Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Gebenbach.
Between the decision to sell and the notary appointment in Gebenbach, 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 Gebenbach, 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 Gebenbach 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 Gebenbach 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 Gebenbach, 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 Gebenbach.
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 Gebenbach – 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 Gebenbach. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Gebenbach is a municipality located in the Amberg-Sulzbach district of Upper Palatinate, forming part of the Nuremberg metropolitan region. The municipality includes the districts of Atzmannsricht, Gebenbach, and Kainsricht. First documented in 1138, the settlement's origins date back to the 9th century. The B14 federal highway runs through the town center, and Gebenbach is part of the Hahnbach administrative association. For property buyers and owners, this indicates access to established local infrastructure and favorable transport links.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Gebenbach: 3,050 €/m²
House prices in Gebenbach 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 | 2,150 €/m² | – |
| 2017 | 2,230 €/m² | +3.7 % |
| 2018 | 2,340 €/m² | +4.9 % |
| 2019 | 2,470 €/m² | +5.6 % |
| 2020 | 2,620 €/m² | +6.1 % |
| 2021 | 2,820 €/m² | +7.6 % |
| 2022 | 3,020 €/m² | +7.1 % |
| 2023 | 3,060 €/m² | +1.3 % |
| 2024 | 3,050 €/m² | -0.3 % |
| 2025 | 3,050 €/m² | 0 % |
Current average purchase price per m² for apartments in Gebenbach: 3,300 €/m²
Apartments in Gebenbach 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 | 2,180 €/m² | +6.3 % |
| 2019 | 2,320 €/m² | +6.4 % |
| 2020 | 2,500 €/m² | +7.8 % |
| 2021 | 2,730 €/m² | +9.2 % |
| 2022 | 3,000 €/m² | +9.9 % |
| 2023 | 3,050 €/m² | +1.7 % |
| 2024 | 3,280 €/m² | +7.5 % |
| 2025 | 3,300 €/m² | +0.6 % |
Current average rent per m² in Gebenbach: 8.60 €/m²
Rents in Gebenbach 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 | 6.20 €/m² | – |
| 2017 | 6.40 €/m² | +3.2 % |
| 2018 | 6.65 €/m² | +3.9 % |
| 2019 | 6.90 €/m² | +3.8 % |
| 2020 | 7.20 €/m² | +4.3 % |
| 2021 | 7.55 €/m² | +4.9 % |
| 2022 | 7.95 €/m² | +5.3 % |
| 2023 | 8.20 €/m² | +3.1 % |
| 2024 | 8.45 €/m² | +3 % |
| 2025 | 8.60 €/m² | +1.8 % |
Current average land value per m² in Gebenbach: 230 €/m²
The land value in Gebenbach 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 | 120 €/m² | – |
| 2017 | 130 €/m² | +8.3 % |
| 2018 | 145 €/m² | +11.5 % |
| 2019 | 160 €/m² | +10.3 % |
| 2020 | 180 €/m² | +12.5 % |
| 2021 | 205 €/m² | +13.9 % |
| 2022 | 225 €/m² | +9.8 % |
| 2023 | 230 €/m² | +2.2 % |
| 2024 | 230 €/m² | 0 % |
| 2025 | 230 €/m² | 0 % |
The real estate market in Gebenbach can be classified as generally small but stable. On the buyer side, the demand for owner-occupied residential property dominates, particularly for detached houses, semi-detached houses, and well-laid-out apartments. Sellers continue to benefit from a limited supply, but since the rise in interest rates, they must pay closer attention to realistic pricing. The market thus shows characteristics of a balanced to slightly tight supply market rather than a clear seller's market. For investors, Gebenbach is particularly interesting when properties are available at market-oriented entry prices and offer solid letting potential. The gross rental yield range is typically around 3.0 to 4.2% gross, depending on the condition of the property, location, and price level. Apartments with low maintenance requirements and houses with additional space potential are particularly attractive. Compared to larger cities, property prices in Gebenbach are more moderate, while demand in the regional environment is supported by commuters, families, and owner-occupiers. Anyone looking to buy a house in Gebenbach or buy an apartment in Gebenbach will find a market with a manageable volume but a fundamentally resilient price structure.
