Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Ellzee.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Ellzee with a clear structure, sound market knowledge, and a marketing strategy tailored to the specific property. Whether it's a house sale, apartment sale, land sale, or letting — we stand for clean processes and targeted mediation of your property.
Instead of searching portals daily, we reverse the process: you register your profile for Ellzee, 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 Ellzee 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 Ellzee 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 Ellzee, 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 Ellzee.
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 Ellzee – 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 Ellzee. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Ellzee is a municipality located in the Swabian district of Günzburg, Bavaria. Situated in the Bavarian Donau-Günz region, it includes the constituent communities of Ellzee, Hausen, Hilbertshausen, Riedmühle, and Stoffenried. The municipality has a stop on the Mittelschwabenbahn railway line and is located along Bundesstraße 16. The nearest motorway access point, Günzburg on the Bundesautobahn 8, is approximately eleven kilometres away. These connections offer good accessibility for residents and potential property owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Ellzee: 3,350 €/m²
House prices in Ellzee 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 | 2,250 €/m² | – |
| 2017 | 2,360 €/m² | +4.9 % |
| 2018 | 2,490 €/m² | +5.5 % |
| 2019 | 2,640 €/m² | +6 % |
| 2020 | 2,810 €/m² | +6.4 % |
| 2021 | 3,020 €/m² | +7.5 % |
| 2022 | 3,260 €/m² | +7.9 % |
| 2023 | 3,310 €/m² | +1.5 % |
| 2024 | 3,290 €/m² | -0.6 % |
| 2025 | 3,350 €/m² | +1.8 % |
Current average purchase price per m² for apartments in Ellzee: 3,050 €/m²
Apartments in Ellzee 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 | 1,980 €/m² | – |
| 2017 | 2,080 €/m² | +5.1 % |
| 2018 | 2,190 €/m² | +5.3 % |
| 2019 | 2,320 €/m² | +5.9 % |
| 2020 | 2,470 €/m² | +6.5 % |
| 2021 | 2,640 €/m² | +6.9 % |
| 2022 | 2,850 €/m² | +8 % |
| 2023 | 2,930 €/m² | +2.8 % |
| 2024 | 2,980 €/m² | +1.7 % |
| 2025 | 3,050 €/m² | +2.3 % |
Current average rent per m² in Ellzee: 9.10 €/m²
Rents in Ellzee 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 | 6.80 €/m² | – |
| 2017 | 7.00 €/m² | +2.9 % |
| 2018 | 7.25 €/m² | +3.6 % |
| 2019 | 7.55 €/m² | +4.1 % |
| 2020 | 7.85 €/m² | +4 % |
| 2021 | 8.20 €/m² | +4.5 % |
| 2022 | 8.65 €/m² | +5.5 % |
| 2023 | 8.85 €/m² | +2.3 % |
| 2024 | 8.98 €/m² | +1.5 % |
| 2025 | 9.10 €/m² | +1.3 % |
Current average land value per m² in Ellzee: 310 €/m²
The land value in Ellzee 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 | 165 €/m² | – |
| 2017 | 175 €/m² | +6.1 % |
| 2018 | 190 €/m² | +8.6 % |
| 2019 | 205 €/m² | +7.9 % |
| 2020 | 225 €/m² | +9.8 % |
| 2021 | 250 €/m² | +11.1 % |
| 2022 | 285 €/m² | +14 % |
| 2023 | 300 €/m² | +5.3 % |
| 2024 | 305 €/m² | +1.7 % |
| 2025 | 310 €/m² | +1.6 % |
The real estate market in Ellzee is generally low-volume and therefore less liquid than in the larger centres of the district. This affects pricing: individual sales can influence the market more strongly in the short term, while the long-term trend remains relatively stable. For buyers, Ellzee is particularly interesting if a quiet residential location with good accessibility and comparatively moderate entry prices is sought. Sellers benefit from the limited supply, especially for well-maintained detached houses, modern apartments, and developed building land. Compared to urban markets, Ellzee is more of a buyer's market with selective advantages for well-informed interested parties, but at the same time, it is not a market with a pronounced price decline. Demand comes primarily from owner-occupiers, families, and commuters from the surrounding area. For capital investors, the attractiveness is present but limited by the small market volume; compact apartments with solid lettability are particularly interesting. The rough gross rental yield range is currently mostly around 3.0 to 4.0 %, depending on the purchase price, property condition, and lettability. Anyone analysing real estate prices in Ellzee, the price per square metre in Ellzee, or the standard land value in Ellzee will recognise a market with stable basic demand and a moderate but sustainable value level.
