Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Gotteszell.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Gotteszell 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Gotteszell, 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 Gotteszell 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 Gotteszell 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 Gotteszell, 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 Gotteszell.
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 Gotteszell – discreetly, without obligation, and at an appointment time that suits you.
Market data for Gotteszell 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.
Gotteszell is a municipality in the Lower Bavarian district of Regen, situated in the Donau-Wald region within the upper Teisnachtal. The village is located in the heart of the Bavarian Forest, nestled among the wooded mountains Hirschenstein, Vogelsang, Dreitannenriegel, and Einödriegel. Gotteszell is positioned centrally between Viechtach, Deggendorf, and the district town of Regen, each approximately 16 km away and accessible via federal roads 11 and 85. A local station for the Bayerische Waldbahn provides hourly train connections to Plattling, Bayerisch Eisenstein, and Viechtach. This offers property buyers and owners a blend of living close to nature with convenient access to nearby towns and transport links.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Gotteszell: 2,850 €/m²
House prices in Gotteszell 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 | 1,980 €/m² | – |
| 2018 | 2,070 €/m² | +4.5 % |
| 2019 | 2,160 €/m² | +4.3 % |
| 2020 | 2,290 €/m² | +6 % |
| 2021 | 2,470 €/m² | +7.9 % |
| 2022 | 2,690 €/m² | +8.9 % |
| 2023 | 2,760 €/m² | +2.6 % |
| 2024 | 2,820 €/m² | +2.2 % |
| 2025 | 2,850 €/m² | +1.1 % |
| 2026 | 2,850 €/m² | 0 % |
Current average purchase price per m² for apartments in Gotteszell: 2,650 €/m²
Apartments in Gotteszell 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 | 1,760 €/m² | – |
| 2018 | 1,840 €/m² | +4.5 % |
| 2019 | 1,930 €/m² | +4.9 % |
| 2020 | 2,050 €/m² | +6.2 % |
| 2021 | 2,210 €/m² | +7.8 % |
| 2022 | 2,420 €/m² | +9.5 % |
| 2023 | 2,500 €/m² | +3.3 % |
| 2024 | 2,560 €/m² | +2.4 % |
| 2025 | 2,620 €/m² | +2.3 % |
| 2026 | 2,650 €/m² | +1.1 % |
Current average rent per m² in Gotteszell: 8.20 €/m²
Rents in Gotteszell 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 | 6.10 €/m² | – |
| 2018 | 6.30 €/m² | +3.3 % |
| 2019 | 6.55 €/m² | +4 % |
| 2020 | 6.80 €/m² | +3.8 % |
| 2021 | 7.10 €/m² | +4.4 % |
| 2022 | 7.45 €/m² | +4.9 % |
| 2023 | 7.70 €/m² | +3.4 % |
| 2024 | 7.90 €/m² | +2.6 % |
| 2025 | 8.10 €/m² | +2.5 % |
| 2026 | 8.20 €/m² | +1.2 % |
Current average land value per m² in Gotteszell: 165 €/m²
The land value in Gotteszell 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 | 92 €/m² | – |
| 2018 | 98 €/m² | +6.5 % |
| 2019 | 105 €/m² | +7.1 % |
| 2020 | 114 €/m² | +8.6 % |
| 2021 | 126 €/m² | +10.5 % |
| 2022 | 140 €/m² | +11.1 % |
| 2023 | 150 €/m² | +7.1 % |
| 2024 | 156 €/m² | +4 % |
| 2025 | 162 €/m² | +3.8 % |
| 2026 | 165 €/m² | +1.9 % |
The real estate market in Gotteszell can generally be classified as a small market, primarily driven by owner-occupiers. On the buyer side, demand for detached houses and smaller existing properties dominates, while supply remains limited. As a result, despite the rural location, there is no pronounced buyer's market, but rather a balanced market environment with regional price support. For sellers, well-maintained properties with modern energy efficiency remain marketable; price discounts primarily arise in cases of renovation requirements, unfavourable plot situations, or limited lettability. The attractiveness for capital investors exists but is selective: smaller apartments with stable lettability and a moderate price level are particularly interesting. The gross rental yield range is typically around 3.0 to 4.5% gross, depending on property quality and location. Compared to larger cities, property prices in Gotteszell are significantly lower, while rental prices in Gotteszell lag only moderately behind, which fundamentally supports the yield perspective. For investors and owner-occupiers, the market therefore remains relevant, primarily due to the favourable entry level and the quiet residential location.
