Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bogen.
Anyone selling or letting a property in Bogen 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 Bogen 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
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 Bogen 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 Bogen 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 Bogen, 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 Bogen.
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 Bogen – discreetly, without obligation, and at an appointment time that suits you.
Market data for Bogen 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.
The Straubing-Bogen district is located in northwestern Lower Bavaria, traversed by the Danube River, which divides the area into two distinct landscapes. North of the Danube, the foothills and a part of the Bavarian Forest reach over 1000 meters, while south of the river, the Danube plain transitions into the Danube-Isar hill country. The Danube is joined within the district by the Große Laber and Aiterach from the south, and the Kinsach and Bogenbach from the north. The district surrounds the independent city of Straubing, which serves as its administrative seat. This diverse natural environment and central location offer a stable setting for property investment or establishing a home.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Bogen: 3,250 €/m²
House prices in Bogen 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 | 2,150 €/m² | – |
| 2018 | 2,280 €/m² | +6 % |
| 2019 | 2,430 €/m² | +6.6 % |
| 2020 | 2,620 €/m² | +7.8 % |
| 2021 | 2,860 €/m² | +9.2 % |
| 2022 | 3,140 €/m² | +9.8 % |
| 2023 | 3,080 €/m² | -1.9 % |
| 2024 | 3,120 €/m² | +1.3 % |
| 2025 | 3,190 €/m² | +2.2 % |
| 2026 | 3,250 €/m² | +1.9 % |
Current average purchase price per m² for apartments in Bogen: 3,700 €/m²
Apartments in Bogen 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 | 2,450 €/m² | – |
| 2018 | 2,590 €/m² | +5.7 % |
| 2019 | 2,760 €/m² | +6.6 % |
| 2020 | 2,980 €/m² | +8 % |
| 2021 | 3,220 €/m² | +8.1 % |
| 2022 | 3,520 €/m² | +9.3 % |
| 2023 | 3,470 €/m² | -1.4 % |
| 2024 | 3,500 €/m² | +0.9 % |
| 2025 | 3,620 €/m² | +3.4 % |
| 2026 | 3,700 €/m² | +2.2 % |
Current average rent per m² in Bogen: 8.90 €/m²
Rents in Bogen 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 | 6.40 €/m² | – |
| 2018 | 6.65 €/m² | +3.9 % |
| 2019 | 6.95 €/m² | +4.5 % |
| 2020 | 7.25 €/m² | +4.3 % |
| 2021 | 7.55 €/m² | +4.1 % |
| 2022 | 7.95 €/m² | +5.3 % |
| 2023 | 8.20 €/m² | +3.1 % |
| 2024 | 8.40 €/m² | +2.4 % |
| 2025 | 8.65 €/m² | +3 % |
| 2026 | 8.90 €/m² | +2.9 % |
Current average land value per m² in Bogen: 240 €/m²
The land value in Bogen 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 | 150 €/m² | – |
| 2018 | 160 €/m² | +6.7 % |
| 2019 | 172 €/m² | +7.5 % |
| 2020 | 186 €/m² | +8.1 % |
| 2021 | 205 €/m² | +10.2 % |
| 2022 | 228 €/m² | +11.2 % |
| 2023 | 232 €/m² | +1.8 % |
| 2024 | 235 €/m² | +1.3 % |
| 2025 | 238 €/m² | +1.3 % |
| 2026 | 240 €/m² | +0.8 % |
The real estate market in Bogen can be classified as stable and generally balanced. Compared to larger cities in Lower Bavaria, the market is less volatile, but at the same time characterised by a limited supply. As a result, well-located and well-maintained properties quickly attract interest, while properties in need of renovation are subject to much tougher negotiations. For sellers, the market remains fundamentally attractive, provided that the price and property quality are aligned; however, one can no longer speak of a clear seller's market in all segments. For houses, demand is primarily focused on family-friendly detached houses and semi-detached houses, while for apartments, it is focused on compact, lettable units with a good energy performance certificate. For capital investors, Bogen is particularly interesting due to the solid rental demand and entry prices that are still moderate by Bavarian standards. The rough gross rental yield range is currently mostly between 3.0 and 4.2 %, depending on the location, condition, purchase price and achievable rent. Anyone analysing property prices in Bogen, price per square metre in Bogen or rental prices in Bogen will recognise a market with moderate growth, stable demand and limited downside risk for good properties.
