you expressly wish it, do we move to broad marketing. This way, your privacy is preserved — from neighbours, tenants, employees, and the tax office.
»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 Bessenbach 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 Bessenbach, 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 Bessenbach.
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 Bessenbach – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bessenbach 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.
Bessenbach is a municipality located in the Aschaffenburg district of Lower Franconia, southeast of Aschaffenburg city, nestled between the foothills of the Spessart. Approximately half of the municipality is covered by forest, and the Bessenbach stream flows through the area, emptying into the Aschaff. The municipality comprises ten constituent parts, including Keilberg, Oberbessenbach, and Straßbessenbach, which also form cadastral districts. Formed in 1972 by the merger of Keilberg and Straßbessenbach, Oberbessenbach was incorporated in 1978. Bessenbach benefits from good transport links via the Bundesautobahn 3, with its Bessenbach/Waldaschaff exit, offering property owners and buyers a centrally located position.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bessenbach: 3,650 €/m²
House prices in Bessenbach 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 | 2,650 €/m² | – |
| 2018 | 2,780 €/m² | +4.9 % |
| 2019 | 2,920 €/m² | +5 % |
| 2020 | 3,120 €/m² | +6.8 % |
| 2021 | 3,360 €/m² | +7.7 % |
| 2022 | 3,620 €/m² | +7.7 % |
| 2023 | 3,580 €/m² | -1.1 % |
| 2024 | 3,610 €/m² | +0.8 % |
| 2025 | 3,635 €/m² | +0.7 % |
| 2026 | 3,650 €/m² | +0.4 % |
Current average purchase price per m² for apartments in Bessenbach: 3,850 €/m²
Apartments in Bessenbach 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 | 2,850 €/m² | – |
| 2018 | 2,980 €/m² | +4.6 % |
| 2019 | 3,120 €/m² | +4.7 % |
| 2020 | 3,300 €/m² | +5.8 % |
| 2021 | 3,520 €/m² | +6.7 % |
| 2022 | 3,820 €/m² | +8.5 % |
| 2023 | 3,790 €/m² | -0.8 % |
| 2024 | 3,810 €/m² | +0.5 % |
| 2025 | 3,835 €/m² | +0.7 % |
| 2026 | 3,850 €/m² | +0.4 % |
Current average rent per m² in Bessenbach: 9.80 €/m²
Rents in Bessenbach 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 | 7.20 €/m² | – |
| 2018 | 7.45 €/m² | +3.5 % |
| 2019 | 7.75 €/m² | +4 % |
| 2020 | 8.10 €/m² | +4.5 % |
| 2021 | 8.55 €/m² | +5.6 % |
| 2022 | 9.05 €/m² | +5.8 % |
| 2023 | 9.45 €/m² | +4.4 % |
| 2024 | 9.60 €/m² | +1.6 % |
| 2025 | 9.72 €/m² | +1.3 % |
| 2026 | 9.80 €/m² | +0.8 % |
Current average land value per m² in Bessenbach: 360 €/m²
The land value in Bessenbach 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 | 220 €/m² | – |
| 2018 | 235 €/m² | +6.8 % |
| 2019 | 250 €/m² | +6.4 % |
| 2020 | 270 €/m² | +8 % |
| 2021 | 295 €/m² | +9.3 % |
| 2022 | 335 €/m² | +13.6 % |
| 2023 | 355 €/m² | +6 % |
| 2024 | 358 €/m² | +0.8 % |
| 2025 | 359 €/m² | +0.3 % |
| 2026 | 360 €/m² | +0.3 % |
The real estate market in Bessenbach can be classified as a stable, demand-oriented submarket in the catchment area of Aschaffenburg. For buyers, this means: anyone looking to buy a house in Bessenbach or buy an apartment in Bessenbach will encounter a limited supply and must expect quick marketing times, especially for well-maintained existing properties. The market is characterized more by owner-occupiers than by short-term speculators, which dampens price peaks but supports long-term value development. On the seller's side, there remains a solid starting position, especially for family-friendly houses, energetically modernized properties, and apartments in sought-after locations. For capital investors, Bessenbach remains interesting because rental prices in Bessenbach show a reasonable ratio in relation to purchase prices. The rough gross rental yield range is usually around 2.8% to 4.0% gross, depending on the condition of the property, location, and price level. Higher yields are possible primarily with older stock with development potential, while new builds and very good locations tend to be in the lower range. Overall, the proximity to workplaces, good regional accessibility, and limited land availability point to a continued stable market position. The standard land value (Bodenrichtwert) in Bessenbach also underscores that plots of land remain scarce and therefore relevant to value. For property prices in Bessenbach, a moderate but robust development is therefore to be expected in the future rather than strong fluctuations.
Anyone wishing to soundly assess the market in Bessenbach, with its strong connection to Munich, should take a look at the multi-year price development. For single-family and terraced houses in Bessenbach, the average purchase price moved from 2,650 €/m² in 2017 to currently 3,650 €/m² (2026) — a total change of +37.7% over 9 years, which corresponds to an average value increase of +3.6% p.a. Condominiums in Bessenbach started in 2017 at around 2,850 €/m² and are today at 3,850 €/m² (+35.1% over 9 years, Ø +3.4% p.a.). They are therefore often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Bessenbach developed from 7.20 €/m² (2017) to currently 9.80 €/m² — +36.1% over 9 years or Ø +3.5% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Bessenbach rose from 220 €/m² (2017) to currently 360 €/m² (+63.6% 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 Bessenbach yields a calculated gross rental yield of around 3.1% — 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 5,500 inhabitants, Bessenbach forms a comparatively tight market segment — which means: well-prepared properties priced in line with the market are generally sold or let quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Bessenbach 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 the micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.8 – 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 Bessenbach compared to the median of all municipalities in Bayern.
