Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Emtmannsberg.
Between the decision to sell and the notary appointment in Emtmannsberg, 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.
Instead of searching portals daily, we reverse the process: you register your profile for Emtmannsberg, 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 Emtmannsberg — 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 Emtmannsberg 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 Emtmannsberg, 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 Emtmannsberg.
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 Emtmannsberg – 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 Emtmannsberg. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Emtmannsberg is a municipality within the Upper Franconian district of Bayreuth and belongs to the Weidenberg administrative association. It is situated on the northern edge of Franconian Switzerland. The Red Main river flows along its western municipal border, while the Ölschnitz, a tributary of the Red Main, traverses the eastern area, a section of the Thiergarten forest lies to the southwest. Neighbouring communities include Weidenberg, Seybothenreuth, Speichersdorf, Creußen, and Bayreuth. These geographical features offer a varied setting for property buyers and owners alike.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Emtmannsberg: 2,780 €/m²
House prices in Emtmannsberg 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 | 1,820 €/m² | – |
| 2017 | 1,910 €/m² | +4.9 % |
| 2018 | 2,020 €/m² | +5.8 % |
| 2019 | 2,140 €/m² | +5.9 % |
| 2020 | 2,280 €/m² | +6.5 % |
| 2021 | 2,470 €/m² | +8.3 % |
| 2022 | 2,690 €/m² | +8.9 % |
| 2023 | 2,760 €/m² | +2.6 % |
| 2024 | 2,780 €/m² | +0.7 % |
| 2025 | 2,780 €/m² | 0 % |
Current average purchase price per m² for apartments in Emtmannsberg: 2,980 €/m²
Apartments in Emtmannsberg 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 | 1,950 €/m² | – |
| 2017 | 2,050 €/m² | +5.1 % |
| 2018 | 2,170 €/m² | +5.9 % |
| 2019 | 2,300 €/m² | +6 % |
| 2020 | 2,450 €/m² | +6.5 % |
| 2021 | 2,650 €/m² | +8.2 % |
| 2022 | 2,880 €/m² | +8.7 % |
| 2023 | 2,960 €/m² | +2.8 % |
| 2024 | 2,980 €/m² | +0.7 % |
| 2025 | 2,980 €/m² | 0 % |
Current average rent per m² in Emtmannsberg: 8.90 €/m²
Rents in Emtmannsberg 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 | 6.10 €/m² | – |
| 2017 | 6.30 €/m² | +3.3 % |
| 2018 | 6.55 €/m² | +4 % |
| 2019 | 6.85 €/m² | +4.6 % |
| 2020 | 7.15 €/m² | +4.4 % |
| 2021 | 7.55 €/m² | +5.6 % |
| 2022 | 8.05 €/m² | +6.6 % |
| 2023 | 8.45 €/m² | +5 % |
| 2024 | 8.70 €/m² | +3 % |
| 2025 | 8.90 €/m² | +2.3 % |
Current average land value per m² in Emtmannsberg: 165 €/m²
The land value in Emtmannsberg 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 | 78 €/m² | – |
| 2017 | 84 €/m² | +7.7 % |
| 2018 | 92 €/m² | +9.5 % |
| 2019 | 101 €/m² | +9.8 % |
| 2020 | 112 €/m² | +10.9 % |
| 2021 | 126 €/m² | +12.5 % |
| 2022 | 145 €/m² | +15.1 % |
| 2023 | 160 €/m² | +10.3 % |
| 2024 | 165 €/m² | +3.1 % |
| 2025 | 165 €/m² | 0 % |
The real estate market in Emtmannsberg can be classified as small overall, but comparatively robust. Demand is primarily driven by owner-occupiers who want to buy a house in Emtmannsberg and appreciate the quiet location within the catchment area of Bayreuth. For sellers, the environment is generally favourable because the supply of detached houses and building plots remains limited. At the same time, the market is less liquid than in larger cities, meaning that marketing times depend more heavily on the condition of the property, the micro-location, and price positioning. For apartments, the selection is manageable, which is why property prices in Emtmannsberg for condominiums are often shaped by a few transactions. For capital investors, the location is particularly interesting when the focus is on solid lettability to households with a regional connection. The rental yield is roughly in the range of 3.0 to 4.2%, depending on the purchase price, equipment, and letting situation. Overall, the trend points to a rather balanced market with a slight tendency towards a seller's market for well-maintained properties and building land. The standard land value (Bodenrichtwert) in Emtmannsberg remains an important indicator for long-term development, as new building land is only available to a limited extent and the demand for living in the countryside remains stable.
