Real Estate Agent
for Guttenberg
Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Guttenberg.
FREITAG® Immobilien in Guttenberg — for a successful sale of your property
Between the decision to sell and the notary appointment in Guttenberg, 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.
Buying a property in Guttenberg — register in our database and let us notify you
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Guttenberg, 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.
We will personally drive to you in Guttenberg
From initial consultation to notary appointment in Guttenberg
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
You receive a fixed schedule: valuation, documents, exposé, buyer approach, viewings, negotiation, notary. Each step with clear responsibility and realistic timelines. This way, every owner in Guttenberg knows at all times where we stand — and what comes next.
What our clients say
»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!«
Real estate agent in Guttenberg with over 15 years of experience
Anyone looking for an experienced real estate agent in Guttenberg 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 Guttenberg, we support owners, communities of heirs, capital investors, and landlords in all phases of real estate brokerage — with clear processes and transparent advice.
Personal consultationOur headquarters in Munich
Personal, discreet, with over 15 years of market knowledge – your real estate agent for Guttenberg.
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 Guttenberg – discreetly, without obligation, and at an appointment time that suits you.
Real estate market in Guttenberg 2026
The following figures show how purchase prices, rents, and land values have developed in Guttenberg. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Location & living in Guttenberg
Guttenberg is located in the Upper Franconian district of Kulmbach and is Upper Franconia's smallest municipality with fewer than 500 residents. The community lies on the southeastern edge of the Frankenwald Nature Park. The Liesbach, a left tributary of the Untere Steinach, flows through the municipal area. Guttenberg consists of 14 municipal districts and its land area spans 10.655 square kilometers. This setting offers property owners a tranquil environment within a historically connected and structured community.
Source for local facts: Wikipedia
House purchase price development
Current average purchase price per m² for houses in Guttenberg: 2,450 €/m²
House prices in Guttenberg 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 | 1,650 €/m² | – |
| 2017 | 1,720 €/m² | +4.2 % |
| 2018 | 1,820 €/m² | +5.8 % |
| 2019 | 1,930 €/m² | +6 % |
| 2020 | 2,080 €/m² | +7.8 % |
| 2021 | 2,260 €/m² | +8.7 % |
| 2022 | 2,420 €/m² | +7.1 % |
| 2023 | 2,470 €/m² | +2.1 % |
| 2024 | 2,460 €/m² | -0.4 % |
| 2025 | 2,450 €/m² | -0.4 % |
Apartment purchase price development
Current average purchase price per m² for apartments in Guttenberg: 2,780 €/m²
Apartments in Guttenberg 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 | 1,850 €/m² | – |
| 2017 | 1,930 €/m² | +4.3 % |
| 2018 | 2,040 €/m² | +5.7 % |
| 2019 | 2,170 €/m² | +6.4 % |
| 2020 | 2,320 €/m² | +6.9 % |
| 2021 | 2,500 €/m² | +7.8 % |
| 2022 | 2,720 €/m² | +8.8 % |
| 2023 | 2,790 €/m² | +2.6 % |
| 2024 | 2,800 €/m² | +0.4 % |
| 2025 | 2,780 €/m² | -0.7 % |
Apartment rental price development
Current average rent per m² in Guttenberg: 7.90 €/m²
Rents in Guttenberg 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 | 5.90 €/m² | – |
| 2017 | 6.10 €/m² | +3.4 % |
| 2018 | 6.30 €/m² | +3.3 % |
| 2019 | 6.50 €/m² | +3.2 % |
| 2020 | 6.70 €/m² | +3.1 % |
| 2021 | 6.95 €/m² | +3.7 % |
| 2022 | 7.30 €/m² | +5 % |
| 2023 | 7.55 €/m² | +3.4 % |
| 2024 | 7.75 €/m² | +2.6 % |
| 2025 | 7.90 €/m² | +1.9 % |
Land values & Plot prices
Current average land value per m² in Guttenberg: 95 €/m²
The land value in Guttenberg 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 | 42 €/m² | – |
| 2017 | 45 €/m² | +7.1 % |
| 2018 | 49 €/m² | +8.9 % |
| 2019 | 54 €/m² | +10.2 % |
| 2020 | 60 €/m² | +11.1 % |
| 2021 | 68 €/m² | +13.3 % |
| 2022 | 82 €/m² | +20.6 % |
| 2023 | 92 €/m² | +12.2 % |
| 2024 | 96 €/m² | +4.3 % |
| 2025 | 95 €/m² | -1 % |
Market analysis & Classification
The real estate market in Guttenberg can be classified as a small, owner-occupier-driven market. A clear buyer's or seller's market in the classic sense can only be identified to a limited extent; rather, property quality, energy efficiency, and location determine pricing. For houses, demand is more stable than supply because many buyers are specifically looking for detached single-family homes or existing properties in need of renovation. Apartments play a smaller role but are interesting for capital investors if entry prices remain low enough and lettability is secured. The attractiveness for capital investors depends primarily on the ratio between purchase price and rent. In Guttenberg, this often results in a rough gross rental yield range of approximately 3.5% to 5.0%, sometimes slightly higher for simpler properties and lower for high-quality objects. Demand remains solid overall but is not characterized by strong growth; therefore, sustainable price developments are more likely for the market than short-term spikes. Those analyzing real estate prices in Guttenberg will recognize a robust but limited market with moderate potential. For buying a house in Guttenberg and buying an apartment in Guttenberg, the following applies: good property quality and realistic pricing are decisive, while rental prices in Guttenberg and the standard land value (Bodenrichtwert) in Guttenberg clearly reflect the rural structure.
