Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Ellgau.
Between the decision to sell and the notary appointment in Ellgau, there are usually several months of work: gathering documents, reliably determining the value, finding the right buyer group, negotiating. We take over these steps completely and keep you informed of every interim status.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Ellgau, 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
We generally market your property in Ellgau 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 Ellgau 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 Ellgau, 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 Ellgau.
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 Ellgau – 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 Ellgau. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Ellgau is a municipality in the Augsburg district, situated approximately 25 kilometers north of Augsburg and close to the Lech river. The village was first documented in 1135 and has been part of Bavaria since 1803. Besides the church village of Ellgau, there is also the Herrlehof estate. Ellgau's historical importance for timber rafting is depicted in the municipal coat of arms. This established regional setting can offer value to property owners and buyers alike.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Ellgau: 4,150 €/m²
House prices in Ellgau 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 | 2,850 €/m² | – |
| 2018 | 3,020 €/m² | +6 % |
| 2019 | 3,210 €/m² | +6.3 % |
| 2020 | 3,420 €/m² | +6.5 % |
| 2021 | 3,690 €/m² | +7.9 % |
| 2022 | 4,020 €/m² | +8.9 % |
| 2023 | 4,080 €/m² | +1.5 % |
| 2024 | 4,120 €/m² | +1 % |
| 2025 | 4,150 €/m² | +0.7 % |
Current average purchase price per m² for apartments in Ellgau: 3,850 €/m²
Apartments in Ellgau 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 | 2,650 €/m² | – |
| 2018 | 2,810 €/m² | +6 % |
| 2019 | 2,980 €/m² | +6 % |
| 2020 | 3,170 €/m² | +6.4 % |
| 2021 | 3,390 €/m² | +6.9 % |
| 2022 | 3,650 €/m² | +7.7 % |
| 2023 | 3,720 €/m² | +1.9 % |
| 2024 | 3,790 €/m² | +1.9 % |
| 2025 | 3,850 €/m² | +1.6 % |
Current average rent per m² in Ellgau: 10.80 €/m²
Rents in Ellgau 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 | 7.80 €/m² | – |
| 2018 | 8.10 €/m² | +3.8 % |
| 2019 | 8.40 €/m² | +3.7 % |
| 2020 | 8.80 €/m² | +4.8 % |
| 2021 | 9.30 €/m² | +5.7 % |
| 2022 | 9.90 €/m² | +6.5 % |
| 2023 | 10.20 €/m² | +3 % |
| 2024 | 10.50 €/m² | +2.9 % |
| 2025 | 10.80 €/m² | +2.9 % |
Current average land value per m² in Ellgau: 320 €/m²
The land value in Ellgau 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 | 180 €/m² | – |
| 2018 | 195 €/m² | +8.3 % |
| 2019 | 210 €/m² | +7.7 % |
| 2020 | 230 €/m² | +9.5 % |
| 2021 | 255 €/m² | +10.9 % |
| 2022 | 285 €/m² | +11.8 % |
| 2023 | 300 €/m² | +5.3 % |
| 2024 | 312 €/m² | +4 % |
| 2025 | 320 €/m² | +2.6 % |
The real estate market in Ellgau can be classified as a small but stable regional market. Buyers face a limited supply, especially for detached houses and building plots, which supports prices. At the same time, demand is not as broad as in larger centres, which is why the market is defined more by quality, location, and property condition than by short-term speculation. For sellers, Ellgau remains attractive if properties are well-maintained and offer contemporary features. For older properties, pricing is more dependent on energy efficiency and the need for modernisation. For capital investors, Ellgau is particularly interesting if long-term lettability in the regional environment is sought. The rental yield is roughly in a range of about 3.0 to 4.0 % gross, depending on the purchase price, property size, and achievable rent. In relation to purchase prices, the yield is solid but not high; the focus is more on value retention and moderate value growth than on maximum current interest. Overall, property prices in Ellgau show a picture of sustained underlying demand, while the price per square metre in Ellgau has recently remained at a higher but stabilised level following the strong increases of previous years. Anyone wishing to buy an apartment in Ellgau or buy a house in Ellgau should therefore carefully check the micro-location, energy condition, and plot quality.
