Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Bühl.
Anyone selling or letting a property in Bühl 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 Bühl, 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 Bühl 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 Bühl 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 Bühl, 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 Bühl.
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 Bühl – discreetly, without obligation, and at an appointment time that suits you.
The following figures show how purchase prices, rents, and land values have developed in Bühl. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Current average purchase price per m² for houses in Bühl: 3,850 €/m²
House prices in Bühl 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 |
|---|---|---|
| 2016 | 2,650 €/m² | – |
| 2017 | 2,780 €/m² | +4.9 % |
| 2018 | 2,930 €/m² | +5.4 % |
| 2019 | 3,120 €/m² | +6.5 % |
| 2020 | 3,290 €/m² | +5.4 % |
| 2021 | 3,520 €/m² | +7 % |
| 2022 | 3,780 €/m² | +7.4 % |
| 2023 | 3,860 €/m² | +2.1 % |
| 2024 | 3,850 €/m² | -0.3 % |
| 2025 | 3,850 €/m² | 0 % |
Current average purchase price per m² for apartments in Bühl: 3,450 €/m²
Apartments in Bühl 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 |
|---|---|---|
| 2016 | 2,350 €/m² | – |
| 2017 | 2,470 €/m² | +5.1 % |
| 2018 | 2,620 €/m² | +6.1 % |
| 2019 | 2,780 €/m² | +6.1 % |
| 2020 | 2,940 €/m² | +5.8 % |
| 2021 | 3,120 €/m² | +6.1 % |
| 2022 | 3,360 €/m² | +7.7 % |
| 2023 | 3,470 €/m² | +3.3 % |
| 2024 | 3,440 €/m² | -0.9 % |
| 2025 | 3,450 €/m² | +0.3 % |
Current average rent per m² in Bühl: 10.90 €/m²
Rents in Bühl 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 |
|---|---|---|
| 2016 | 7.80 €/m² | – |
| 2017 | 8.00 €/m² | +2.6 % |
| 2018 | 8.25 €/m² | +3.1 % |
| 2019 | 8.55 €/m² | +3.6 % |
| 2020 | 8.85 €/m² | +3.5 % |
| 2021 | 9.20 €/m² | +4 % |
| 2022 | 9.65 €/m² | +4.9 % |
| 2023 | 10.10 €/m² | +4.7 % |
| 2024 | 10.50 €/m² | +4 % |
| 2025 | 10.90 €/m² | +3.8 % |
Current average land value per m² in Bühl: 430 €/m²
The land value in Bühl 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 |
|---|---|---|
| 2016 | 250 €/m² | – |
| 2017 | 265 €/m² | +6 % |
| 2018 | 285 €/m² | +7.5 % |
| 2019 | 305 €/m² | +7 % |
| 2020 | 325 €/m² | +6.6 % |
| 2021 | 355 €/m² | +9.2 % |
| 2022 | 395 €/m² | +11.3 % |
| 2023 | 420 €/m² | +6.3 % |
| 2024 | 430 €/m² | +2.4 % |
| 2025 | 430 €/m² | 0 % |
The real estate market in Bühl can be classified as solid and demand-driven overall. On the buyer side, the market is no longer characterised by the dynamics of the low-interest phase; however, well-located properties remain scarce and in demand. For sellers, this continues to result in a viable price level, even if the negotiating position for older properties, houses with lower energy efficiency, or less central locations has eased somewhat. Real estate prices in Bühl thus show a picture of stability and selective differentiation: good building fabric, location quality, and energy efficiency are rewarded more strongly than before. For investors, Bühl is particularly interesting in the segment of easily lettable apartments. The combination of moderate vacancy risks, proximity to regional jobs, and broad demand from commuters and middle-income households ensures reliable lettability. The gross rental yield range is typically around 2.8 to 4.0% gross, depending on the condition of the property, micro-location, and price level; for smaller apartments in good locations, it can be slightly higher, while houses usually show lower initial yields. Overall, the market tends to favour long-term oriented buyers rather than short-term speculation. Comparing the price per square metre in Bühl with rent levels and standard land values reveals a market with stable underlying demand, but limited short-term upside potential.
