Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Fellen.
Between the decision to sell and the notary appointment in Fellen, 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.
A significant proportion of properties in Fellen change owners before an advertisement is placed. Those with a registered search profile are on the list the moment an owner commissions us. You describe once what you are looking for — location, size, budget, condition — and you will only hear from us when it truly matches.
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 Fellen — 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 Fellen 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 Fellen, 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 Fellen.
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 Fellen – discreetly, without obligation, and at an appointment time that suits you.
Market data for Fellen at a glance: purchase prices for houses and flats, rents, and land values, each with a history of several years. The basis is publicly available statistics and analyses from the valuation committees.
Fellen is a municipality in the Main-Spessart district of Lower Franconia, situated in the Würzburg region along the Fella river, barely three kilometres east of the Hessian-Bavarian border. The highest point within the municipality is the Hermannskoppe at 552 metres above sea level, while the lowest is by the Aura river at 205 metres above sea level. The municipality comprises the districts of Fellen (parish village), Neuhof (hamlet), Rengersbrunn (church village), and Wohnrod (village). First documented in 1244, Fellen was historically part of the County of Rieneck before becoming part of Bavaria in 1814. This blend of historical depth and natural surroundings offers a distinctive quality of life for property buyers and owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Fellen: 2,650 €/m²
House prices in Fellen 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 |
|---|---|---|
| 2018 | 1,950 €/m² | – |
| 2019 | 2,080 €/m² | +6.7 % |
| 2020 | 2,220 €/m² | +6.7 % |
| 2021 | 2,390 €/m² | +7.7 % |
| 2022 | 2,560 €/m² | +7.1 % |
| 2023 | 2,620 €/m² | +2.3 % |
| 2024 | 2,640 €/m² | +0.8 % |
| 2025 | 2,650 €/m² | +0.4 % |
| 2026 | 2,650 €/m² | 0 % |
Current average purchase price per m² for apartments in Fellen: 2,350 €/m²
Apartments in Fellen 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 |
|---|---|---|
| 2018 | 1,700 €/m² | – |
| 2019 | 1,810 €/m² | +6.5 % |
| 2020 | 1,930 €/m² | +6.6 % |
| 2021 | 2,070 €/m² | +7.3 % |
| 2022 | 2,210 €/m² | +6.8 % |
| 2023 | 2,280 €/m² | +3.2 % |
| 2024 | 2,320 €/m² | +1.8 % |
| 2025 | 2,340 €/m² | +0.9 % |
| 2026 | 2,350 €/m² | +0.4 % |
Current average rent per m² in Fellen: 7.80 €/m²
Rents in Fellen 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 |
|---|---|---|
| 2018 | 6.20 €/m² | – |
| 2019 | 6.40 €/m² | +3.2 % |
| 2020 | 6.65 €/m² | +3.9 % |
| 2021 | 6.95 €/m² | +4.5 % |
| 2022 | 7.25 €/m² | +4.3 % |
| 2023 | 7.45 €/m² | +2.8 % |
| 2024 | 7.60 €/m² | +2 % |
| 2025 | 7.72 €/m² | +1.6 % |
| 2026 | 7.80 €/m² | +1 % |
Current average land value per m² in Fellen: 105 €/m²
The land value in Fellen 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 |
|---|---|---|
| 2018 | 72 €/m² | – |
| 2019 | 76 €/m² | +5.6 % |
| 2020 | 81 €/m² | +6.6 % |
| 2021 | 87 €/m² | +7.4 % |
| 2022 | 94 €/m² | +8 % |
| 2023 | 99 €/m² | +5.3 % |
| 2024 | 102 €/m² | +3 % |
| 2025 | 104 €/m² | +2 % |
| 2026 | 105 €/m² | +1 % |
The real estate market in Fellen can be classified overall as a small, rather owner-occupier-oriented market with limited liquidity. A clear buyer's or seller's market in the classic sense is only limited here; in fact, the few available offers and local demand determine the price level more strongly than short-term market impulses. For the purchase of a house in Fellen, the combination of moderate entry prices, a rural location, and solid residential quality is particularly relevant. Apartments are rarer on the market, which is why price comparisons are often based on individual properties. Demand comes predominantly from owner-occupiers, commuters, and households with regional ties. For capital investors, Fellen is only to a limited extent a classic yield market, but it can provide stable returns with easily lettable existing apartments or smaller houses. The rough gross rental yield range is currently mostly around 3.2 % to 4.4 %, depending on condition, location, and price level. Overall, property prices in Fellen point to a quiet market with limited but reliable potential, while the price per square metre in Fellen remains moderate in a regional comparison.