A closer look at the last few years shows how the real estate market in Emtmannsberg has developed specifically within the Bavarian market with its strong links to Munich. For detached and terraced houses in Emtmannsberg, the average purchase price moved from 1,820 €/m² in 2016 to the current 2,780 €/m² (2025) — a total change of +52.7% over 9 years, which corresponds to an average value increase of +4.8% p.a. Condominiums in Emtmannsberg started at around 1,950 €/m² in 2016 and are now at 2,980 €/m² (+52.8% over 9 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 Emtmannsberg developed from 6.10 €/m² (2016) to the current 8.90 €/m² — +45.9% over 9 years or Ø +4.3% p.a. For landlords, the continuous increase in rent ensures a predictable adjustment to inflation and operating costs. The standard land value in Emtmannsberg rose from 78 €/m² (2016) to the current 165 €/m² (+111.5% 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 Emtmannsberg yields a calculated gross rental yield of around 3.6% — 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. For owners in Emtmannsberg 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 – 4.2 % 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 Emtmannsberg compared to the median of all municipalities in Bayern.
| Key figure | Emtmannsberg | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,780 €/m² | 3,650 €/m² | -23.8 % |
| Flats Ø | 2,980 €/m² | 3,850 €/m² | -22.6 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Emtmannsberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 1,820 €/m² | – | 1,950 €/m² | – | 6.10 €/m² | – |
| 2017 | 1,910 €/m² | +4.9 % | 2,050 €/m² | +5.1 % | 6.30 €/m² | +3.3 % |
| 2018 | 2,020 €/m² | +5.8 % | 2,170 €/m² | +5.9 % | 6.55 €/m² | +4 % |
| 2019 | 2,140 €/m² | +5.9 % | 2,300 €/m² | +6 % | 6.85 €/m² | +4.6 % |
| 2020 | 2,280 €/m² | +6.5 % | 2,450 €/m² | +6.5 % | 7.15 €/m² | +4.4 % |
| 2021 | 2,470 €/m² | +8.3 % | 2,650 €/m² | +8.2 % | 7.55 €/m² | +5.6 % |
| 2022 | 2,690 €/m² | +8.9 % | 2,880 €/m² | +8.7 % | 8.05 €/m² | +6.6 % |
| 2023 | 2,760 €/m² | +2.6 % | 2,960 €/m² | +2.8 % | 8.45 €/m² | +5 % |
| 2024 | 2,780 €/m² | +0.7 % | 2,980 €/m² | +0.7 % | 8.70 €/m² | +3 % |
| 2025 | 2,780 €/m² | 0 % | 2,980 €/m² | 0 % | 8.90 €/m² | +2.3 % |
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 Emtmannsberg — concisely answered.
Property annuity (Immobilienverrentung) in Emtmannsberg means: You transfer ownership, but retain the right of use. Four options are available — Usufruct (Nießbrauch) (most extensive rights, including letting), Right of abode (personal use), Life annuity (monthly payment instead of a lump sum) and Sale-and-leaseback (sale at full price, followed by a rental agreement).
Which option is suitable depends on your age, health status, inheritance situation and the current market value of your property in Emtmannsberg. These factors directly influence the valuation — therefore, we do not make blanket promises regarding the achievable amount.
The initial consultation is free and without obligation. Upon request, we will involve relatives, tax advisors or notaries from the outset, so that the solution is also sustainable within the family in Emtmannsberg.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Emtmannsberg 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 Emtmannsberg 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.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Emtmannsberg 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 Emtmannsberg 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 Emtmannsberg 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.
For Emtmannsberg, Gerhard Hahn draws on a network of pre-registered capital investors, family offices, and owner-occupiers that has grown over 30 years — many of whom have a specific search profile in the surrounding area. Personal appointments in Emtmannsberg 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 Emtmannsberg, 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 Emtmannsberg (Ø 2,780 €/m²) — ideal for an honest market comparison and alternative location assessments.
Emtmannsberg 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.
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.
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.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
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
This report covers a change of tenant at Emtmannsberg Castle, which will result in a change of its use. The article is relevant to local real estate and site development because the castle is mentioned as a prominent commercial and usage location.
In its official announcements, Emtmannsberg states the set assessment rates: property tax A and B at 219 percent each, and trade tax at 400 percent. This makes the municipal page a direct source for local tax and location policy.
A contribution to the debate on real tax increases explicitly names Emtmannsberg among the municipalities with high trade and property tax assessment rates. The article classifies these values as a burden for companies and owners.
The symbolic groundbreaking ceremony for Emtmannsberg's largest residential construction project has taken place in the new Sandäcker III development area. A multi-family house with 26 residential units is planned, which is intended to significantly expand the living space in the municipality.
The Emtmannsberg municipal council has passed a 2nd amendment to a development plan as a statute. The municipality points out that the development plan, including the justification, can be viewed at the Weidenberg administrative community.
The municipality of Emtmannsberg is developing the Sandäcker III area and is offering building plots there. Interested parties are referred to the building authority of the Weidenberg administrative community as well as the mayor.
In the planned new development area in Emtmannsberg, there was resistance to the felling of an old oak tree on Lohweg. The report shows that single-family homes, condominiums, and rental apartments are to be built there.