A closer look at the last few years shows how the Ellzee real estate market has specifically developed within the Bavarian market with its strong connection to Munich. For detached and terraced houses in Ellzee, the average purchase price moved from 2.250 €/m² in 2016 to the current 3.350 €/m² (2025) — a total change of +48,9 % over 9 years, which corresponds to an average value increase of +4,5 % p.a. Condominiums in Ellzee started in 2016 at around 1.980 €/m² and are now at 3.050 €/m² (+54,0 % over 9 years, Ø +4,9 % 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 Ellzee developed from 6,80 €/m² (2016) to the current 9,10 €/m² — +33,8 % over 9 years or Ø +3,3 % p.a.. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Ellzee rose from 165 €/m² (2016) to the current 310 €/m² (+87,9 % in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Ellzee yields a calculated gross rental yield of around 3,6 % — 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 1.200 inhabitants, Ellzee forms a comparatively narrow market segment — which means: 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 Ellzee 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 % 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 Ellzee compared to the median of all municipalities in Bayern.
| Key figure | Ellzee | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,350 €/m² | 3,650 €/m² | -8.2 % |
| Flats Ø | 3,050 €/m² | 3,850 €/m² | -20.8 % |
| Rents Ø | 9.10 €/m² | 9.80 €/m² | -7.1 % |
Annual average values for purchase prices (houses & flats) and rents in Ellzee, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 2,250 €/m² | – | 1,980 €/m² | – | 6.80 €/m² | – |
| 2017 | 2,360 €/m² | +4.9 % | 2,080 €/m² | +5.1 % | 7.00 €/m² | +2.9 % |
| 2018 | 2,490 €/m² | +5.5 % | 2,190 €/m² | +5.3 % | 7.25 €/m² | +3.6 % |
| 2019 | 2,640 €/m² | +6 % | 2,320 €/m² | +5.9 % | 7.55 €/m² | +4.1 % |
| 2020 | 2,810 €/m² | +6.4 % | 2,470 €/m² | +6.5 % | 7.85 €/m² | +4 % |
| 2021 | 3,020 €/m² | +7.5 % | 2,640 €/m² | +6.9 % | 8.20 €/m² | +4.5 % |
| 2022 | 3,260 €/m² | +7.9 % | 2,850 €/m² | +8 % | 8.65 €/m² | +5.5 % |
| 2023 | 3,310 €/m² | +1.5 % | 2,930 €/m² | +2.8 % | 8.85 €/m² | +2.3 % |
| 2024 | 3,290 €/m² | -0.6 % | 2,980 €/m² | +1.7 % | 8.98 €/m² | +1.5 % |
| 2025 | 3,350 €/m² | +1.8 % | 3,050 €/m² | +2.3 % | 9.10 €/m² | +1.3 % |
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 Ellzee — concisely answered.
For owners in Ellzee 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 Ellzee 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 Ellzee, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For many businesses, capital is tied up in Ellzee 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 Ellzee. 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 Ellzee 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 Ellzee 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 Ellzee 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.
Many property owners in Ellzee wish to sell without neighbours, tenants, or employees finding out. Gerhard Hahn has been providing precisely this discreet approach for over 30 years. Personal appointments in Ellzee 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.
Thorsten Kunder of EXCELLENCE Maklerhaus is a rated estate agent in the Ellzee region (Günzburg district, Bavaria), specialising in the sale and brokerage of residential properties. With 4.2 stars from 27 reviews and 109 followers on ImmoScout24, he provides expert advice to property owners in Ellzee. He operates the company Excellence Maklerhaus GmbH & Co. KG.
Visit websiteThe FREITAG® real estate agency is an experienced local agent active in Ellzee, assisting owners with house sales, apartment sales, land sales, and lettings through personal advice and market knowledge. They represent interests in Ellzee with a clear structure and targeted marketing. As an owner-managed office, they provide support with local valuations and lettings.
Visit websiteRE/MAX Team Ulm from RE/MAX Immocenter immobilien-galerie GmbH is listed on ImmoScout24 for Ellzee and specialises in the sale of residential properties in the Günzburg district region. With 4.0 stars from 38 reviews and 274 followers, they offer professional brokerage services. They cover the local market in Ellzee.
Visit websiteLaura Hittinger of VR-Bank Donau-Mindel eG is an estate agent active on ImmoScout24 for Ellzee in Bavaria, assisting with the sale of residential properties. She offers regional expertise in the Günzburg district. Her focus is on reliable local brokerage.
Visit websiteAre you looking for a real estate agent not directly in Ellzee, 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 Ellzee (Ø 3,350 €/m²) — ideal for an honest market comparison and alternative location assessments.
Ellzee 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.
Minutes of the owners' meeting, maintenance reserve fund, and special rights of use are also decisive for the price. We review the documents before the first viewing appointment.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
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.
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
In 2022, the municipality of Ellzee decided to establish a development plan for an open-space photovoltaic system west of Ellzee. The disclosure took place in November and December 2023; the project creates the planning law requirements for the facility on a former gravel extraction site.
On the municipal website, Ellzee provides information about the property tax reform in Bavaria and the deadlines for submitting the property tax return. The article is relevant for property owners and companies in Ellzee because it directly affects local tax practice.