The data from recent years paints a clear picture of price movements for Fellen within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Fellen, the average purchase price moved from 1,950 €/m² in 2018 to the current 2,650 €/m² (2026) — a total change of +35.9 % over 8 years, which corresponds to an average value increase of +3.9 % p.a. Condominiums in Fellen started in 2018 at around 1,700 €/m² and are today at 2,350 €/m² (+38.2 % over 8 years, Ø +4.1 % 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 Fellen developed from 6.20 €/m² (2018) to the current 7.80 €/m² — +25.8 % over 8 years or Ø +2.9 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Fellen rose from 72 €/m² (2018) to the current 105 €/m² (+45.8 % 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 Fellen yields a calculated gross rental yield of around 4.0 % — 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 800 inhabitants, Fellen forms a limited but continuous transaction volume — which means: properties that are priced according to the market and well-prepared are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Fellen 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.): 3.2 – 4.4 % 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 Fellen compared to the median of all municipalities in Bayern.
| Key figure | Fellen | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,650 €/m² | 3,650 €/m² | -27.4 % |
| Flats Ø | 2,350 €/m² | 3,850 €/m² | -39 % |
| Rents Ø | 7.80 €/m² | 9.80 €/m² | -20.4 % |
Annual average values for purchase prices (houses & flats) and rents in Fellen, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2018 | 1,950 €/m² | – | 1,700 €/m² | – | 6.20 €/m² | – |
| 2019 | 2,080 €/m² | +6.7 % | 1,810 €/m² | +6.5 % | 6.40 €/m² | +3.2 % |
| 2020 | 2,220 €/m² | +6.7 % | 1,930 €/m² | +6.6 % | 6.65 €/m² | +3.9 % |
| 2021 | 2,390 €/m² | +7.7 % | 2,070 €/m² | +7.3 % | 6.95 €/m² | +4.5 % |
| 2022 | 2,560 €/m² | +7.1 % | 2,210 €/m² | +6.8 % | 7.25 €/m² | +4.3 % |
| 2023 | 2,620 €/m² | +2.3 % | 2,280 €/m² | +3.2 % | 7.45 €/m² | +2.8 % |
| 2024 | 2,640 €/m² | +0.8 % | 2,320 €/m² | +1.8 % | 7.60 €/m² | +2 % |
| 2025 | 2,650 €/m² | +0.4 % | 2,340 €/m² | +0.9 % | 7.72 €/m² | +1.6 % |
| 2026 | 2,650 €/m² | 0 % | 2,350 €/m² | +0.4 % | 7.80 €/m² | +1 % |
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 Fellen — concisely answered.
Property annuity (Immobilienverrentung) in Fellen 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 Fellen. 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 Fellen.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Fellen 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 Fellen 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.
Hospitality properties in Fellen are valued differently from residential properties: Key factors are turnover, contribution margin, seating capacity, kitchen technology, licences, and whether the business can function without the previous owner. We value based on the earnings approach and openly state which portions are attributable to the property, inventory, and goodwill.
Marketing is conducted discreetly. A publicly visible sales offer unsettles staff, regular customers, and suppliers in Fellen — therefore, we approach interested parties specifically and under a confidentiality agreement.
Whether selling, leasing, or handing over to a successor within the family: We structure the path that suits the situation of your business in Fellen , and accompany you until the notary or lease agreement appointment.
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.
Buyers and sellers in Fellen benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Fellen 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 Fellen, 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 Fellen (Ø 2,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Fellen 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.
We consider the declaration of division (Teilungserklärung), service charge (Hausgeld), energy performance certificate, reserves, and target group — and structure the entire sales process for you.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
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.
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 Fellen is planning the new construction of a building yard on a partial area of the plot Fl.Nr. 222. The plan explicitly mentions an inclusion statute, which was passed by the municipal council on 23.04.2024. The location is described as the southwest of the built-up area on the main road/district road MSP 18.
In the BayernPortal, the municipality of Fellen is listed as an authority with address and contact details. The entry confirms the official jurisdiction and the municipal location of Fellen in the Main-Spessart district.