| Key figure | Bessenbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,650 €/m² | 3,650 €/m² | 0 % |
| Flats Ø | 3,850 €/m² | 3,850 €/m² | 0 % |
| Rents Ø | 9.80 €/m² | 9.80 €/m² | 0 % |
Annual average values for purchase prices (houses & flats) and rents in Bessenbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,650 €/m² | – | 2,850 €/m² | – | 7.20 €/m² | – |
| 2018 | 2,780 €/m² | +4.9 % | 2,980 €/m² | +4.6 % | 7.45 €/m² | +3.5 % |
| 2019 | 2,920 €/m² | +5 % | 3,120 €/m² | +4.7 % | 7.75 €/m² | +4 % |
| 2020 | 3,120 €/m² | +6.8 % | 3,300 €/m² | +5.8 % | 8.10 €/m² | +4.5 % |
| 2021 | 3,360 €/m² | +7.7 % | 3,520 €/m² | +6.7 % | 8.55 €/m² | +5.6 % |
| 2022 | 3,620 €/m² | +7.7 % | 3,820 €/m² | +8.5 % | 9.05 €/m² | +5.8 % |
| 2023 | 3,580 €/m² | -1.1 % | 3,790 €/m² | -0.8 % | 9.45 €/m² | +4.4 % |
| 2024 | 3,610 €/m² | +0.8 % | 3,810 €/m² | +0.5 % | 9.60 €/m² | +1.6 % |
| 2025 | 3,635 €/m² | +0.7 % | 3,835 €/m² | +0.7 % | 9.72 €/m² | +1.3 % |
| 2026 | 3,650 €/m² | +0.4 % | 3,850 €/m² | +0.4 % | 9.80 €/m² | +0.8 % |
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 Bessenbach — concisely answered.
Property annuity (Immobilienverrentung) in Bessenbach 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 Bessenbach. 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 Bessenbach.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Bessenbach 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 Bessenbach 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.
Hospitality properties in Bessenbach are valued differently from residential properties: Key factors are turnover, contribution margin, seating capacity, kitchen technology, licences, and whether the business can function without the previous owner. We value based on the earnings approach and openly state which portions are attributable to the property, inventory, and goodwill.
Marketing is conducted discreetly. A publicly visible sales offer unsettles staff, regular customers, and suppliers in Bessenbach — therefore, we approach interested parties specifically and under a confidentiality agreement.
Whether selling, leasing, or handing over to a successor within the family: We structure the path that suits the situation of your business in Bessenbach , and accompany you until the notary or lease agreement appointment.
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.
Buyers and sellers in Bessenbach benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Bessenbach 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 Waldaschaff, right next to Bessenbach (postcode 63857), specialising in the sale and letting of residential properties in the Aschaffenburg district. Offers comprehensive advice and valuations for houses and apartments on-site. Owner-managed company with a focus on the local market around Bessenbach.
Visit websiteOwner-managed estate agent in Hösbach, just a few kilometres from Bessenbach, active in the sale of residential properties in the area around Aschaffenburg. Specialising in local market knowledge for house and apartment transactions in Bessenbach and neighbouring towns. Offers personal advice and valuations for the regional property market.
Visit websiteOwner-managed estate agent with a focus on residential properties in the Hösbach-Wenighösbach region and surrounding areas. The company offers comprehensive services from sales to lettings.
Visit websiteLocal estate agent in Hösbach specialising in residential properties and lettings. The company serves clients throughout the region around Bessenbach.
Visit websiteEstate agent in the Aschaffenburg district with a focus on residential properties. The company brokers properties in the region around Bessenbach and Haibach.
Established estate agent in the Aschaffenburg district with a focus on residential properties and land. The company operates in the Kahl region and surrounding areas.
Estate agent with many years of experience in Aschaffenburg and the surrounding region. The company brokers residential properties and offers professional advice.
Visit websiteAre you looking for a real estate agent not directly in Bessenbach, 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 Bessenbach (Ø 3,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bessenbach 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.
Minutes of the owners' meeting, maintenance reserve fund, and special rights of use are also decisive for the price. We review the documents before the first viewing appointment.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
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 IHK Aschaffenburg includes Bessenbach in its overview of real estate tax rates. This is relevant for business and location policy, as it allows for the classification of current assessment rates for property and trade tax.
An online article on standard land values mentions Bessenbach as a location and explains the valuation of properties as well as the relevance for property tax. Although the text is more background information than a classic news report, it explicitly refers to Bessenbach and real estate values.
A new traffic project at the 'Steiger' roundabout began in Bessenbach with a symbolic groundbreaking ceremony. The construction of the roundabout and approximately 630 meters of cycle path is a concrete infrastructure project with a direct connection to local development and access.
The municipality provides information on current standard land values and refers to the expert committee. This is relevant for purchase prices, property valuation, and the local real estate market in Bessenbach.
Bessenbach highlights the businesses located in the town, including SAF-HOLLAND GmbH as an important industrial employer. This underscores the economic structure and the importance of the location for trade and investment.
The municipality provides its development plans and planning documents digitally. This is a central component for development areas, renovations, and other local development projects in Bessenbach.
The municipality operates a building plot exchange for property owners willing to sell and those wishing to build in Bessenbach. The offer is aimed at prospective buyers and is therefore a direct signal for the development of the local housing and property market.
The municipality of Bessenbach publishes its assessment rates for property and trade tax. This is relevant for location policy and commercial settlement, as the tax burden has direct effects on businesses and investments.
