Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Graben.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Graben 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.
A significant proportion of properties in Graben 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
When multiple heirs have to decide on a property in Graben, it's rarely just about square metres. For decades, Gerhard Hahn has been moderating precisely these constellations: a fair market value, a clear process, a clean payout. This way, the family stays together in the end, and the assets are in order.
»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 Graben 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 Graben, 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 Graben.
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 Graben – discreetly, without obligation, and at an appointment time that suits you.
Market data for Graben 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.
Graben, locally known as "Graba", is a municipality in the Swabian district of Augsburg and the ancestral home of the Fugger family. The main village is situated about 20 kilometers south of Augsburg on the Lechfeld, between the rivers Lech and Wertach. The town of Schwabmünchen is located five kilometers to its west. The municipality includes the districts of Graben and Lagerlechfeld (northern part). Graben is also located along the historical Roman road Via Claudia Augusta, highlighting the locational significance for property buyers or owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Graben: 4,650 €/m²
House prices in Graben 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 | 2,850 €/m² | – |
| 2017 | 3,020 €/m² | +6 % |
| 2018 | 3,210 €/m² | +6.3 % |
| 2019 | 3,420 €/m² | +6.5 % |
| 2020 | 3,680 €/m² | +7.6 % |
| 2021 | 4,020 €/m² | +9.2 % |
| 2022 | 4,280 €/m² | +6.5 % |
| 2023 | 4,520 €/m² | +5.6 % |
| 2024 | 4,610 €/m² | +2 % |
| 2025 | 4,650 €/m² | +0.9 % |
Current average purchase price per m² for apartments in Graben: 4,250 €/m²
Apartments in Graben 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 | 2,650 €/m² | – |
| 2017 | 2,790 €/m² | +5.3 % |
| 2018 | 2,960 €/m² | +6.1 % |
| 2019 | 3,150 €/m² | +6.4 % |
| 2020 | 3,360 €/m² | +6.7 % |
| 2021 | 3,650 €/m² | +8.6 % |
| 2022 | 3,860 €/m² | +5.8 % |
| 2023 | 4,050 €/m² | +4.9 % |
| 2024 | 4,180 €/m² | +3.2 % |
| 2025 | 4,250 €/m² | +1.7 % |
Current average rent per m² in Graben: 11.80 €/m²
Rents in Graben 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 | 8.10 €/m² | – |
| 2017 | 8.35 €/m² | +3.1 % |
| 2018 | 8.65 €/m² | +3.6 % |
| 2019 | 9.00 €/m² | +4 % |
| 2020 | 9.35 €/m² | +3.9 % |
| 2021 | 9.80 €/m² | +4.8 % |
| 2022 | 10.35 €/m² | +5.6 % |
| 2023 | 10.85 €/m² | +4.8 % |
| 2024 | 11.30 €/m² | +4.1 % |
| 2025 | 11.80 €/m² | +4.4 % |
Current average land value per m² in Graben: 520 €/m²
The land value in Graben 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 | 230 €/m² | – |
| 2017 | 245 €/m² | +6.5 % |
| 2018 | 265 €/m² | +8.2 % |
| 2019 | 290 €/m² | +9.4 % |
| 2020 | 320 €/m² | +10.3 % |
| 2021 | 360 €/m² | +12.5 % |
| 2022 | 430 €/m² | +19.4 % |
| 2023 | 485 €/m² | +12.8 % |
| 2024 | 505 €/m² | +4.1 % |
| 2025 | 520 €/m² | +3 % |
The real estate market in Graben can generally be classified as a stable, demand-driven regional market. Buyers face a limited supply, particularly for detached houses and well-laid-out condominiums. As a result, the market tends to remain a seller's market, even if the momentum has slowed somewhat since 2022. Property prices in Graben are at a level that is still easy for owner-occupiers to understand, while capital investors focus primarily on solid lettability and value retention. Demand is driven by commuters, families, and households with ties to the Augsburg economic area. Regarding the price per square metre in Graben: existing properties in good locations and with modern energy standards achieve the strongest values. The development of rental prices in Graben is robust, which generally makes letting apartments attractive. The rough gross rental yield range is usually around 2.8 % to 4.2 % depending on property quality, location, and price level. For the 'buy a house in Graben' and 'buy an apartment in Graben' segments, the location therefore remains interesting, especially for long-term oriented buyers who focus on stability rather than short-term speculation.