Anyone wishing to soundly classify the market in Bogen within the Bavarian market, with its strong links to Munich, should take a look at the multi-year price development. For detached and terraced houses in Bogen, the average purchase price moved from 2.150 €/m² in 2017 to currently 3.250 €/m² (2026) — a total change of +51.2 % over 9 years, which corresponds to an average value increase of +4.7 % p.a. Condominiums in Bogen started in 2017 at around 2.450 €/m² and are now at 3.700 €/m² (+51.0 % over 9 years, Ø +4.7 % 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 Bogen developed from 6.40 €/m² (2017) to currently 8.90 €/m² — +39.1 % over 9 years or Ø +3.7 % p.a.. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Bogen rose from 150 €/m² (2017) to currently 240 €/m² (+60.0 % in 9 years) — an essential indicator for the structural quality of the location and the local demand for building land. Based on current values, a rented condominium in Bogen results in a calculated gross rental yield of around 2.9 % — 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 10,000 inhabitants, Bogen is a manageable market size — which means: properties that are priced in line with the market and well-prepared are usually sold or let quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Bogen 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 property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 4.2 % 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 Bogen compared to the median of all municipalities in Bayern.
| Key figure | Bogen | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,250 €/m² | 3,650 €/m² | -11 % |
| Flats Ø | 3,700 €/m² | 3,850 €/m² | -3.9 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Bogen, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,150 €/m² | – | 2,450 €/m² | – | 6.40 €/m² | – |
| 2018 | 2,280 €/m² | +6 % | 2,590 €/m² | +5.7 % | 6.65 €/m² | +3.9 % |
| 2019 | 2,430 €/m² | +6.6 % | 2,760 €/m² | +6.6 % | 6.95 €/m² | +4.5 % |
| 2020 | 2,620 €/m² | +7.8 % | 2,980 €/m² | +8 % | 7.25 €/m² | +4.3 % |
| 2021 | 2,860 €/m² | +9.2 % | 3,220 €/m² | +8.1 % | 7.55 €/m² | +4.1 % |
| 2022 | 3,140 €/m² | +9.8 % | 3,520 €/m² | +9.3 % | 7.95 €/m² | +5.3 % |
| 2023 | 3,080 €/m² | -1.9 % | 3,470 €/m² | -1.4 % | 8.20 €/m² | +3.1 % |
| 2024 | 3,120 €/m² | +1.3 % | 3,500 €/m² | +0.9 % | 8.40 €/m² | +2.4 % |
| 2025 | 3,190 €/m² | +2.2 % | 3,620 €/m² | +3.4 % | 8.65 €/m² | +3 % |
| 2026 | 3,250 €/m² | +1.9 % | 3,700 €/m² | +2.2 % | 8.90 €/m² | +2.9 % |
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 Bogen — concisely answered.
For owners in Bogen 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 Bogen 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 Bogen, 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 Bogen 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 Bogen 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 Bogen 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 Bogen 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 Bogen 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.
For Bogen, Gerhard Hahn draws on a network of pre-registered capital investors, family offices, and owner-occupiers that has grown over 30 years — many of whom have a specific search profile in the surrounding area. Personal appointments in Bogen 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.
Specialised estate agent for the Straubing-Bogen district with comprehensive service and expertise in the regional property market. The company offers professional advice for the purchase, sale, and letting of residential properties.
Visit websiteEstablished estate agent in Bogen with a good rating (135 reviews) and a local presence. Offers services for the sale and letting of residential properties in the region.
Visit websiteLocal agent specialising in the property market in Bogen and the surrounding area. Offers valuations, sales advice, and market-oriented pricing for residential properties.
Visit websiteRenowned international estate agent with a branch in Bogen, specialising in sales, valuations, and consultancy. Offers local market knowledge and individual service for residential properties.
Visit websiteLocal estate agent in Bogen with an established presence in the region. Brokers residential properties and offers comprehensive agency services for buyers and sellers.
Family-run estate agent based in Bogen (Mitterschida 1). Specialises in residential property brokerage and local market knowledge in the Lower Bavaria region.
Estate agent in Bogen with a focus on residential property brokerage and consultancy. Offers local expertise for the property market in the Straubing-Bogen region.
Are you looking for a real estate agent not directly in Bogen, 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 Bogen (Ø 3,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bogen 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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
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.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
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
Several development plans were on the agenda at the meeting of the Construction and Urban Development Committee of the city of Bogen, including "WA Degelberg" and "Bayerwaldstraße/Bruckweg". This demonstrates concrete municipal planning for new or modified residential areas in Bogen.
The process for the preparation of a development plan for Bogen is documented in the BayernPortal. This refers to an ongoing or prepared procedure in the field of municipal urban land-use planning.
The city of Bogen provides its legally binding development plans online, thereby explaining the mandatory urban land-use planning for specific plots of land. This is a central official source of information for construction and development issues in the municipality.
The Construction and Urban Development Committee of the city of Bogen passed a resolution on the weighing of statements in the development plan procedure according to § 3 and § 4 BauGB. This is a concrete procedural step in municipal construction planning.
Property tax and trade tax values are reported for Bogen, including assessment rates and tax revenue. This is relevant for the municipality's economic location policy.
In its citizen service, the city of Bogen refers to topics such as business settlement, commercial areas, and property tax. This is an official municipal point of contact for economic and real estate-related administrative topics.
The city of Bogen bundles economic indicators and location information for its own business location on an overview page. The page serves as an official basis for investors, companies, and municipal development topics.
