Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Beutelsbach.
Anyone selling or letting a property in Beutelsbach 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 Beutelsbach, 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
We generally market your property in Beutelsbach 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 Beutelsbach 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 Beutelsbach, 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 Beutelsbach.
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 Beutelsbach – 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 Beutelsbach. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Beutelsbach is a municipality in the Lower Bavarian district of Passau, situated in the Donau-Wald region. It lies approximately twelve kilometers south of Vilshofen an der Donau and 33 kilometers west of Passau. The municipality is part of the Aidenbach administrative community and borders neighboring towns such as Aidenbach, Egglham, and Ortenburg. Located within the Klosterwinkel and at the edge of the Holzland in the Lower Bavarian hill country, the Aunkirchner Bach originates in its southwestern area. The community comprises 30 constituent parts and its area was settled by Celts in pre-Christian times, evidenced by burial grounds and a Celtic square enclosure. This location offers buyers or property owners an area with historical roots and a natural environment.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Beutelsbach: 4,850 €/m²
House prices in Beutelsbach 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 | 3,450 €/m² | – |
| 2018 | 3,620 €/m² | +4.9 % |
| 2019 | 3,820 €/m² | +5.5 % |
| 2020 | 4,020 €/m² | +5.2 % |
| 2021 | 4,280 €/m² | +6.5 % |
| 2022 | 4,620 €/m² | +7.9 % |
| 2023 | 4,560 €/m² | -1.3 % |
| 2024 | 4,700 €/m² | +3.1 % |
| 2025 | 4,790 €/m² | +1.9 % |
| 2026 | 4,850 €/m² | +1.3 % |
Current average purchase price per m² for apartments in Beutelsbach: 4,650 €/m²
Apartments in Beutelsbach 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 | 3,250 €/m² | – |
| 2018 | 3,420 €/m² | +5.2 % |
| 2019 | 3,610 €/m² | +5.6 % |
| 2020 | 3,820 €/m² | +5.8 % |
| 2021 | 4,080 €/m² | +6.8 % |
| 2022 | 4,360 €/m² | +6.9 % |
| 2023 | 4,300 €/m² | -1.4 % |
| 2024 | 4,390 €/m² | +2.1 % |
| 2025 | 4,520 €/m² | +3 % |
| 2026 | 4,650 €/m² | +2.9 % |
Current average rent per m² in Beutelsbach: 12.80 €/m²
Rents in Beutelsbach 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 | 9.40 €/m² | – |
| 2018 | 9.70 €/m² | +3.2 % |
| 2019 | 10.00 €/m² | +3.1 % |
| 2020 | 10.30 €/m² | +3 % |
| 2021 | 10.70 €/m² | +3.9 % |
| 2022 | 11.20 €/m² | +4.7 % |
| 2023 | 11.60 €/m² | +3.6 % |
| 2024 | 12.00 €/m² | +3.4 % |
| 2025 | 12.40 €/m² | +3.3 % |
| 2026 | 12.80 €/m² | +3.2 % |
Current average land value per m² in Beutelsbach: 780 €/m²
The land value in Beutelsbach 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 | 520 €/m² | – |
| 2018 | 560 €/m² | +7.7 % |
| 2019 | 610 €/m² | +8.9 % |
| 2020 | 660 €/m² | +8.2 % |
| 2021 | 710 €/m² | +7.6 % |
| 2022 | 760 €/m² | +7 % |
| 2023 | 770 €/m² | +1.3 % |
| 2024 | 775 €/m² | +0.6 % |
| 2025 | 778 €/m² | +0.4 % |
| 2026 | 780 €/m² | +0.3 % |
The market in Beutelsbach can generally be classified as a seller's market with selective buyer choice. The limited supply, proximity to the Stuttgart economic region, and high quality of life ensure sustained stable demand. At the same time, buyers have been reacting much more sensitively to prices since the rise in interest rates, which can lead to longer marketing periods, especially for houses in need of renovation and older apartments. Well-maintained properties in attractive locations, on the other hand, remain comparatively liquid. Beutelsbach is interesting for capital investors because solid rental income can be combined with a location that is stable in value over the long term. The rough gross rental yield range is usually around 2.6 to 3.8 % depending on the condition of the property, location, and price level; slightly higher values are also possible for smaller apartments or properties purchased at a favourable price. Overall, property prices in Beutelsbach point to a market with moderate growth potential, high location quality, and continued relevance for both owner-occupiers and investors who focus on stability rather than short-term speculation.
The data from recent years paints a clear picture of price movements for Beutelsbach within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Beutelsbach, the average purchase price moved from 3,450 €/m² in 2017 to currently 4,850 €/m² (2026) — a total change of +40.6 % over 9 years, which corresponds to an average value increase of +3.9 % p.a. Condominiums in Beutelsbach started at around 3,250 €/m² in 2017 and are now at 4,650 €/m² (+43.1 % over 9 years, Ø +4.1 % p.a.). They are therefore often suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Beutelsbach developed from 9.40 €/m² (2017) to currently 12.80 €/m² — +36.2 % 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 Beutelsbach rose from 520 €/m² (2017) to currently 780 €/m² (+50.0 % 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 Beutelsbach 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 13,000 inhabitants, Beutelsbach forms a limited but continuous transaction volume — which means: properties that are priced in line with the market and well-prepared are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Beutelsbach who are 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 building fabric. 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 Beutelsbach compared to the median of all municipalities in Bayern.
