Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Buttenheim.
Anyone selling or letting a property in Buttenheim 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 Buttenheim, 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Buttenheim. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
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»Mr Freitag successfully sold my company mudis and completely surprised me with the sale price. I am still absolutely thrilled!«
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Anyone looking for an experienced real estate agent in Buttenheim 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 Buttenheim, 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 Buttenheim.
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 Buttenheim – 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 Buttenheim. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Buttenheim is a market town in the Upper Franconian district of Bamberg, situated in the Regnitz valley between Bamberg and Nuremberg. The Deichselbach, a right tributary of the Regnitz, flows through the town. The municipality comprises ten municipal parts and the districts of Buttenheim, Dreuschendorf, Gunzendorf, Ketschendorf, Stackendorf, and Tiefenhöchstadt. Neighbouring communities include Strullendorf, Heiligenstadt in Oberfranken, Eggolsheim, Altendorf, and Hirschaid. These characteristics provide a varied environment for property owners and buyers, with good connectivity within the Regnitz valley.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Buttenheim: 4,350 €/m²
House prices in Buttenheim 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 | 2,850 €/m² | – |
| 2017 | 3,020 €/m² | +6 % |
| 2018 | 3,220 €/m² | +6.6 % |
| 2019 | 3,420 €/m² | +6.2 % |
| 2020 | 3,650 €/m² | +6.7 % |
| 2021 | 3,980 €/m² | +9 % |
| 2022 | 4,280 €/m² | +7.5 % |
| 2023 | 4,320 €/m² | +0.9 % |
| 2024 | 4,300 €/m² | -0.5 % |
| 2025 | 4,350 €/m² | +1.2 % |
Current average purchase price per m² for apartments in Buttenheim: 3,950 €/m²
Apartments in Buttenheim 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 | 2,650 €/m² | – |
| 2017 | 2,790 €/m² | +5.3 % |
| 2018 | 2,960 €/m² | +6.1 % |
| 2019 | 3,150 €/m² | +6.4 % |
| 2020 | 3,360 €/m² | +6.7 % |
| 2021 | 3,620 €/m² | +7.7 % |
| 2022 | 3,880 €/m² | +7.2 % |
| 2023 | 3,920 €/m² | +1 % |
| 2024 | 3,900 €/m² | -0.5 % |
| 2025 | 3,950 €/m² | +1.3 % |
Current average rent per m² in Buttenheim: 10.80 €/m²
Rents in Buttenheim 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 | 7.20 €/m² | – |
| 2017 | 7.45 €/m² | +3.5 % |
| 2018 | 7.75 €/m² | +4 % |
| 2019 | 8.10 €/m² | +4.5 % |
| 2020 | 8.45 €/m² | +4.3 % |
| 2021 | 8.90 €/m² | +5.3 % |
| 2022 | 9.45 €/m² | +6.2 % |
| 2023 | 9.85 €/m² | +4.2 % |
| 2024 | 10.20 €/m² | +3.6 % |
| 2025 | 10.80 €/m² | +5.9 % |
Current average land value per m² in Buttenheim: 420 €/m²
The land value in Buttenheim 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 | 180 €/m² | – |
| 2017 | 195 €/m² | +8.3 % |
| 2018 | 215 €/m² | +10.3 % |
| 2019 | 240 €/m² | +11.6 % |
| 2020 | 270 €/m² | +12.5 % |
| 2021 | 315 €/m² | +16.7 % |
| 2022 | 380 €/m² | +20.6 % |
| 2023 | 405 €/m² | +6.6 % |
| 2024 | 415 €/m² | +2.5 % |
| 2025 | 420 €/m² | +1.2 % |
The real estate market in Buttenheim can be classified as a stable, demand-driven market in the greater Bamberg area. For buyers, this means: those who want to buy a house in Buttenheim or buy an apartment in Buttenheim will encounter limited supply and prices that have risen significantly in recent years. At the same time, market dynamics are less speculative than in core cities, which makes price development somewhat more predictable. Sellers benefit from generally good demand, especially for well-maintained existing properties, family-friendly houses, and well-laid-out apartments with solid energy efficiency. For capital investors, Buttenheim remains interesting because the combination of moderate entry prices, stable rents, and good regional connectivity supports reliable lettability. The gross rental yield range is currently mostly around 2.8 to 3.5% gross, depending on the condition of the property, micro-location, and price level. Overall, property prices in Buttenheim point to a market with a solid outlook, but without short-term overheating.
The data from recent years paints a clear picture of price movements for Buttenheim within the Bavarian market, with its strong connection to Munich. For detached and terraced houses in Buttenheim, the average purchase price moved from 2,850 €/m² in 2016 to the current 4,350 €/m² (2025) — a total change of +52.6% over 9 years, which corresponds to an average value increase of +4.8% p.a. Condominiums in Buttenheim started at around 2,650 €/m² in 2016 and are at 3,950 €/m² today (+49.1% over 9 years, Ø +4.5% 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 Buttenheim developed from 7.20 €/m² (2016) to the current 10.80 €/m² — +50.0% over 9 years or Ø +4.6% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Buttenheim rose from 180 €/m² (2016) to the current 420 €/m² (+133.3% in 9 years) — a key indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Buttenheim yields a calculated gross rental yield of around 3.3% — 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 3,500 inhabitants, Buttenheim is a manageable market size — which means: well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Buttenheim 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.): 2.8 – 3.5 % 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 Buttenheim compared to the median of all municipalities in Bayern.
