Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Grafenau.
Anyone selling or letting a property in Grafenau doesn't need advertising promises, but a realistic assessment. We tell you what your property will fetch on the market, which documents are missing, and what marketing duration to expect — before you decide to work with us.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Grafenau, 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
When multiple heirs have to decide on a property in Grafenau, 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 Grafenau 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 Grafenau, 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 Grafenau.
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 Grafenau – discreetly, without obligation, and at an appointment time that suits you.
Market data for Grafenau 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.
Grafenau was the administrative seat of the former district of Grafenau, which belonged to the Bavarian administrative region of Lower Bavaria. Its area is now located within the Freyung-Grafenau district. The largest towns in the former district included Grafenau, Sankt Oswald, Riedlhütte, Schönberg, and Schönanger, now Neuschönau. The district bordered, among others, Regen, Deggendorf, Passau, and Czechoslovakia. This indicates that buyers and owners will find properties in a historically significant area, now part of a larger district.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Grafenau: 2,850 €/m²
House prices in Grafenau 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 | 1,850 €/m² | – |
| 2017 | 1,940 €/m² | +4.9 % |
| 2018 | 2,050 €/m² | +5.7 % |
| 2019 | 2,180 €/m² | +6.3 % |
| 2020 | 2,320 €/m² | +6.4 % |
| 2021 | 2,520 €/m² | +8.6 % |
| 2022 | 2,760 €/m² | +9.5 % |
| 2023 | 2,830 €/m² | +2.5 % |
| 2024 | 2,800 €/m² | -1.1 % |
| 2025 | 2,850 €/m² | +1.8 % |
Current average purchase price per m² for apartments in Grafenau: 2,650 €/m²
Apartments in Grafenau 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 | 1,720 €/m² | – |
| 2017 | 1,800 €/m² | +4.7 % |
| 2018 | 1,900 €/m² | +5.6 % |
| 2019 | 2,020 €/m² | +6.3 % |
| 2020 | 2,150 €/m² | +6.4 % |
| 2021 | 2,320 €/m² | +7.9 % |
| 2022 | 2,520 €/m² | +8.6 % |
| 2023 | 2,600 €/m² | +3.2 % |
| 2024 | 2,580 €/m² | -0.8 % |
| 2025 | 2,650 €/m² | +2.7 % |
Current average rent per m² in Grafenau: 8.10 €/m²
Rents in Grafenau 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 | 5.80 €/m² | – |
| 2017 | 6.00 €/m² | +3.4 % |
| 2018 | 6.20 €/m² | +3.3 % |
| 2019 | 6.45 €/m² | +4 % |
| 2020 | 6.70 €/m² | +3.9 % |
| 2021 | 7.00 €/m² | +4.5 % |
| 2022 | 7.35 €/m² | +5 % |
| 2023 | 7.60 €/m² | +3.4 % |
| 2024 | 7.85 €/m² | +3.3 % |
| 2025 | 8.10 €/m² | +3.2 % |
Current average land value per m² in Grafenau: 165 €/m²
The land value in Grafenau 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 | 95 €/m² | – |
| 2017 | 100 €/m² | +5.3 % |
| 2018 | 108 €/m² | +8 % |
| 2019 | 116 €/m² | +7.4 % |
| 2020 | 125 €/m² | +7.8 % |
| 2021 | 138 €/m² | +10.4 % |
| 2022 | 155 €/m² | +12.3 % |
| 2023 | 162 €/m² | +4.5 % |
| 2024 | 164 €/m² | +1.2 % |
| 2025 | 165 €/m² | +0.6 % |
The real estate market in Grafenau can be classified as generally balanced with a slight tendency in favour of sellers, whereby the quality of the location and the property are the main factors determining the price. Supply remains manageable in many segments, particularly for well-maintained detached houses, smaller apartment buildings, and buy-to-let apartments. For buyers, this means: anyone wishing to buy a house in Grafenau or buy an apartment in Grafenau should make a quick decision on suitable properties, as attractive real estate often remains on the market for a limited time. At the same time, price dynamics have calmed down compared to previous years, which opens up room for negotiation, especially for properties in need of renovation or those with lower energy efficiency. For investors, Grafenau is interesting primarily due to the moderate entry price and stable rental demand. The rough gross rental yield range is usually around 3.5% to 5.0%, depending on location, condition, and price level. Apartments with good letting potential are particularly high-yielding, while for houses, the yield depends more on their use as an investment property and the need for maintenance. Overall, property prices in Grafenau show a market with solid underlying demand, limited new construction momentum, and a long-term stable development.