A closer look at the last few years shows how the Ellgau real estate market has specifically developed within the Bavarian market with its strong connection to Munich. For detached and terraced houses in Ellgau, the average purchase price moved from 2,850 €/m² in 2017 to currently 4,150 €/m² (2025) — a total change of +45.6 % over 8 years, which corresponds to an average value increase of +4.8 % p.a. Condominiums in Ellgau started at around 2,650 €/m² in 2017 and are now at 3,850 €/m² (+45.3 % over 8 years, Ø +4.8 % 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 Ellgau developed from 7.80 €/m² (2017) to currently 10.80 €/m² — +38.5 % over 8 years or Ø +4.2 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Ellgau rose from 180 €/m² (2017) to currently 320 €/m² (+77.8 % 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 Ellgau results in a calculated gross rental yield of around 3.4 % — 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 1,200 inhabitants, Ellgau forms a limited but continuous transaction volume — 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 Ellgau 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.): 3 – 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 Ellgau compared to the median of all municipalities in Bayern.
| Key figure | Ellgau | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,150 €/m² | 3,650 €/m² | +13.7 % |
| Flats Ø | 3,850 €/m² | 3,850 €/m² | 0 % |
| Rents Ø | 10.80 €/m² | 9.80 €/m² | +10.2 % |
Annual average values for purchase prices (houses & flats) and rents in Ellgau, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,850 €/m² | – | 2,650 €/m² | – | 7.80 €/m² | – |
| 2018 | 3,020 €/m² | +6 % | 2,810 €/m² | +6 % | 8.10 €/m² | +3.8 % |
| 2019 | 3,210 €/m² | +6.3 % | 2,980 €/m² | +6 % | 8.40 €/m² | +3.7 % |
| 2020 | 3,420 €/m² | +6.5 % | 3,170 €/m² | +6.4 % | 8.80 €/m² | +4.8 % |
| 2021 | 3,690 €/m² | +7.9 % | 3,390 €/m² | +6.9 % | 9.30 €/m² | +5.7 % |
| 2022 | 4,020 €/m² | +8.9 % | 3,650 €/m² | +7.7 % | 9.90 €/m² | +6.5 % |
| 2023 | 4,080 €/m² | +1.5 % | 3,720 €/m² | +1.9 % | 10.20 €/m² | +3 % |
| 2024 | 4,120 €/m² | +1 % | 3,790 €/m² | +1.9 % | 10.50 €/m² | +2.9 % |
| 2025 | 4,150 €/m² | +0.7 % | 3,850 €/m² | +1.6 % | 10.80 €/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 Ellgau — concisely answered.
For owners in Ellgau 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 Ellgau 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 Ellgau, 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 Ellgau 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 Ellgau 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.
Owners of hotels and restaurants in Ellgau 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 Ellgau 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 Ellgau the right strategy.
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 Ellgau from over three decades of personal brokerage experience. Personal appointments in Ellgau 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 Ellgau, 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 Ellgau (Ø 4,150 €/m²) — ideal for an honest market comparison and alternative location assessments.
Ellgau 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.
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.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
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.
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
A current listing offers a 761 square meter building plot in Ellgau for sale. It is fully serviced, ready for immediate development, and has no building obligation; construction is subject to the applicable development plan.
An article about the finances of the municipality of Ellgau mentions trade tax, property tax A and B, and the recent adjustment of the assessment rates. For property owners, the reduced property tax B is particularly relevant.
A report on the citizens' meeting in Ellgau mentions revenue from the sale of building plots in the Vogtgarten III development area. It also refers to investment allocations for the municipality, which supports the economic and structural development context in Ellgau.
The municipality describes building plots in Ellgau as being in high demand and mentions the Vogtgarten III development area, which was created in 2021; construction has already begun. This establishes a clear link to real estate and construction in Ellgau.
On the page regarding taxes and fees, the municipality of Ellgau lists the assessment rates for property tax A and B as well as trade tax. This is relevant for real estate and economic issues because municipal assessment rates are direct cost factors for owners and businesses.
The municipal page on urban land-use planning refers to ongoing topics concerning development plans and the formal regulation of construction projects in Ellgau. Specific individual projects are not detailed there, but the page confirms that Ellgau actively manages urban land-use planning as a municipal topic.