Anyone wishing to soundly assess the market in Bühl, located in the state of Baden-Württemberg with proximity to Stuttgart and the Lake Constance region, should take a look at the multi-year price development. For detached and terraced houses in Bühl, the average purchase price moved from 2,650 €/m² in 2016 to the current 3,850 €/m² (2025) — a total change of +45.3% over 9 years, which corresponds to an average value increase of +4.2% p.a. The previous peak was reached in 2023 at 3,860 €/m²; since then, the market has corrected by -0.3% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Bühl started at around 2,350 €/m² in 2016 and are now at 3,450 €/m² (+46.8% over 9 years, Ø +4.4% p.a.). This makes them suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Bühl developed from 7.80 €/m² (2016) to the current 10.90 €/m² — +39.7% over 9 years or Ø +3.8% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Bühl rose from 250 €/m² (2016) to the current 430 €/m² (+72.0% in 9 years) — a key indicator of structural location quality and local demand for building land. Based on current values, a rented condominium in Bühl yields a calculated gross rental yield of around 3.8% — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. With around 29,000 inhabitants, Bühl forms a manageable market size — 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 negotiating room. For owners in Bühl 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 condition. 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 Bühl compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Bühl | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,850 €/m² | 3,850 €/m² | 0 % |
| Flats Ø | 3,450 €/m² | 3,760 €/m² | -8.2 % |
| Rents Ø | 10.90 €/m² | 10.80 €/m² | +0.9 % |
Annual average values for purchase prices (houses & flats) and rents in Bühl, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 2,650 €/m² | – | 2,350 €/m² | – | 7.80 €/m² | – |
| 2017 | 2,780 €/m² | +4.9 % | 2,470 €/m² | +5.1 % | 8.00 €/m² | +2.6 % |
| 2018 | 2,930 €/m² | +5.4 % | 2,620 €/m² | +6.1 % | 8.25 €/m² | +3.1 % |
| 2019 | 3,120 €/m² | +6.5 % | 2,780 €/m² | +6.1 % | 8.55 €/m² | +3.6 % |
| 2020 | 3,290 €/m² | +5.4 % | 2,940 €/m² | +5.8 % | 8.85 €/m² | +3.5 % |
| 2021 | 3,520 €/m² | +7 % | 3,120 €/m² | +6.1 % | 9.20 €/m² | +4 % |
| 2022 | 3,780 €/m² | +7.4 % | 3,360 €/m² | +7.7 % | 9.65 €/m² | +4.9 % |
| 2023 | 3,860 €/m² | +2.1 % | 3,470 €/m² | +3.3 % | 10.10 €/m² | +4.7 % |
| 2024 | 3,850 €/m² | -0.3 % | 3,440 €/m² | -0.9 % | 10.50 €/m² | +4 % |
| 2025 | 3,850 €/m² | 0 % | 3,450 €/m² | +0.3 % | 10.90 €/m² | +3.8 % |
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 Bühl — concisely answered.
Many owners in Bühl are sitting on an asset that they cannot access because they do not want to give up their home. This is precisely whatProperty annuity (Immobilienverrentung) is for: The sale takes place, but the move-out does not. Depending on the model — Usufruct, Right of abode, Life annuity or Leaseback — the purchase price is paid as a lump sum, as a monthly annuity, or as a combination of both.
Security is crucial: The right of abode (Wohnrecht) is entered in the land register (Grundbuch) in the first rank, before the buyer is registered as the owner. We will calculate for your property in Bühl how much the usufruct (Nießbrauch) value reduces the purchase price — and whether this is more profitable compared to a traditional sale.
We approach this with an open mind. If a normal sale with a subsequent move is economically better for you, we will tell you — instead of trying to sell a property annuity (Immobilienverrentung) model that doesn't suit your needs.
For many businesses, capital is tied up in Bühl in their own property instead of in operational business. Sale & Lease-Back solves this: sale to an investor, simultaneously a long-term lease agreement that secures usage. Business operations, address, and workforce remain where they are.
