Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Heiligenberg.
Anyone selling or letting a property in Heiligenberg 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.
A significant proportion of properties in Heiligenberg 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
We generally market your property in Heiligenberg 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 Heiligenberg 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 Heiligenberg, 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 Heiligenberg.
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 Heiligenberg – discreetly, without obligation, and at an appointment time that suits you.
Below you will find a clear presentation of current purchase prices, rents, and land values in Heiligenberg. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Current average purchase price per m² for houses in Heiligenberg: 4,350 €/m²
House prices in Heiligenberg 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 | 2,950 €/m² | – |
| 2018 | 3,120 €/m² | +5.8 % |
| 2019 | 3,320 €/m² | +6.4 % |
| 2020 | 3,560 €/m² | +7.2 % |
| 2021 | 3,860 €/m² | +8.4 % |
| 2022 | 4,180 €/m² | +8.3 % |
| 2023 | 4,260 €/m² | +1.9 % |
| 2024 | 4,310 €/m² | +1.2 % |
| 2025 | 4,350 €/m² | +0.9 % |
Current average purchase price per m² for apartments in Heiligenberg: 4,050 €/m²
Apartments in Heiligenberg 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 | 2,700 €/m² | – |
| 2018 | 2,860 €/m² | +5.9 % |
| 2019 | 3,050 €/m² | +6.6 % |
| 2020 | 3,270 €/m² | +7.2 % |
| 2021 | 3,560 €/m² | +8.9 % |
| 2022 | 3,860 €/m² | +8.4 % |
| 2023 | 3,950 €/m² | +2.3 % |
| 2024 | 4,000 €/m² | +1.3 % |
| 2025 | 4,050 €/m² | +1.3 % |
Current average rent per m² in Heiligenberg: 11.90 €/m²
Rents in Heiligenberg 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 | 8.20 €/m² | – |
| 2018 | 8.50 €/m² | +3.7 % |
| 2019 | 8.80 €/m² | +3.5 % |
| 2020 | 9.20 €/m² | +4.5 % |
| 2021 | 9.70 €/m² | +5.4 % |
| 2022 | 10.30 €/m² | +6.2 % |
| 2023 | 10.80 €/m² | +4.9 % |
| 2024 | 11.30 €/m² | +4.6 % |
| 2025 | 11.90 €/m² | +5.3 % |
Current average land value per m² in Heiligenberg: 310 €/m²
The land value in Heiligenberg 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 | 185 €/m² | – |
| 2018 | 195 €/m² | +5.4 % |
| 2019 | 210 €/m² | +7.7 % |
| 2020 | 230 €/m² | +9.5 % |
| 2021 | 255 €/m² | +10.9 % |
| 2022 | 285 €/m² | +11.8 % |
| 2023 | 300 €/m² | +5.3 % |
| 2024 | 305 €/m² | +1.7 % |
| 2025 | 310 €/m² | +1.6 % |
The property market in Heiligenberg can be classified as a relatively small but stable sub-market. For buyers, this means that supply is limited, but pricing is still more moderate compared to larger centres. This makes Heiligenberg interesting for owner-occupiers who value quiet living and good regional connections. On the seller's side, sustained demand points to a solid market position, even if the sharpest price jumps are likely behind us for the time being. For capital investors, Heiligenberg is attractive primarily due to the combination of a manageable entry price, stable rents, and good lettability. In particular, apartments in good condition with functional floor plans can usually be let quickly. The gross rental yield range is currently mostly between 3.0% and 4.2% gross, depending on the quality of the property, location, and price level. Houses often achieve lower yields but are interesting for long-term owner-occupiers and wealth-oriented buyers. Overall, the development of property prices in Heiligenberg points to a market with moderate growth, solid demand, and limited downside risk. Those monitoring the price per square metre in Heiligenberg will recognise a phase of consolidation following the strong increases of previous years, without the attractiveness of the location having noticeably diminished.
A closer look at the last few years shows how the Heiligenberg property market has specifically developed within the Baden-Württemberg market, with its proximity to Stuttgart and the Lake Constance region. For detached and terraced houses in Heiligenberg, the average purchase price moved from 2.950 €/m² in 2017 to the current 4.350 €/m² (2025) — a total change of +47.5% over 8 years, which corresponds to an average value increase of +5.0% p.a. Condominiums in Heiligenberg started at around 2.700 €/m² in 2017 and are now at 4.050 €/m² (+50.0% over 8 years, Ø +5.2% 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 Heiligenberg developed from 8.20 €/m² (2017) to the current 11.90 €/m² — +45.1% over 8 years or Ø +4.8% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Heiligenberg rose from 185 €/m² (2017) to the current 310 €/m² (+67.6% in 8 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Heiligenberg yields a calculated gross rental return of around 3.5% — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net returns are 0.8 to 1.5 percentage points lower. With around 4.600 inhabitants, Heiligenberg forms a comparatively tight market segment — which means that 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 negotiating room. For owners in Heiligenberg 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 the substance of the property. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 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 Heiligenberg compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Heiligenberg | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,350 €/m² | 3,850 €/m² | +13 % |
| Flats Ø | 4,050 €/m² | 3,760 €/m² | +7.7 % |
| Rents Ø | 11.90 €/m² | 10.80 €/m² | +10.2 % |
Annual average values for purchase prices (houses & flats) and rents in Heiligenberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,950 €/m² | – | 2,700 €/m² | – | 8.20 €/m² | – |
| 2018 | 3,120 €/m² | +5.8 % | 2,860 €/m² | +5.9 % | 8.50 €/m² | +3.7 % |
| 2019 | 3,320 €/m² | +6.4 % | 3,050 €/m² | +6.6 % | 8.80 €/m² | +3.5 % |
| 2020 | 3,560 €/m² | +7.2 % | 3,270 €/m² | +7.2 % | 9.20 €/m² | +4.5 % |
| 2021 | 3,860 €/m² | +8.4 % | 3,560 €/m² | +8.9 % | 9.70 €/m² | +5.4 % |
| 2022 | 4,180 €/m² | +8.3 % | 3,860 €/m² | +8.4 % | 10.30 €/m² | +6.2 % |
| 2023 | 4,260 €/m² | +1.9 % | 3,950 €/m² | +2.3 % | 10.80 €/m² | +4.9 % |
| 2024 | 4,310 €/m² | +1.2 % | 4,000 €/m² | +1.3 % | 11.30 €/m² | +4.6 % |
| 2025 | 4,350 €/m² | +0.9 % | 4,050 €/m² | +1.3 % | 11.90 €/m² | +5.3 % |
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 Heiligenberg — concisely answered.