A closer look at recent years shows how the Guttenberg real estate market has specifically developed within the Bavarian market with its strong ties to Munich. For single-family and terraced houses in Guttenberg, the average purchase price moved from 1,650 €/m² in 2016 to the current 2,450 €/m² (2025) — a total change of +48.5% over 9 years, which corresponds to an average value increase of +4.5% p.a. The previous peak was reached in 2023 at 2,470 €/m²; since then, the market has corrected by -0.8% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Guttenberg started at around 1,850 €/m² in 2016 and are now at 2,780 €/m² (+50.3% over 9 years, Ø +4.6% p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Guttenberg developed from 5.90 €/m² (2016) to the current 7.90 €/m² — +33.9% 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 in Guttenberg rose from 42 €/m² (2016) to the current 95 €/m² (+126.2% 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 Guttenberg yields a calculated gross rental yield of around 3.4% — 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 500 inhabitants, Guttenberg represents a manageable market size — which means: properties that are priced according to the market and well-prepared are generally sold quickly, while overpriced offers stay on the market longer and lose negotiating room. For owners in Guttenberg 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.): 3.5 – 5 % gross.
These market data are regularly updated and reviewed at least every 12 months based on current statistics and expert committee data.
Guttenberg compared to Bayern
Current market values in Guttenberg compared to the median of all municipalities in Bayern.
| Key figure | Guttenberg | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,450 €/m² | 3,650 €/m² | -32.9 % |
| Flats Ø | 2,780 €/m² | 3,850 €/m² | -27.8 % |
| Rents Ø | 7.90 €/m² | 9.80 €/m² | -19.4 % |
Price development in Guttenberg — last 10 years
Annual average values for purchase prices (houses & flats) and rents in Guttenberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 1,650 €/m² | – | 1,850 €/m² | – | 5.90 €/m² | – |
| 2017 | 1,720 €/m² | +4.2 % | 1,930 €/m² | +4.3 % | 6.10 €/m² | +3.4 % |
| 2018 | 1,820 €/m² | +5.8 % | 2,040 €/m² | +5.7 % | 6.30 €/m² | +3.3 % |
| 2019 | 1,930 €/m² | +6 % | 2,170 €/m² | +6.4 % | 6.50 €/m² | +3.2 % |
| 2020 | 2,080 €/m² | +7.8 % | 2,320 €/m² | +6.9 % | 6.70 €/m² | +3.1 % |
| 2021 | 2,260 €/m² | +8.7 % | 2,500 €/m² | +7.8 % | 6.95 €/m² | +3.7 % |
| 2022 | 2,420 €/m² | +7.1 % | 2,720 €/m² | +8.8 % | 7.30 €/m² | +5 % |
| 2023 | 2,470 €/m² | +2.1 % | 2,790 €/m² | +2.6 % | 7.55 €/m² | +3.4 % |
| 2024 | 2,460 €/m² | -0.4 % | 2,800 €/m² | +0.4 % | 7.75 €/m² | +2.6 % |
| 2025 | 2,450 €/m² | -0.4 % | 2,780 €/m² | -0.7 % | 7.90 €/m² | +1.9 % |
Source: FREITAG® Immobilien's own market research based on publicly available statistics and expert committee evaluations.
FAQ about real estate in Guttenberg
Frequently asked questions about buying, selling, financing, and living in Guttenberg — concisely answered.
🧭 Local Prices & Market in Guttenberg
🏡 Buying real estate in Guttenberg
💰 Financing & Costs in Guttenberg
📈 Property sales in Guttenberg
📍 Location & Life in Guttenberg
Property Annuity (Immobilienverrentung) & Usufruct in GuttenbergSell your property in Guttenberg and continue to live in it.
