Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Henneberg.
Anyone selling or letting a property in Henneberg 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 Henneberg, 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
We generally market your property in Henneberg 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 Henneberg 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 Henneberg, 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 Henneberg.
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 Henneberg – discreetly, without obligation, and at an appointment time that suits you.
Market data for Henneberg 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.
Current average purchase price per m² for houses in Henneberg: 1,420 €/m²
House prices in Henneberg 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 | 980 €/m² | – |
| 2017 | 1,020 €/m² | +4.1 % |
| 2018 | 1,070 €/m² | +4.9 % |
| 2019 | 1,130 €/m² | +5.6 % |
| 2020 | 1,190 €/m² | +5.3 % |
| 2021 | 1,280 €/m² | +7.6 % |
| 2022 | 1,390 €/m² | +8.6 % |
| 2023 | 1,410 €/m² | +1.4 % |
| 2024 | 1,420 €/m² | +0.7 % |
Current average purchase price per m² for apartments in Henneberg: 6.9 €/m²
Apartments in Henneberg 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 | 1,120 €/m² | – |
| 2017 | 1,170 €/m² | +4.5 % |
| 2018 | 1,230 €/m² | +5.1 % |
| 2019 | 1,300 €/m² | +5.7 % |
| 2020 | 1,380 €/m² | +6.2 % |
| 2021 | 1,490 €/m² | +8 % |
| 2022 | 1,640 €/m² | +10.1 % |
| 2023 | 1,670 €/m² | +1.8 % |
| 2024 | 1,680 €/m² | +0.6 % |
Current average rent per m² in Henneberg: 55.00 €/m²
Rents in Henneberg 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 | 5.20 €/m² | – |
| 2017 | 5.35 €/m² | +2.9 % |
| 2018 | 5.55 €/m² | +3.7 % |
| 2019 | 5.75 €/m² | +3.6 % |
| 2020 | 5.95 €/m² | +3.5 % |
| 2021 | 6.20 €/m² | +4.2 % |
| 2022 | 6.50 €/m² | +4.8 % |
| 2023 | 6.75 €/m² | +3.8 % |
| 2024 | 6.90 €/m² | +2.2 % |
Current average land value per m² in Henneberg: 55 €/m²
The land value in Henneberg 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 | 32 €/m² | – |
| 2017 | 34 €/m² | +6.3 % |
| 2018 | 36 €/m² | +5.9 % |
| 2019 | 39 €/m² | +8.3 % |
| 2020 | 42 €/m² | +7.7 % |
| 2021 | 46 €/m² | +9.5 % |
| 2022 | 52 €/m² | +13 % |
| 2023 | 54 €/m² | +3.8 % |
| 2024 | 55 €/m² | +1.9 % |
The real estate market in Henneberg is clearly characterized by small, owner-occupier-oriented demand. A classic buyer's market with a wide selection is only available to a limited extent, and market liquidity is low. For sellers, this means that pricing and marketing duration depend heavily on the condition of the property, energy efficiency, and micro-location. Demand is concentrated on affordable detached houses, solid existing apartments, and plots of land with realistic development prospects. For capital investors, Henneberg is only a standard market to a limited extent, but can offer interesting niches with low entry prices and good lettability. The rough gross rental yield range is currently mostly around 4,0 % to 5,5 %, and in isolated cases even higher for very favorably acquired properties. Overall, property prices in Henneberg show a stable, rural level with moderate value increases in the past and a currently rather balanced market situation. Anyone wishing to buy a house in Henneberg or buy an apartment in Henneberg should pay particular attention to the building fabric, modernization requirements, and long-term usability.
A closer look at recent years shows how the Henneberg real estate market has specifically developed within the Thuringian market with good supra-regional connectivity. For detached and terraced houses in Henneberg, the average purchase price moved from 980 €/m² in 2016 to the current 1.420 €/m² (2024) — a total change of +44,9 % over 8 years, which corresponds to an average value increase of +4,7 % p.a. Condominiums in Henneberg started at around 1.120 €/m² in 2016 and are at 1.680 €/m² today (+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 Henneberg developed from 5,20 €/m² (2016) to the current 6,90 €/m² — +32,7 % over 8 years or Ø +3,6 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Henneberg rose from 32 €/m² (2016) to the current 55 €/m² (+71,9 % 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 Henneberg results in a calculated gross rental yield of around 4,9 % — 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 Henneberg 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.): 4 – 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 Henneberg compared to the median of all municipalities in Thüringen.
