Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Eitensheim.
Anyone selling or letting a property in Eitensheim 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 Eitensheim, 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
Firstly: an honest valuation of your property in Eitensheim — based on actual comparable sales, not on aspirational prices. Secondly: a clear, written marketing concept before you sign. Thirdly: personal availability of Gerhard Hahn himself — not of changing assistants.
»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 Eitensheim 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 Eitensheim, 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 Eitensheim.
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 Eitensheim – 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 Eitensheim. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Eitensheim is a municipality in the Upper Bavarian district of Eichstätt and serves as the seat of the eponymous administrative community. It is situated on the plateau of the Southern Franconian Jura, located between Eichstätt and Ingolstadt within the Altmühltal Nature Park. The municipality consists solely of the district Eitensheim. Historically, the area has been linked to the Eichstätt cathedral chapter since 908 and features archaeological finds ranging from Linear Pottery culture to Roman settlements. This combination of a nature park setting and historical roots offers property owners and buyers an environment rich in scenic beauty and cultural heritage.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Eitensheim: 4,850 €/m²
House prices in Eitensheim 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 | 3,150 €/m² | – |
| 2018 | 3,350 €/m² | +6.3 % |
| 2019 | 3,620 €/m² | +8.1 % |
| 2020 | 3,890 €/m² | +7.5 % |
| 2021 | 4,320 €/m² | +11.1 % |
| 2022 | 4,760 €/m² | +10.2 % |
| 2023 | 4,690 €/m² | -1.5 % |
| 2024 | 4,620 €/m² | -1.5 % |
| 2025 | 4,850 €/m² | +5 % |
Current average purchase price per m² for apartments in Eitensheim: 4,350 €/m²
Apartments in Eitensheim 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 | 2,950 €/m² | – |
| 2018 | 3,120 €/m² | +5.8 % |
| 2019 | 3,340 €/m² | +7.1 % |
| 2020 | 3,580 €/m² | +7.2 % |
| 2021 | 3,890 €/m² | +8.7 % |
| 2022 | 4,260 €/m² | +9.5 % |
| 2023 | 4,180 €/m² | -1.9 % |
| 2024 | 4,120 €/m² | -1.4 % |
| 2025 | 4,350 €/m² | +5.6 % |
Current average rent per m² in Eitensheim: 11.90 €/m²
Rents in Eitensheim 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 | 8.20 €/m² | – |
| 2018 | 8.50 €/m² | +3.7 % |
| 2019 | 8.85 €/m² | +4.1 % |
| 2020 | 9.20 €/m² | +4 % |
| 2021 | 9.65 €/m² | +4.9 % |
| 2022 | 10.20 €/m² | +5.7 % |
| 2023 | 10.65 €/m² | +4.4 % |
| 2024 | 11.20 €/m² | +5.2 % |
| 2025 | 11.90 €/m² | +6.3 % |
Current average land value per m² in Eitensheim: 520 €/m²
The land value in Eitensheim 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 | 280 €/m² | – |
| 2018 | 305 €/m² | +8.9 % |
| 2019 | 335 €/m² | +9.8 % |
| 2020 | 370 €/m² | +10.4 % |
| 2021 | 420 €/m² | +13.5 % |
| 2022 | 485 €/m² | +15.5 % |
| 2023 | 500 €/m² | +3.1 % |
| 2024 | 510 €/m² | +2 % |
| 2025 | 520 €/m² | +2 % |
The property market in Eitensheim can be classified as stable and demand-driven overall. Compared to larger cities, supply is limited, while its location in the catchment area of Ingolstadt ensures continuous demand. As a result, the market tends to develop in favour of sellers, particularly for well-laid-out detached houses, modernised existing apartments, and plots of land in sought-after residential areas. At the same time, price dynamics have been less aggressive since the rise in interest rates than in previous years, which gives buyers a little more room for negotiation again. For investors, Eitensheim remains interesting if the property can be reliably let and the purchase price is in proportion to the achievable rent. Depending on the condition of the property, micro-location, and price level, the gross rental yield is usually in the range of about 3.0 to 4.2 %. Those observing the market for property prices in Eitensheim will recognise an environment with moderate growth, high location stability, and ongoing relevance for owner-occupiers as well as long-term investors.