A closer look at the last few years shows how the Grafenau real estate market has developed within the Bavarian market with its strong links to Munich. For detached and terraced houses in Grafenau, the average purchase price moved from 1,850 €/m² in 2016 to the current 2,850 €/m² (2025) — a total change of +54.1% over 9 years, which corresponds to an average value increase of +4.9% p.a. Apartments in Grafenau started at around 1,720 €/m² in 2016 and are now at 2,650 €/m² (+54.1% over 9 years, Ø +4.9% p.a.). This makes them suitable as an entry into home ownership or as an investment with a manageable ticket size. The average net cold rent in Grafenau developed from 5.80 €/m² (2016) to the current 8.10 €/m² — +39.7% over 9 years or Ø +3.8% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Grafenau rose from 95 €/m² (2016) to the current 165 €/m² (+73.7% in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented apartment in Grafenau yields a calculated gross rental yield of around 3.7% — 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 8,000 inhabitants, Grafenau 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 Grafenau 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.): 3.5 – 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 Grafenau compared to the median of all municipalities in Bayern.
| Key figure | Grafenau | 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 | 8.10 €/m² | 9.80 €/m² | -17.3 % |
Annual average values for purchase prices (houses & flats) and rents in Grafenau, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 1,850 €/m² | – | 1,720 €/m² | – | 5.80 €/m² | – |
| 2017 | 1,940 €/m² | +4.9 % | 1,800 €/m² | +4.7 % | 6.00 €/m² | +3.4 % |
| 2018 | 2,050 €/m² | +5.7 % | 1,900 €/m² | +5.6 % | 6.20 €/m² | +3.3 % |
| 2019 | 2,180 €/m² | +6.3 % | 2,020 €/m² | +6.3 % | 6.45 €/m² | +4 % |
| 2020 | 2,320 €/m² | +6.4 % | 2,150 €/m² | +6.4 % | 6.70 €/m² | +3.9 % |
| 2021 | 2,520 €/m² | +8.6 % | 2,320 €/m² | +7.9 % | 7.00 €/m² | +4.5 % |
| 2022 | 2,760 €/m² | +9.5 % | 2,520 €/m² | +8.6 % | 7.35 €/m² | +5 % |
| 2023 | 2,830 €/m² | +2.5 % | 2,600 €/m² | +3.2 % | 7.60 €/m² | +3.4 % |
| 2024 | 2,800 €/m² | -1.1 % | 2,580 €/m² | -0.8 % | 7.85 €/m² | +3.3 % |
| 2025 | 2,850 €/m² | +1.8 % | 2,650 €/m² | +2.7 % | 8.10 €/m² | +3.2 % |
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 Grafenau — concisely answered.
Many owners in Grafenau are sitting on an asset that they cannot access because they do not want to give up their home. This is precisely whatProperty annuity (Immobilienverrentung) is for: The sale takes place, but the move-out does not. Depending on the model — Usufruct, Right of abode, Life annuity or Leaseback — the purchase price is paid as a lump sum, as a monthly annuity, or as a combination of both.
Security is crucial: The right of abode (Wohnrecht) is entered in the land register (Grundbuch) in the first rank, before the buyer is registered as the owner. We will calculate for your property in Grafenau how much the usufruct (Nießbrauch) value reduces the purchase price — and whether this is more profitable compared to a traditional sale.
We approach this with an open mind. If a normal sale with a subsequent move is economically better for you, we will tell you — instead of trying to sell a property annuity (Immobilienverrentung) model that doesn't suit your needs.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Grafenau 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 Grafenau 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 Grafenau 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 Grafenau 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 Grafenau the right strategy.
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 Grafenau benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Grafenau 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.
Local estate agent in Freyung-Grafenau, focusing on the letting and sale of apartments and houses in Grafenau, Freyung, Waldkirchen and as far as Passau. Owner-managed company with regional expertise. Also active beyond the local area.
Visit websiteActive in the Freyung-Grafenau district with a focus on Grafenau, specialising in the sale of residential properties. Good rating of 4.1 from customers. Local team with Daniel Schwarz and Christoph Schwarz.
Visit websiteEstate agent Mario Mühlbacher in the Freyung-Grafenau district, active in Grafenau in the sale of residential properties. High rating of 4.5 with many listings. Owner-managed local service.
Visit websiteLocal estate agent Dorothea Friedrich in the Freyung-Grafenau/Grafenau region, specialising in residential properties. Strong rating of 4.7. Owner-managed with a focus on the local market.
Visit websiteMarion Ritzer manages the office in the Freyung-Grafenau district with a top rating of 5.0, active in residential properties in Grafenau. Combines real estate and insurance locally. High success rate with listings.
Visit websiteAre you looking for a real estate agent not directly in Grafenau, 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 Grafenau (Ø 2,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Grafenau 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.
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.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
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.
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.
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
The town of Grafenau is starting the development of two new construction areas in Döffingen. According to the report, nearly 180 residential units for around 380 people are being built in Mittenbühl-Nord and at Malmsheimer Weg Nord. The article also mentions a building obligation and a rainwater concept.
The Grafenau municipal council set two new development areas in Döffingen in motion. The report describes that the final regulations for the further development of the land have been approved.
In Grafenau, the city council passed a new tax rate bylaw for property tax effective January 1, 2025. The tax rates for property tax A and B will be lowered, while the trade tax rate remains unchanged.
The report explains that Grafenau is continuing to pursue all three planned development areas: Malmsheimer Weg-Nord and Mittenbühl-Nord in Döffingen as well as Oberäcker in Dätzingen. In total, additional living space for up to 400 people is to be created there.
On its construction service page, Grafenau Service GmbH describes that it develops new building land and builds or renovates buildings on behalf of the town. This documents the municipal project development in Grafenau itself.
Grafenau gave the green light for preliminary urban planning designs for three new development areas. The article mentions 7.3 hectares of gross building land and living space for around 400 people as well as prices of up to 600 euros per square meter.
The town of Grafenau publishes its real tax rates. On the municipal page, property tax A, property tax B, and trade tax for Grafenau are listed.