A closer look at the last few years shows how the Gotteszell real estate market has specifically developed within the Bavarian market with its strong links to Munich. For detached and terraced houses in Gotteszell, the average purchase price moved from 1,980 €/m² in 2017 to currently 2,850 €/m² (2026) — a total change of +43.9% over 9 years, which corresponds to an average value increase of +4.1% p.a. Condominiums in Gotteszell started at around 1,760 €/m² in 2017 and are now at 2,650 €/m² (+50.6% over 9 years, Ø +4.7% p.a.). They are therefore often suitable as an entry into property ownership or as a capital investment with a manageable ticket size. The average net cold rent in Gotteszell developed from 6.10 €/m² (2017) to currently 8.20 €/m² — +34.4% 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 (Bodenrichtwert) in Gotteszell rose from 92 €/m² (2017) to currently 165 €/m² (+79.3% 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 Gotteszell yields a calculated gross rental yield of around 3.7% — 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, Gotteszell forms a comparatively narrow market segment — which means: properties that are priced in line with the market and well-prepared are usually sold or let quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Gotteszell who are 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® creates this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 4.5 % 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 Gotteszell compared to the median of all municipalities in Bayern.
| Key figure | Gotteszell | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,850 €/m² | 3,650 €/m² | -21.9 % |
| Flats Ø | 2,650 €/m² | 3,850 €/m² | -31.2 % |
| Rents Ø | 8.20 €/m² | 9.80 €/m² | -16.3 % |
Annual average values for purchase prices (houses & flats) and rents in Gotteszell, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,980 €/m² | – | 1,760 €/m² | – | 6.10 €/m² | – |
| 2018 | 2,070 €/m² | +4.5 % | 1,840 €/m² | +4.5 % | 6.30 €/m² | +3.3 % |
| 2019 | 2,160 €/m² | +4.3 % | 1,930 €/m² | +4.9 % | 6.55 €/m² | +4 % |
| 2020 | 2,290 €/m² | +6 % | 2,050 €/m² | +6.2 % | 6.80 €/m² | +3.8 % |
| 2021 | 2,470 €/m² | +7.9 % | 2,210 €/m² | +7.8 % | 7.10 €/m² | +4.4 % |
| 2022 | 2,690 €/m² | +8.9 % | 2,420 €/m² | +9.5 % | 7.45 €/m² | +4.9 % |
| 2023 | 2,760 €/m² | +2.6 % | 2,500 €/m² | +3.3 % | 7.70 €/m² | +3.4 % |
| 2024 | 2,820 €/m² | +2.2 % | 2,560 €/m² | +2.4 % | 7.90 €/m² | +2.6 % |
| 2025 | 2,850 €/m² | +1.1 % | 2,620 €/m² | +2.3 % | 8.10 €/m² | +2.5 % |
| 2026 | 2,850 €/m² | 0 % | 2,650 €/m² | +1.1 % | 8.20 €/m² | +1.2 % |
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 Gotteszell — concisely answered.
Property annuity (Immobilienverrentung) in Gotteszell 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 Gotteszell. 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 Gotteszell.
For many businesses, capital is tied up in Gotteszell 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 Gotteszell. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Gotteszell 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 Gotteszell — 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 Gotteszell , 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.
For Gotteszell, 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 Gotteszell 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.
Your estate agent in Gotteszell for the professional sale and letting of properties in the Regen district. Offering bespoke services with a team of experienced experts in this idyllic region of Bavaria. A reliable partner for individual local requirements.
Visit websiteActive with property listings in Gotteszell (94239), Regen, including houses for sale. Specialising in the local residential property market in Bavaria. Offering listings such as houses from €489,000.
Visit websiteExperienced estate agent with over 15 years of experience, active in Gotteszell with market data, purchase prices, and marketing. Supporting owners and landlords through all stages of property transactions in the region. Offering advice on valuations and strategies for Gotteszell.
Visit websiteAre you looking for a real estate agent not directly in Gotteszell, 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 Gotteszell (Ø 2,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Gotteszell 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:
Detailed analysis of the plot, year of construction, condition, and micro-location. We develop an individual marketing strategy and support the house sale up to the notary appointment.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
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.
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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
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 Penzkofer real estate page features an offer in Gotteszell. The entry refers to a house in the municipality and shows that concrete real estate marketing is taking place there.
The site offers a collection of real estate listings for Gotteszell and refers to properties for sale and rent in the municipality. It is relevant for the local real estate market, even if it is not a classic news article.
The advertisement promotes a turnkey single-family house at the address Gießhübl 1 in Gotteszell. It therefore belongs directly to the residential and new construction topics in the municipality.
The site bundles the ongoing urban land-use planning for Gotteszell and refers to the corresponding procedures of the municipality. It is a clear point of contact for topics such as development plans and local development in Gotteszell.
A post by Penzkofer Bau describes the development of a new residential area with around 12,000 square meters in Gotteszell. The municipality had wanted new building land again after a good 20 years.
The BayernPortal lists the municipality of Gotteszell in the district of Regen with official contact details and the municipality's website. The entry is not news in the strict sense, but a verifiable official municipal reference.
The entry in the finding aid database refers to historical documents on Gotteszell and clearly contains the place name in the title and text. However, it is only of limited suitability for current construction or economic news.
