Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Heiligenstadt (Oberfranken).
Anyone selling or letting a property in Heiligenstadt (Oberfranken) 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.
Instead of searching portals daily, we reverse the process: you register your profile for Heiligenstadt (Oberfranken), we automatically match every new listing with it, and we actively contact you. No fees for searchers, no automated mass emails, no sharing of your data with third parties.
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
We generally market your property in Heiligenstadt (Oberfranken) 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 Heiligenstadt (Oberfranken) 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 Heiligenstadt (Oberfranken), 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 Heiligenstadt (Oberfranken).
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 Heiligenstadt (Oberfranken) – 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 Heiligenstadt (Oberfranken). The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Heiligenstadt is located in the Leinleiter Valley within the Franconian Switzerland nature park in the southeastern Bamberg district, belonging to the Nuremberg Metropolitan Region. This small center lies within the urban triangle of Nuremberg Bamberg Bayreuth. Comprising 25 constituent communities like Veilbronn, Teuchatz, and Zoggendorf, it is the third-largest municipality in the Bamberg district by area. Many of these villages date back about 1000 years, with Heiligenstadt itself existing before the founding of the Bamberg diocese. The diverse landscape, featuring valleys and adjacent Jura high plateaus, offers varied location options for real estate acquisition.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Heiligenstadt (Oberfranken): 2,850 €/m²
House prices in Heiligenstadt (Oberfranken) 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 | 1,950 €/m² | +5.4 % |
| 2018 | 2,080 €/m² | +6.7 % |
| 2019 | 2,220 €/m² | +6.7 % |
| 2020 | 2,380 €/m² | +7.2 % |
| 2021 | 2,560 €/m² | +7.6 % |
| 2022 | 2,760 €/m² | +7.8 % |
| 2023 | 2,820 €/m² | +2.2 % |
| 2024 | 2,840 €/m² | +0.7 % |
| 2025 | 2,850 €/m² | +0.4 % |
Current average purchase price per m² for apartments in Heiligenstadt (Oberfranken): 3,150 €/m²
Apartments in Heiligenstadt (Oberfranken) 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 | 1,980 €/m² | – |
| 2017 | 2,090 €/m² | +5.6 % |
| 2018 | 2,220 €/m² | +6.2 % |
| 2019 | 2,360 €/m² | +6.3 % |
| 2020 | 2,520 €/m² | +6.8 % |
| 2021 | 2,700 €/m² | +7.1 % |
| 2022 | 2,920 €/m² | +8.1 % |
| 2023 | 3,050 €/m² | +4.5 % |
| 2024 | 3,120 €/m² | +2.3 % |
| 2025 | 3,150 €/m² | +1 % |
Current average rent per m² in Heiligenstadt (Oberfranken): 8.90 €/m²
Rents in Heiligenstadt (Oberfranken) 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 | 6.20 €/m² | – |
| 2017 | 6.40 €/m² | +3.2 % |
| 2018 | 6.65 €/m² | +3.9 % |
| 2019 | 6.90 €/m² | +3.8 % |
| 2020 | 7.20 €/m² | +4.3 % |
| 2021 | 7.55 €/m² | +4.9 % |
| 2022 | 7.95 €/m² | +5.3 % |
| 2023 | 8.35 €/m² | +5 % |
| 2024 | 8.65 €/m² | +3.6 % |
| 2025 | 8.90 €/m² | +2.9 % |
Current average land value per m² in Heiligenstadt (Oberfranken): 165 €/m²
The land value in Heiligenstadt (Oberfranken) 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 | 136 €/m² | +8.8 % |
| 2022 | 148 €/m² | +8.8 % |
| 2023 | 156 €/m² | +5.4 % |
| 2024 | 161 €/m² | +3.2 % |
| 2025 | 165 €/m² | +2.5 % |
The property market in Heiligenstadt (Oberfranken) is generally more of a buyer's market with limited liquidity, as supply is small and the number of transactions is manageable. At the same time, its location in the rural surroundings of Upper Franconia ensures stable baseline demand, particularly from owner-occupiers, families, and commuters who prefer quieter residential areas. For house buyers, the price level remains attractive compared to the surrounding centres, even though property prices in Heiligenstadt (Oberfranken) have risen significantly in recent years. Due to the scarce supply and manageable new construction activity, apartments are often valued somewhat more robustly. For investors, the market is particularly interesting when a long-term investment horizon and solid rental potential are the priority. The rough gross rental yield range is currently mostly around 3.0 to 4.2 %, depending on the condition of the property, micro-location, and price level. Overall, the market points to a stable, rather defensive development with moderate upward potential, but without the high dynamism of larger cities.