For owners in Guttenberg 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 Guttenberg 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 Guttenberg, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Commercial properties in GuttenbergLiquidity from business property in Guttenberg — Location remains.
For many businesses, capital is tied up in Guttenberg 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 Guttenberg. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Gastronomy properties in GuttenbergHotel and restaurant sell or lease in Guttenberg
Owners of hotels and restaurants in Guttenberg 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 Guttenberg 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 Guttenberg the right strategy.
Gerhard Hahn
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.
For Guttenberg, 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 Guttenberg are an integral part of every mandate for Gerhard Hahn — no remote diagnosis, no templates.
The best real estate agents in Guttenberg according to ChatGPT
The best real estate agents in Guttenberg according to ChatGPT
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.
- 1HÖSCH IMMOBILIENMönchrödener Str. 65, 96472 Rödental-MönchrödenTel. 09563 548713
Local estate agent in the Kulmbach region, active in Untersteinach (postcode 95369) near Kulmbach, which is located close to Guttenberg. Specialising in the valuation of houses and apartments, as well as providing advice on buying and selling property. Offers comprehensive services for the regional property market.
Visit website - 2Kirchner & Kollegenfrom Landkreis Miltenberg
The property experts Kirchner & Kollegen specialise in professional property valuations. They operate in the Miltenberg district and the Free State of Bavaria, assisting with the precise valuation of properties. Their core service is providing expert reports for the regional property market.
Visit website - 3Jonas & Kroth Immobilien GmbHfrom Obernburg
Jonas & Kroth Immobilien GmbH is your estate agent in the Miltenberg and Aschaffenburg districts. They act as intermediaries for residential property and offer valuations for properties in the Obernburg, Elsenfeld, and Miltenberg areas. The focus is on sales and finding buyers in the region.
Visit website - 4Hautmann Immobilienfrom FichtelbergSonnleite 3, 95686 Fichtelberg
Hautmann Immobilien acts as an intermediary for properties in the region around Fichtelberg. As a local agent, the service offers property brokerage and advice for residential properties in the immediate vicinity. The focus is on personal support in the Fichtelgebirge mountains.
- 5RE/MAX Immobilien Conceptfrom CoburgHeiligkreuzstraße 12, 96450 Coburg
RE/MAX Immobilien Concept is an established estate agent based in Coburg. They act as intermediaries for residential property and offer comprehensive services in Upper Franconia, including the area around Guttenberg. The focus is on professional sales and purchase management.
Also of interest near Guttenberg
Are you looking for a real estate agent not directly in Guttenberg, but in the surrounding area? FREITAG® also serves the following municipalities in Bavaria with local market knowledge, current purchase prices, and personal advice:
- Agent Ahorn→
- Real estate agent Weil→
- Sell property Oberschleißheim→
- Agent Berg (Gau)→
- Sell flat Oberstreu→
- Sell property Lenggries→
Municipalities with a similar price level to Guttenberg
These locations are within a price band of ±10% around the current average house price per square metre of Guttenberg (Ø 2,450 €/m²) — ideal for an honest market comparison and alternative location assessments.
- real estate agent KönigheimBaden-Württemberg · Ø 2,650 €/m²→
- real estate agency ÜberherrnSaarland · Ø 2,480 €/m²→
- real estate agency OberstreuBayern · Ø 2,650 €/m²→
- real estate agent RosendorfThüringen · Ø 2,450 €/m²→
- real estate agent MühlenbergeBrandenburg · Ø 2,430 €/m²→
- real estate agent PlankenfelsBayern · Ø 2,450 €/m²→
Real estate market in neighbouring countries
Guttenberg 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:
- 🇦🇹 real estate agency GunskirchenOberösterreich · Ø 2,587 €/m²→
- 🇦🇹 real estate agency VorderweißenbachOberösterreich · Ø 2,587 €/m²→
- 🇦🇹 real estate agent EferdingOberösterreich · Ø 2,587 €/m²→
- 🇦🇹 real estate agent Mühlheim am InnOberösterreich · Ø 2,587 €/m²→
- 🇦🇹 real estate agent LeondingOberösterreich · Ø 2,587 €/m²→
Sell property in Guttenberg
Sell a house in Guttenberg
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.
Sell an apartment in Guttenberg
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
Sell a plot of land in Guttenberg
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.
Sell a commercial property in Guttenberg
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
Letting property in Guttenberg
Let a flat in Guttenberg
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
Letting a house in Guttenberg
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
Property Annuity (Immobilienverrentung) in Guttenberg
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.
Property Valuation in Guttenberg
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.
Would you like to sell or let your property in Guttenberg?
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