| Key figure | Henneberg | Thüringen (Median) | Difference |
|---|---|---|---|
| Houses Ø | 1,420 €/m² | 1,780 €/m² | -20.2 % |
| Flats Ø | 7 €/m² | 1,640 €/m² | -99.6 % |
| Rents Ø | 55.00 €/m² | 6.90 €/m² | +697.1 % |
Annual average values for purchase prices (houses & flats) and rents in Henneberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 980 €/m² | – | 1,120 €/m² | – | 5.20 €/m² | – |
| 2017 | 1,020 €/m² | +4.1 % | 1,170 €/m² | +4.5 % | 5.35 €/m² | +2.9 % |
| 2018 | 1,070 €/m² | +4.9 % | 1,230 €/m² | +5.1 % | 5.55 €/m² | +3.7 % |
| 2019 | 1,130 €/m² | +5.6 % | 1,300 €/m² | +5.7 % | 5.75 €/m² | +3.6 % |
| 2020 | 1,190 €/m² | +5.3 % | 1,380 €/m² | +6.2 % | 5.95 €/m² | +3.5 % |
| 2021 | 1,280 €/m² | +7.6 % | 1,490 €/m² | +8 % | 6.20 €/m² | +4.2 % |
| 2022 | 1,390 €/m² | +8.6 % | 1,640 €/m² | +10.1 % | 6.50 €/m² | +4.8 % |
| 2023 | 1,410 €/m² | +1.4 % | 1,670 €/m² | +1.8 % | 6.75 €/m² | +3.8 % |
| 2024 | 1,420 €/m² | +0.7 % | 1,680 €/m² | +0.6 % | 6.90 €/m² | +2.2 % |
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 Henneberg — concisely answered.
Many owners in Henneberg 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 Henneberg 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.
Entrepreneurs in Henneberg 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 Henneberg 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 Henneberg is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Hospitality properties in Henneberg 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 Henneberg — 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 Henneberg , and accompany you until the notary or lease agreement appointment.
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.
Especially in a smaller municipality like Henneberg, 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 Henneberg 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.
Established estate agent in Henneberg focusing on residential properties and land in the Schmalkalden-Meiningen region. Offers comprehensive brokerage services for buying and selling.
Local estate agent in Henneberg, specialising in residential properties and property brokerage in Thuringia. Supports buyers and sellers with the processing of property transactions.
Owner-managed estate agency in Henneberg with many years of experience in regional property brokerage. Specialises in residential properties and land.
Professional estate agents in Henneberg with expertise in the sale and letting of residential properties. Offers full brokerage services for the Schmalkalden-Meiningen region.
Local estate agent with a focus on the sale, letting, valuation and development of properties. Specialises in Meiningen and the surrounding area, including Henneberg. Offers free property valuations.
Visit websiteOwner-managed estate agency focusing on the valuation of houses and apartments as well as advice on buying and selling. Active in the region around Bad Kissingen, also serving Henneberg near Meiningen. Telephone consultations available.
Visit websiteEstate agent specialising in property valuation and advice on buying and selling. Locally based in Bad Salzungen and active in the region around Henneberg. Offers telephone consultations.
Visit websiteRegional estate agent with a focus on brokerage in Suhl and throughout Thuringia, from Eisfeld to Nordhausen. Supports clients in Henneberg and the surrounding area in finding a home. Partner for selling and buying.
Visit websiteAre you looking for a real estate agent not directly in Henneberg, but in the surrounding area? FREITAG® also serves the following municipalities in Thuringia 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 Henneberg (Ø 1,420 €/m²) — ideal for an honest market comparison and alternative location assessments.
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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
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
| Country | Deutschland |
| Federal State | Thüringen |
| District | Schmalkalden-Meiningen |
Quellen: Wikipedia (accessed on 2026-05-08)
At the topping-out ceremony for the Henneberg School, the future school campus is presented as a visible milestone of the new construction project. The article mentions the completion date, costs, and funding for the project.
The construction progress of the new school building is documented for the laying of the foundation stone of the Henneberg Primary School. The article mentions the investment framework, the scale of the project, and the status of construction work.
The groundbreaking ceremony marked the start of one of the largest building construction projects in the city of Bad Kissingen: the new construction of the Henneberg Primary School in Garitz. The report mentions the costs, schedule, and scope of the new school campus.
The new construction plans for the Henneberg Primary School and the new town center in Garitz were presented at a town hall meeting. The article links the new school building with urban development and the upgrading of the district.
The article explains that the Henneberg Primary School is to be housed in a modern new building at a central location in the future. It covers school development, construction planning, and the merging of the previous locations.
The city council passed a resolution to draw up a development plan for the "Aktiv und Vital Hotel Thüringen – Henneberger Haus". This creates the planning law requirements for an expansion of the four-star hotel. The article explicitly deals with the Henneberger property and local urban development.
The report covers the 42-million-euro project for the new construction of the Henneberg Primary School in Garitz. The article describes the location, the construction project, and the planned new building as a major municipal investment.
A project developer has acquired the former "Graf von Henneberg" porcelain factory in Ilmenau. The focus is on the subsequent use and potential development of the site following the insolvency of the previous operator. This is a clear real estate and investment article with a direct reference to the Henneberg name in the property.
