Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Grafengehaig.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Grafengehaig 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 Grafengehaig 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 Grafengehaig — 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 Grafengehaig 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 Grafengehaig, 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 Grafengehaig.
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 Grafengehaig – discreetly, without obligation, and at an appointment time that suits you.
Market data for Grafengehaig 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.
Grafengehaig is a market town in the Upper Franconian district of Kulmbach, situated on the western slope of Steinbruchberg within the Franconian Forest Nature Park. The area is characterised by deep valleys and elevations ranging from 568 to 700 metres, featuring the asymmetrical valley forms typical of the Southwest Franconian Forest. The Döbraberg, the highest mountain in the Franconian Forest, is located nearby, and a lookout rock provides views across the Steinach Valley to the Fichtel Mountains. The municipality comprises 28 constituent parts and borders Guttenberg, Helmbrechts, Marktleugast, Presseck, and Stadtsteinach. For buyers or owners, this signifies a property location surrounded by the diverse natural landscape of the Franconian Forest.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Grafengehaig: 1,980 €/m²
House prices in Grafengehaig 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 | 1,420 €/m² | – |
| 2018 | 1,480 €/m² | +4.2 % |
| 2019 | 1,540 €/m² | +4.1 % |
| 2020 | 1,630 €/m² | +5.8 % |
| 2021 | 1,760 €/m² | +8 % |
| 2022 | 1,910 €/m² | +8.5 % |
| 2023 | 1,950 €/m² | +2.1 % |
| 2024 | 1,970 €/m² | +1 % |
| 2025 | 1,980 €/m² | +0.5 % |
| 2026 | 1,980 €/m² | 0 % |
Current average purchase price per m² for apartments in Grafengehaig: 1,860 €/m²
Apartments in Grafengehaig 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 | 1,300 €/m² | – |
| 2018 | 1,350 €/m² | +3.8 % |
| 2019 | 1,410 €/m² | +4.4 % |
| 2020 | 1,500 €/m² | +6.4 % |
| 2021 | 1,620 €/m² | +8 % |
| 2022 | 1,760 €/m² | +8.6 % |
| 2023 | 1,800 €/m² | +2.3 % |
| 2024 | 1,830 €/m² | +1.7 % |
| 2025 | 1,850 €/m² | +1.1 % |
| 2026 | 1,860 €/m² | +0.5 % |
Current average rent per m² in Grafengehaig: 7.20 €/m²
Rents in Grafengehaig 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 | 5.80 €/m² | – |
| 2018 | 6.00 €/m² | +3.4 % |
| 2019 | 6.20 €/m² | +3.3 % |
| 2020 | 6.40 €/m² | +3.2 % |
| 2021 | 6.60 €/m² | +3.1 % |
| 2022 | 6.85 €/m² | +3.8 % |
| 2023 | 7.00 €/m² | +2.2 % |
| 2024 | 7.10 €/m² | +1.4 % |
| 2025 | 7.15 €/m² | +0.7 % |
| 2026 | 7.20 €/m² | +0.7 % |
Current average land value per m² in Grafengehaig: 95 €/m²
The land value in Grafengehaig 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 | 58 €/m² | – |
| 2018 | 61 €/m² | +5.2 % |
| 2019 | 65 €/m² | +6.6 % |
| 2020 | 70 €/m² | +7.7 % |
| 2021 | 76 €/m² | +8.6 % |
| 2022 | 84 €/m² | +10.5 % |
| 2023 | 89 €/m² | +6 % |
| 2024 | 92 €/m² | +3.4 % |
| 2025 | 94 €/m² | +2.2 % |
| 2026 | 95 €/m² | +1.1 % |
The real estate market in Grafengehaig can generally be classified as a small market, primarily driven by owner-occupiers. A clear buyer's or seller's market in the urban sense can only be identified to a limited extent; rather, property quality, location within the town, and energy efficiency determine the scope for negotiation. For houses, there is demand for affordable existing properties with potential for modernisation, while properties in need of major renovation can only be sold with price discounts. Apartments benefit from a limited supply and stable underlying demand from the local area as well as commuters. For capital investors, Grafengehaig is particularly interesting if entry prices remain low and long-term lettability is secured. The rough gross rental yield range is usually around 3.8 % to 5.5 %, depending on the property condition, purchase price, and rental income. This can make the location attractive for conservative investors, provided that maintenance reserves are calculated realistically. Overall, property prices in Grafengehaig show a stable trend with recently flattening momentum, which means better entry opportunities for buyers and continued solid, albeit selective, demand for sellers.