Anyone wishing to soundly assess the market in Eitensheim, with its strong ties to Munich, should take a look at the multi-year price development. For detached and terraced houses in Eitensheim, the average purchase price moved from 3,150 €/m² in 2017 to the current 4,850 €/m² (2025) — a total change of +54.0 % over 8 years, which corresponds to an average value increase of +5.5 % p.a. Condominiums in Eitensheim started at around 2,950 €/m² in 2017 and are now at 4,350 €/m² (+47.5 % over 8 years, Ø +5.0 % p.a.). They are therefore often suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Eitensheim developed from 8.20 €/m² (2017) to the current 11.90 €/m² — +45.1 % over 8 years or Ø +4.8 % p.a.. For landlords, the continuous increase in rent ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Eitensheim rose from 280 €/m² (2017) to the current 520 €/m² (+85.7 % in 8 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Eitensheim 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 3,000 inhabitants, Eitensheim forms a limited but continuous transaction volume — which means: properties that are priced in line with the market and well-prepared are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Eitensheim 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 micro-location, energy efficiency, and the substance of the property. 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 Eitensheim compared to the median of all municipalities in Bayern.
| Key figure | Eitensheim | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,850 €/m² | 3,650 €/m² | +32.9 % |
| Flats Ø | 4,350 €/m² | 3,850 €/m² | +13 % |
| Rents Ø | 11.90 €/m² | 9.80 €/m² | +21.4 % |
Annual average values for purchase prices (houses & flats) and rents in Eitensheim, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 3,150 €/m² | – | 2,950 €/m² | – | 8.20 €/m² | – |
| 2018 | 3,350 €/m² | +6.3 % | 3,120 €/m² | +5.8 % | 8.50 €/m² | +3.7 % |
| 2019 | 3,620 €/m² | +8.1 % | 3,340 €/m² | +7.1 % | 8.85 €/m² | +4.1 % |
| 2020 | 3,890 €/m² | +7.5 % | 3,580 €/m² | +7.2 % | 9.20 €/m² | +4 % |
| 2021 | 4,320 €/m² | +11.1 % | 3,890 €/m² | +8.7 % | 9.65 €/m² | +4.9 % |
| 2022 | 4,760 €/m² | +10.2 % | 4,260 €/m² | +9.5 % | 10.20 €/m² | +5.7 % |
| 2023 | 4,690 €/m² | -1.5 % | 4,180 €/m² | -1.9 % | 10.65 €/m² | +4.4 % |
| 2024 | 4,620 €/m² | -1.5 % | 4,120 €/m² | -1.4 % | 11.20 €/m² | +5.2 % |
| 2025 | 4,850 €/m² | +5 % | 4,350 €/m² | +5.6 % | 11.90 €/m² | +6.3 % |
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 Eitensheim — concisely answered.
Many owners in Eitensheim 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 Eitensheim 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.
Entrepreneurs in Eitensheim 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 Eitensheim 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 Eitensheim is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Eitensheim 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 Eitensheim 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 Eitensheim legally permissible under building law, we clarify before marketing.
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 Eitensheim 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 Eitensheim are an integral part of every mandate for Gerhard Hahn — no remote diagnosis, no templates.
Are you looking for a real estate agent not directly in Eitensheim, 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 Eitensheim (Ø 4,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Eitensheim 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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
Sell and stay living in your home: We compare the four common models based on your situation and clearly state the disadvantages as well as the advantages.
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 municipality of Eitensheim has newly set the assessment rates for property tax starting from the 2025 fiscal year. For property tax A, 400 percent applies, and for property tax B, 260 percent; this is a clearly relevant municipal economic topic hit for Eitensheim.
The municipality of Eitensheim has announced the establishment of the development plan No. 25 "Ortskern Kirchplatz". The resolution comes from the municipal council meeting on 12.11.2020 and concerns the town center development in the heart of the municipality.