A lot changes in the balance sheet — the property leaves the fixed assets, depreciation becomes rental expense. Whether this is advantageous for your company depends on the legal form, financing structure, and tax starting position; therefore, we calculate this together with your tax advisor before anything is signed.
Crucial for the achievable price are the lease agreement term, creditworthiness, and third-party usability (Drittverwendungsfähigkeit) of the property in Bühl. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Bühl 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 Bühl 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 Bühl 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 Bühl from over three decades of personal brokerage experience. Personal appointments in Bühl 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 Bühl and the surrounding area including Bühlertal, Achern, and Rastatt, specialising in the purchase, sale, and valuation of residential properties. Owner Peter Trautmann offers personal advice with strong regional market knowledge. Leads the estate agent ranking in Bühl with a strong online presence.
Visit websiteOwner-managed office in Bühl with many years of experience in the sale and brokerage of residential properties in Bühl and Achern. Managing Director Frank Lienhard and his team provide individual advice on regional properties. High customer satisfaction through competent completions.
Visit websiteLocal estate agency based directly in Bühl, specialising in the sale of residential properties in the region. With good ratings and located in Mühlgut, they are known for reliable brokerage. Preferred by clients for personal service.
Active in Bühl with estate agent Sabine Roth, focusing on the sale and search for residential properties in the Bühl and Kehl area. Combines regional expertise with a nationwide network for effective marketing. Offers advice on local market prices.
Visit websiteHighly-rated estate agent operating in Bühl, specialising in residential property sales and brokerage with a free initial consultation. Quick response times and a top rating of 9.9 make them the first choice locally. Founded 5 years ago with a focus on Bühl.
Experienced local estate agent in Bühl with an excellent rating of 9.7 and over 300 reviews, specialising in residential properties. Founded 12 years ago, ideal for sellers in the Bühlertal region. Offers reliable on-site service.
Traditional estate agent with 36 years of experience in Bühl, highly rated for residential property sales and brokerage. Quick advice and a strong local presence for buyers and sellers. Known for long-term market knowledge in Bühl.
Local agency in Bühl with a top rating of 9.6, specialising in the sale of residential properties including video tours. Founded 5 years ago, they respond quickly and offer a free initial consultation. Perfect for the Bühl market.
Are you looking for a real estate agent not directly in Bühl, but in the surrounding area? FREITAG® also serves the following municipalities in Baden-Württemberg 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 Bühl (Ø 3,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Bühl 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.
We consider the declaration of division (Teilungserklärung), service charge (Hausgeld), energy performance certificate, reserves, and target group — and structure the entire sales process for you.
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.
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.
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.
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.
Comparative value, intrinsic value (Sachwert) or income approach (Ertragswert): We select the appropriate method for the property and disclose the derivation, instead of just stating a number.
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 city of Bühl explains the 2025 property tax reform, the transition periods, and the calculation rules applicable from January 1, 2025. For property owners in Bühl, the new municipal assessment rate of 330% is specified.
The municipal council has set the assessment rate for property tax B in Bühl, valid from January 1, 2025, at 330 percent. At the same time, it explains how property tax will be calculated in the future as part of the reform and which deadlines apply.
The city of Bühl presents its housing construction concept on its "Building and Living" page. It refers to structured residential development planning and the city's goals for housing and development in Bühl.
The Bühl municipal council decided to increase the trade tax and property tax B retroactively to January 1, 2022. The city justifies the step with additional revenue and points to the effects for owners of developed and undeveloped land.
The "Municipal Finances" page of the city of Bühl explains the collection of real taxes such as property and trade tax. This is also more of a background page than a news article, but it clearly refers to the economic policy framework in Bühl.
The city of Bühl lists key figures on its business page, including the property tax assessment rates A and B. While this is not a classic news item, it documents the municipal location and tax policy in Bühl.
The city of Bühl provides information about municipal plots, residential building lots, and commercial building lots, as well as the application process via Baupilot, which has been managed online since March 2020. The page also refers to current and future development areas in Bühl.