The data from recent years paints a clear picture of price movements for Grafengehaig within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Grafengehaig, the average purchase price moved from 1,420 €/m² in 2017 to the current 1,980 €/m² (2026) — a total change of +39.4 % over 9 years, which corresponds to an average value increase of +3.8 % p.a. Condominiums in Grafengehaig started at around 1,300 €/m² in 2017 and are now at 1,860 €/m² (+43.1 % over 9 years, Ø +4.1 % p.a.). They are therefore often suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Grafengehaig developed from 5.80 €/m² (2017) to the current 7.20 €/m² — +24.1 % over 9 years or Ø +2.4 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Grafengehaig rose from 58 €/m² (2017) to the current 95 €/m² (+63.8 % in 9 years) — a key indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Grafengehaig yields a calculated gross rental yield of around 4.6 % — 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. For owners in Grafengehaig considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators that cannot account for micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3.8 – 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 Grafengehaig compared to the median of all municipalities in Bayern.
| Key figure | Grafengehaig | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 1,980 €/m² | 3,650 €/m² | -45.8 % |
| Flats Ø | 1,860 €/m² | 3,850 €/m² | -51.7 % |
| Rents Ø | 7.20 €/m² | 9.80 €/m² | -26.5 % |
Annual average values for purchase prices (houses & flats) and rents in Grafengehaig, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,420 €/m² | – | 1,300 €/m² | – | 5.80 €/m² | – |
| 2018 | 1,480 €/m² | +4.2 % | 1,350 €/m² | +3.8 % | 6.00 €/m² | +3.4 % |
| 2019 | 1,540 €/m² | +4.1 % | 1,410 €/m² | +4.4 % | 6.20 €/m² | +3.3 % |
| 2020 | 1,630 €/m² | +5.8 % | 1,500 €/m² | +6.4 % | 6.40 €/m² | +3.2 % |
| 2021 | 1,760 €/m² | +8 % | 1,620 €/m² | +8 % | 6.60 €/m² | +3.1 % |
| 2022 | 1,910 €/m² | +8.5 % | 1,760 €/m² | +8.6 % | 6.85 €/m² | +3.8 % |
| 2023 | 1,950 €/m² | +2.1 % | 1,800 €/m² | +2.3 % | 7.00 €/m² | +2.2 % |
| 2024 | 1,970 €/m² | +1 % | 1,830 €/m² | +1.7 % | 7.10 €/m² | +1.4 % |
| 2025 | 1,980 €/m² | +0.5 % | 1,850 €/m² | +1.1 % | 7.15 €/m² | +0.7 % |
| 2026 | 1,980 €/m² | 0 % | 1,860 €/m² | +0.5 % | 7.20 €/m² | +0.7 % |
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 Grafengehaig — concisely answered.
Property annuity (Immobilienverrentung) in Grafengehaig 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 Grafengehaig. 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 Grafengehaig.
Entrepreneurs in Grafengehaig who wish to sell their commercial property and lease it back use Sale & Lease-Back: They sell office buildings, warehouses or practice premises to an investor, receive liquidity for growth or consolidation, and lease the property back long-term. The location in Grafengehaig remains unchanged.
FREITAG® accompanies the entire process: value-based valuation, selection of qualified investors, contract drafting with clear lease-back conditions — including options for repurchase and flexible terms.
We check free of charge whether your commercial property in Grafengehaig is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Grafengehaig 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 Grafengehaig 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 Grafengehaig 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.
Buyers and sellers in Grafengehaig benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Grafengehaig 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 Grafengehaig, 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 Grafengehaig (Ø 1,980 €/m²) — ideal for an honest market comparison and alternative location assessments.
Grafengehaig 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.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
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.
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
In Grafengehaig, the planned second cell tower is causing movement again following lawsuits and a court ruling. The report describes the project as one of the construction projects that has occupied the municipality significantly in recent years.
The Free State has converted a vacant existing building in Grafengehaig into a versatile community center and additionally funded the acquisition and demolition of a neighboring property. This created space for a barrier-free municipal apartment building with five residential units.