The data from recent years paints a clear picture of price movements for Gebenbach within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Gebenbach, the average purchase price moved from 2.150 €/m² in 2016 to the current 3.050 €/m² (2025) — a total change of +41,9% over 9 years, which corresponds to an average value increase of +4,0% p.a. The previous peak was reached in 2023 at 3.060 €/m²; since then, the market has corrected by -0,3% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Apartments in Gebenbach started at around 1.950 €/m² in 2016 and are now at 3.300 €/m² (+69,2% over 9 years, Ø +6,0% p.a.). This makes them suitable as an entry into property ownership or as an investment with a manageable ticket size. The average net cold rent in Gebenbach developed from 6,20 €/m² (2016) to the current 8,60 €/m² — +38,7% over 9 years or Ø +3,7% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Gebenbach rose from 120 €/m² (2016) to the current 230 €/m² (+91,7% in 9 years) — an essential indicator of the structural quality of the location and local demand for building land. Based on current values, a rented apartment in Gebenbach yields a calculated gross rental yield of around 3,1% — 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 2.500 inhabitants, Gebenbach forms a comparatively tight market segment — which means: well-priced, well-prepared properties are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Gebenbach 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 Gebenbach compared to the median of all municipalities in Bayern.
| Key figure | Gebenbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,050 €/m² | 3,650 €/m² | -16.4 % |
| Flats Ø | 3,300 €/m² | 3,850 €/m² | -14.3 % |
| Rents Ø | 8.60 €/m² | 9.80 €/m² | -12.2 % |
Annual average values for purchase prices (houses & flats) and rents in Gebenbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 2,150 €/m² | – | 1,950 €/m² | – | 6.20 €/m² | – |
| 2017 | 2,230 €/m² | +3.7 % | 2,050 €/m² | +5.1 % | 6.40 €/m² | +3.2 % |
| 2018 | 2,340 €/m² | +4.9 % | 2,180 €/m² | +6.3 % | 6.65 €/m² | +3.9 % |
| 2019 | 2,470 €/m² | +5.6 % | 2,320 €/m² | +6.4 % | 6.90 €/m² | +3.8 % |
| 2020 | 2,620 €/m² | +6.1 % | 2,500 €/m² | +7.8 % | 7.20 €/m² | +4.3 % |
| 2021 | 2,820 €/m² | +7.6 % | 2,730 €/m² | +9.2 % | 7.55 €/m² | +4.9 % |
| 2022 | 3,020 €/m² | +7.1 % | 3,000 €/m² | +9.9 % | 7.95 €/m² | +5.3 % |
| 2023 | 3,060 €/m² | +1.3 % | 3,050 €/m² | +1.7 % | 8.20 €/m² | +3.1 % |
| 2024 | 3,050 €/m² | -0.3 % | 3,280 €/m² | +7.5 % | 8.45 €/m² | +3 % |
| 2025 | 3,050 €/m² | 0 % | 3,300 €/m² | +0.6 % | 8.60 €/m² | +1.8 % |
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 Gebenbach — concisely answered.
Property annuity (Immobilienverrentung) in Gebenbach 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 Gebenbach. 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 Gebenbach.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Gebenbach 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 Gebenbach 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 Gebenbach 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 Gebenbach 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 Gebenbach the right strategy.
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 Gebenbach 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 Gebenbach 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.
Owner-managed real estate agency with over 20 years of experience in property brokerage and valuation. Specialising in the Amberg-Sulzbach district, where they are based and also active in Gebenbach. Personal consultation provided by Thomas Kick and Thomas Steinl.
Visit websiteCompetent and honest real estate agent for sales, lettings, and technical advice. Operating in the Sulzbach-Rosenberg area and surroundings, including Gebenbach. Comprehensive service for properties in the region.
Visit websiteAre you looking for a real estate agent not directly in Gebenbach, 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 Gebenbach (Ø 3,050 €/m²) — ideal for an honest market comparison and alternative location assessments.
Gebenbach 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.
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.
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.
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.
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 topic area regarding Gebenbach reports on several building applications and changes of use that received the green light in the municipal council. The entry refers to current municipal construction and development projects in the municipality.
The inner development concept for Gebenbach is taking shape according to the report. The focus is on future settlement and local development as well as the presentation of the concept on the municipal homepage.