A closer look at the last few years shows how the property market in Heiligenstadt (Oberfranken) has specifically developed within the Bavarian market with its strong connection to Munich. For single-family and terraced houses in Heiligenstadt (Oberfranken), 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. Condominiums in Heiligenstadt (Oberfranken) started at around 1.980 €/m² in 2016 and are now at 3.150 €/m² (+59,1 % over 9 years, Ø +5,3 % p.a.). This makes them frequently suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Heiligenstadt (Oberfranken) developed from 6,20 €/m² (2016) to the current 8,90 €/m² — +43,5 % over 9 years or Ø +4,1 % p.a.. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Heiligenstadt (Oberfranken) 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 condominium in Heiligenstadt (Oberfranken) yields a calculated gross rental yield of around 3,4 % — 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 Heiligenstadt (Oberfranken) considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators, which 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 Heiligenstadt (Oberfranken) compared to the median of all municipalities in Bayern.
| Key figure | Heiligenstadt (Oberfranken) | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,850 €/m² | 3,650 €/m² | -21.9 % |
| Flats Ø | 3,150 €/m² | 3,850 €/m² | -18.2 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Heiligenstadt (Oberfranken), 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 | – | 1,980 €/m² | – | 6.20 €/m² | – |
| 2017 | 1,950 €/m² | +5.4 % | 2,090 €/m² | +5.6 % | 6.40 €/m² | +3.2 % |
| 2018 | 2,080 €/m² | +6.7 % | 2,220 €/m² | +6.2 % | 6.65 €/m² | +3.9 % |
| 2019 | 2,220 €/m² | +6.7 % | 2,360 €/m² | +6.3 % | 6.90 €/m² | +3.8 % |
| 2020 | 2,380 €/m² | +7.2 % | 2,520 €/m² | +6.8 % | 7.20 €/m² | +4.3 % |
| 2021 | 2,560 €/m² | +7.6 % | 2,700 €/m² | +7.1 % | 7.55 €/m² | +4.9 % |
| 2022 | 2,760 €/m² | +7.8 % | 2,920 €/m² | +8.1 % | 7.95 €/m² | +5.3 % |
| 2023 | 2,820 €/m² | +2.2 % | 3,050 €/m² | +4.5 % | 8.35 €/m² | +5 % |
| 2024 | 2,840 €/m² | +0.7 % | 3,120 €/m² | +2.3 % | 8.65 €/m² | +3.6 % |
| 2025 | 2,850 €/m² | +0.4 % | 3,150 €/m² | +1 % | 8.90 €/m² | +2.9 % |
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 Heiligenstadt (Oberfranken) — concisely answered.
Property annuity (Immobilienverrentung) in Heiligenstadt (Oberfranken) 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 Heiligenstadt (Oberfranken). 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 Heiligenstadt (Oberfranken).
For many businesses, capital is tied up in Heiligenstadt (Oberfranken) 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 Heiligenstadt (Oberfranken). We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Heiligenstadt (Oberfranken) 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 Heiligenstadt (Oberfranken) — 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 Heiligenstadt (Oberfranken) , and accompany you until the notary or lease agreement appointment.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
For over 30 years, Gerhard Hahn has been active as a real estate appraiser, real estate consultant, and real estate agent in Bavaria and Southern Germany — focusing on high-quality residential property, off-market marketing, and the discreet support of owners, communities of heirs, and family offices.
Many property owners in Heiligenstadt (Oberfranken) 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 Heiligenstadt (Oberfranken) 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 Heiligenstadt (91332) focusing on residential properties and detached houses. Offers mortgage advice and sales brokerage for properties in the Bamberg/Upper Franconia region.
Visit websiteEstablished estate agent based in Heiligenstadt i.OFr., specialising in sales, valuations, and purchase advice. Offers local market knowledge and individual service for residential properties in Upper Franconia.
Visit websiteEstate agent with a presence in Heiligenstadt in Upper Franconia, specialising in multi-family homes and larger residential properties. Brokers properties with comprehensive advice in the region.
Visit websiteThe owner-managed agency FREITAG® specialises in the sale of houses, apartments, and plots of land. They actively serve Heiligenstadt in Upper Franconia and the surrounding region, with telephone consultations available at +49 (0) 89 158 90 140. Their focus is on successful house sales in the local area.
Visit websiteExperienced estate agent for Upper Franconia with over 12 years of market knowledge gained through their own renovations and sales. The company offers professional valuations and targeted marketing strategies for the best possible sale price. Specialised in regional property brokerage in the Upper Franconia region.
Visit websitePremium estate agent in Upper Franconia focusing on the purchase and sale of properties. The company serves clients in Kronach, Kulmbach, and the entire Upper Franconia region. Specialised in exclusive support for property owners.
Visit websiteEstablished agent for properties in Upper Franconia with a wide range of offerings from country houses to modern new builds. The company offers comprehensive advice and brokerage for various property types. Personal contact available for non-binding consultations.
Visit websiteReliable estate agent for the letting and sale of residential properties in the Frankenwald region. The company is a competent point of contact for all property-related queries in the area. Specialised in regional property brokerage.
Visit websiteAre you looking for a real estate agent not directly in Heiligenstadt (Oberfranken), 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 Heiligenstadt (Oberfranken) (Ø 2,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Heiligenstadt (Oberfranken) 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.
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.
The right rental price determines whether a property stands vacant or has long-term tenants. We set it at a market-appropriate level and pre-filter interested parties, instead of holding mass viewings.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
Sell and stay living in your home: We compare the four common models based on your situation and clearly state the disadvantages as well as the advantages.
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