| Key figure | Beutelsbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,850 €/m² | 3,650 €/m² | +32.9 % |
| Flats Ø | 4,650 €/m² | 3,850 €/m² | +20.8 % |
| Rents Ø | 12.80 €/m² | 9.80 €/m² | +30.6 % |
Annual average values for purchase prices (houses & flats) and rents in Beutelsbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 3,450 €/m² | – | 3,250 €/m² | – | 9.40 €/m² | – |
| 2018 | 3,620 €/m² | +4.9 % | 3,420 €/m² | +5.2 % | 9.70 €/m² | +3.2 % |
| 2019 | 3,820 €/m² | +5.5 % | 3,610 €/m² | +5.6 % | 10.00 €/m² | +3.1 % |
| 2020 | 4,020 €/m² | +5.2 % | 3,820 €/m² | +5.8 % | 10.30 €/m² | +3 % |
| 2021 | 4,280 €/m² | +6.5 % | 4,080 €/m² | +6.8 % | 10.70 €/m² | +3.9 % |
| 2022 | 4,620 €/m² | +7.9 % | 4,360 €/m² | +6.9 % | 11.20 €/m² | +4.7 % |
| 2023 | 4,560 €/m² | -1.3 % | 4,300 €/m² | -1.4 % | 11.60 €/m² | +3.6 % |
| 2024 | 4,700 €/m² | +3.1 % | 4,390 €/m² | +2.1 % | 12.00 €/m² | +3.4 % |
| 2025 | 4,790 €/m² | +1.9 % | 4,520 €/m² | +3 % | 12.40 €/m² | +3.3 % |
| 2026 | 4,850 €/m² | +1.3 % | 4,650 €/m² | +2.9 % | 12.80 €/m² | +3.2 % |
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 Beutelsbach — concisely answered.
Property annuity (Immobilienverrentung) in Beutelsbach 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 Beutelsbach. 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 Beutelsbach.
Entrepreneurs in Beutelsbach 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 Beutelsbach 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 Beutelsbach is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Hospitality properties in Beutelsbach 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 Beutelsbach — 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 Beutelsbach , 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.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Beutelsbach from over three decades of personal brokerage experience. Personal appointments in Beutelsbach 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 agency in Beutelsbach (postcode 94501) supporting owners, communities of heirs, investors, and landlords in the brokerage of residential properties. Specialised in all phases of property sales in the Passau region. Owner-managed office with a focus on personal consultation.
Visit websiteActive estate agent in Beutelsbach (postcode 94501), specialising in the sale of spacious residential houses and detached houses with granny flats in quiet locations. IHK-certified agent with over 10 years of experience as an independent professional in the region. Provides local and reliable residential property brokerage.
Visit websiteLocal agent Hartmut Zengerle with listings for houses in Beutelsbach-Fadering (postcode 94501), focused on the purchase and sale of residential properties. Specialised in detached houses in the Passau region. Owner-managed with direct regional expertise.
Visit websiteLocal estate agent in Beutelsbach (postcode 94501), active in brokering residential properties via platforms such as Immowelt. Specialised in houses and plots of land in the municipality and the surrounding Passau area. Personal service for owners and buyers.
Visit websiteOwner-managed estate agency focusing on professional property brokerage, sales, lettings, and valuations. Offers local expertise for Vilshofen, Passau, and the entire Passau district, which includes Beutelsbach. Maximum transparency and honest advice for owners in the region.
Visit websiteExperienced estate agent focusing on premium treatment, empathetic consultation, and comprehensive services in sales and brokerage. Covers the city and district of Passau as well as the Bavarian Forest, including municipalities in the vicinity of Beutelsbach. Prioritises client interests.
Visit websiteRegionally rooted agent focusing on the sale, valuation, and brokerage of properties in the 'Bäderdreieck' (spa triangle). Guarantees short marketing times and structured processes for owners. Active in the immediate vicinity of Beutelsbach through regional presence.
Visit websiteSpecialist in property purchase, sale, and property management with high-level expertise. Serves regional markets such as Deggendorf and Straubing in the Passau district. Offers reliable services for the property market around Beutelsbach.
Visit websitePersonal agent who supports owners with value-oriented marketing and creates high-quality property presentations. Focused on perfect presentation and sales success. Active in the Passau region, which includes Beutelsbach.
Visit websiteAre you looking for a real estate agent not directly in Beutelsbach, 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 Beutelsbach (Ø 4,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Beutelsbach 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
A plot of land sells based on what can be built on it. We determine the realistic building rights and approach property developers and private buyers in parallel.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
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
According to a report, there are major residential development plans for the Remstalkellerei site in Beutelsbach. It was revealed in the committee that around 135 residential units could be built on the 1.54 hectare site. The article also describes concerns from residents regarding the development of the area.
The K:libri project is described as a new quarter in the heart of Beutelsbach, located between Marktstraße and Ulrichstraße. According to the entry, a residential ensemble with several buildings and apartments is being built there; the marketing and immediate availability for occupancy are highlighted as key features.
PHOENIX Living describes K:libri as a cultural and residential ensemble in the middle of Beutelsbach. Mentioned are four building modules, a shared inner courtyard, a connection to the municipal library, as well as an underground garage and a diverse mix of apartments.
A housing offer in Weinstadt-Beutelsbach is aimed at singles, couples, and families looking for a communal form of living. The search result is thematically located in the area of housing and explicitly mentions Beutelsbach in the source context.
The article deals with property tax assessment rates and revenue from trade tax. Beutelsbach is not clearly addressed in the search result, which is why the article has only a very weak local connection and is not considered a clear municipal match.
The site offers real estate and building owner consulting as well as services related to construction and energy consulting, quality control, and support for defect rectification. Beutelsbach itself is not mentioned in the title; the search result is therefore only partially relevant and serves more as context for construction and real estate services in the region.