For owners in Heiligenberg 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 Heiligenberg 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 Heiligenberg, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Entrepreneurs in Heiligenberg 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 Heiligenberg 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 Heiligenberg is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Hospitality properties in Heiligenberg 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 Heiligenberg — 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 Heiligenberg , and accompany you until the notary or lease agreement appointment.
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.
Especially in a smaller municipality like Heiligenberg, discretion is crucial. For over 30 years, Gerhard Hahn has primarily marketed off-market — without signs, without portals, without unnecessary external exposure. Personal appointments in Heiligenberg 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.
Long-standing estate agent in the Heiligenberg area, expert in sales and construction planning. Specialising in property and surveying services in the region. Your local contact for the Heiligenberg property market.
Visit websiteLocal estate agent in Heiligenberg-Wintersulgen, active in the sale and brokerage of residential properties. Located in the Wintersulgen district with a focus on the immediate surroundings.
Offers sound valuation and advice for houses, apartments and plots of land in Heiligenberg and districts such as Wintersulgen, Betenbrunn or Ellenfurt. Specialised in buying, selling and valuation in the local region.
Visit websiteEstate agent in Heiligenberg with local market knowledge for sales, valuation, purchasing and advice. Offers exclusive services and individual support for the Heiligenberg market.
Visit websiteEstate agent focusing on valuation and advice for the purchase and sale of houses and condominiums. The company serves clients in the Lake Constance region and brokers residential properties in Heiligenberg and the surrounding area.
Visit websiteReal estate agency focusing on property brokerage and management in the Lake Constance region. The company manages residential properties in Heiligenberg and the surrounding municipalities.
Real estate agency with a focus on brokerage and services for residential properties. The company operates in the Lake Constance region and brokers properties in Heiligenberg and the surrounding area.
Are you looking for a real estate agent not directly in Heiligenberg, but in the surrounding area? FREITAG® also serves the following municipalities in Baden-Württemberg 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 Heiligenberg (Ø 4,350 €/m²) — ideal for an honest market comparison and alternative location assessments.
Heiligenberg 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.
Minutes of the owners' meeting, maintenance reserve fund, and special rights of use are also decisive for the price. We review the documents before the first viewing appointment.
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.
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.
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
| Country | Deutschland |
| Federal State | Baden-Württemberg |
| Administrative District | Tübingen |
| District | Bodenseekreis |
| Altitude | 726 |
| Mayor | Denis Lehmann |
Quellen: Wikipedia (accessed on 2026-05-08)
The page for the Wintersulgen district mentions the development plans "Wassertal" and "Wintersulgen – North I". This indicates ongoing urban development in Heiligenberg.
The municipality of Heiligenberg provides information on the property tax reform and the newly adopted assessment rates effective from 01.01.2025. New municipal rates are being reported for property tax A and B, which is directly relevant for property owners and the location.
The page for the Heiligenberg district notes an amendment and expansion of a development plan that came into effect on 06.08.2020. This is a clear indication of a municipal construction and development process in Heiligenberg.
The municipality of Heiligenberg is publishing the development plan "Further Öschle – Amendment and expansion" for an industrial area. The entry confirms concrete municipal land-use planning with a direct connection to the municipality of Heiligenberg.
Rhomberg describes a project for affordable and sustainable housing in Heiligenberg on Hohensteinstraße/Friedrichstraße. A building consortium and a construction period from autumn 2023 to summer 2025 are mentioned.
A report on 40 apartments on an industrial wasteland in Heiligenberg describes a concrete residential construction project with five apartment buildings. According to the report, the developer is relying on public rental housing subsidies.
For the Steigen district, the municipality of Heiligenberg lists several development plans, including "Am Sonnenhang" and "Föhrenbühl – Expansion II North". This points to concrete residential and settlement development in the municipal area.
The article reports on an investment project on the Hotel-Post site in Heiligenberg. A hotel complex as well as apartments and commercial units are planned; a project volume of around 15 million Euro is mentioned.