Anyone wishing to soundly classify the market in Graben within the Bavarian market, with its strong links to Munich, should take a look at the multi-year price development. For single-family and terraced houses in Graben, the average purchase price moved from 2,850 €/m² in 2016 to the current 4,650 €/m² (2025) — a total change of +63.2 % over 9 years, which corresponds to an average value increase of +5.6 % p.a. Condominiums in Graben started at around 2,650 €/m² in 2016 and are now at 4,250 €/m² (+60.4 % over 9 years, Ø +5.4 % 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 Graben developed from 8.10 €/m² (2016) to the current 11.80 €/m² — +45.7 % over 9 years or Ø +4.3 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Graben rose from 230 €/m² (2016) to the current 520 €/m² (+126.1 % 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 Graben yields a calculated gross rental yield of around 3.3 % — 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 4,000 inhabitants, Graben forms a comparatively tight 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 room for negotiation. For owners in Graben 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.): 2.8 – 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 Graben compared to the median of all municipalities in Bayern.
| Key figure | Graben | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,650 €/m² | 3,650 €/m² | +27.4 % |
| Flats Ø | 4,250 €/m² | 3,850 €/m² | +10.4 % |
| Rents Ø | 11.80 €/m² | 9.80 €/m² | +20.4 % |
Annual average values for purchase prices (houses & flats) and rents in Graben, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 2,850 €/m² | – | 2,650 €/m² | – | 8.10 €/m² | – |
| 2017 | 3,020 €/m² | +6 % | 2,790 €/m² | +5.3 % | 8.35 €/m² | +3.1 % |
| 2018 | 3,210 €/m² | +6.3 % | 2,960 €/m² | +6.1 % | 8.65 €/m² | +3.6 % |
| 2019 | 3,420 €/m² | +6.5 % | 3,150 €/m² | +6.4 % | 9.00 €/m² | +4 % |
| 2020 | 3,680 €/m² | +7.6 % | 3,360 €/m² | +6.7 % | 9.35 €/m² | +3.9 % |
| 2021 | 4,020 €/m² | +9.2 % | 3,650 €/m² | +8.6 % | 9.80 €/m² | +4.8 % |
| 2022 | 4,280 €/m² | +6.5 % | 3,860 €/m² | +5.8 % | 10.35 €/m² | +5.6 % |
| 2023 | 4,520 €/m² | +5.6 % | 4,050 €/m² | +4.9 % | 10.85 €/m² | +4.8 % |
| 2024 | 4,610 €/m² | +2 % | 4,180 €/m² | +3.2 % | 11.30 €/m² | +4.1 % |
| 2025 | 4,650 €/m² | +0.9 % | 4,250 €/m² | +1.7 % | 11.80 €/m² | +4.4 % |
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 Graben — concisely answered.
For owners in Graben 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 Graben 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 Graben, 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 Graben 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 Graben. 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 Graben 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 Graben 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 Graben 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 Graben 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 Graben 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.
Qualified estate agent Marion Sens, with 30 years of experience, offers valuation, sales, and letting services for houses, apartments, and land in Graben and the Augsburg district. Specialising in stress-free, fast, and discreet service, as well as property mediation in cases of separation, divorce, and inheritance. Transparent agency service from the initial contact to the conclusion of the contract.
Visit websiteAre you looking for a real estate agent not directly in Graben, 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 Graben (Ø 4,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Graben 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.
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.
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 Graben provides its building areas and development plans bundled online. The page refers to ongoing urban land-use planning and is therefore a relevant municipal entry point for current construction and development issues in Graben.
The municipality of Graben lists several current amendments to development plans here, including an industrial park on the A 30 and other commercial or development areas. This indicates ongoing planning steps for commercial and site development in the municipality.
Graben expects revenue of around six million euros from the sale of building plots. According to the report, a large part of municipal investment is allocated to the development of residential building plots, which shows the importance of land-use policy for the budget.
In Graben, an older development plan caused uncertainty regarding a planned three-story apartment building on Ahornstraße. The case shows how building law and housing projects are connected in the municipality.