| Key figure | Buttenheim | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,350 €/m² | 3,650 €/m² | +19.2 % |
| Flats Ø | 3,950 €/m² | 3,850 €/m² | +2.6 % |
| Rents Ø | 10.80 €/m² | 9.80 €/m² | +10.2 % |
Annual average values for purchase prices (houses & flats) and rents in Buttenheim, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 2,850 €/m² | – | 2,650 €/m² | – | 7.20 €/m² | – |
| 2017 | 3,020 €/m² | +6 % | 2,790 €/m² | +5.3 % | 7.45 €/m² | +3.5 % |
| 2018 | 3,220 €/m² | +6.6 % | 2,960 €/m² | +6.1 % | 7.75 €/m² | +4 % |
| 2019 | 3,420 €/m² | +6.2 % | 3,150 €/m² | +6.4 % | 8.10 €/m² | +4.5 % |
| 2020 | 3,650 €/m² | +6.7 % | 3,360 €/m² | +6.7 % | 8.45 €/m² | +4.3 % |
| 2021 | 3,980 €/m² | +9 % | 3,620 €/m² | +7.7 % | 8.90 €/m² | +5.3 % |
| 2022 | 4,280 €/m² | +7.5 % | 3,880 €/m² | +7.2 % | 9.45 €/m² | +6.2 % |
| 2023 | 4,320 €/m² | +0.9 % | 3,920 €/m² | +1 % | 9.85 €/m² | +4.2 % |
| 2024 | 4,300 €/m² | -0.5 % | 3,900 €/m² | -0.5 % | 10.20 €/m² | +3.6 % |
| 2025 | 4,350 €/m² | +1.2 % | 3,950 €/m² | +1.3 % | 10.80 €/m² | +5.9 % |
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 Buttenheim — concisely answered.
For owners in Buttenheim 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 Buttenheim 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 Buttenheim, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Entrepreneurs in Buttenheim 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 Buttenheim 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 Buttenheim is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Owners of hotels and restaurants in Buttenheim who wish to sell their hospitality property or lease it want, will find FREITAG® to be a partner for the Horeca sector. We broker everything from traditional guesthouses and cafés to hotels and boarding houses to investors and successors who understand the industry.
Selling a hotel in Buttenheim without business interruption is a complex task: We assist with valuation, discreet exposé creation, and approaching suitable buyer groups — for ongoing operations as well as for properties with conversion potential.
Alternatively, we lease: solvent tenants with industry experience, checking of creditworthiness and concept, long-term predictable lease income. For every hospitality property in Buttenheim the right strategy.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
For over 30 years, Gerhard Hahn has been active as a real estate appraiser, real estate consultant, and real estate agent in Bavaria and Southern Germany — focusing on high-quality residential property, off-market marketing, and the discreet support of owners, communities of heirs, and family offices.
A reliable valuation in Buttenheim 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 Buttenheim 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 owner-managed estate agency in Buttenheim, specialising in property management and portfolio administration. Also offers insurance for properties in the region. Located directly in Buttenheim with a focus on local residential real estate.
Visit websiteOwner-managed eGbR in Buttenheim, active in the purchase and sale of residential buildings and apartments. A local service provider based in Tiefenhöchstadt, specialising in the residential property market in the surrounding area. Offers commercial services related to real estate.
The shop in Bamberg brokers residential properties in Buttenheim and the surrounding area, with a focus on sales and lettings. They offer professional market expertise and service for the Bamberg district. As an established provider, they cover the region reliably.
Visit websiteActive in Bavaria since 1996, this owner-managed estate agency offers comprehensive support for the sale and letting of residential and commercial properties. They serve Buttenheim and the surrounding area with classic brokerage services. Personal consultation is the priority.
Visit websiteEngel & Völkers offers local market knowledge for the sale, valuation, purchase, and consultation of properties in Bamberg and the surrounding area, including Buttenheim. They provide individual premium service in districts such as Wildensorg and Gaustadt. The focus is on high-quality residential properties.
Visit websiteAre you looking for a real estate agent not directly in Buttenheim, 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 Buttenheim (Ø 4,350 €/m²) — ideal for an honest market comparison and alternative location assessments.
Buttenheim 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:
Detailed analysis of the plot, year of construction, condition, and micro-location. We develop an individual marketing strategy and support the house sale up to the notary appointment.
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.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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 market town of Buttenheim has announced a new development area on Bamberger Weg on its website. The entry indicates that it concerns the marketing and development of building plots in Buttenheim.
The municipality is publishing information on public participation regarding the land use plan and development plan. The process specifically concerns urban land-use planning in Buttenheim and thus future local development.
A development plan for the 'Fire Department and Maintenance Depot' project is documented on the public displays page. This is a concrete municipal urban land-use plan with a direct connection to Buttenheim.
The market town of Buttenheim provides information on the assessment of property tax and explains the calculation via the base amount and the assessment rate. This is relevant for property owners and businesses in the municipality.
The municipality provides its development plans for the districts in a bundled format and refers to the building authority. This is a central information page for building development in Buttenheim.
The page lists residential development areas and the Buttenheim business park as points of contact for interested parties. It is therefore a direct reference to municipal land and location policy in Buttenheim.
The information brochure mentions new residential areas, additional building plots on Bamberger Weg, and the targeted development of vacant properties in Buttenheim. It thus describes municipal development and housing construction activities.
The real estate compass lists rental and purchase prices for Buttenheim and describes residential locations as well as new construction and existing property values. This is a genuine market overview with a direct local connection.
