Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Heroldsbach.
Between the decision to sell and the notary appointment in Heroldsbach, 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Heroldsbach, 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
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 Heroldsbach knows at all times where we stand — and what comes next.
»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!«
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Anyone looking for an experienced real estate agent in Heroldsbach 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 Heroldsbach, 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 Heroldsbach.
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 Heroldsbach – discreetly, without obligation, and at an appointment time that suits you.
The following figures show how purchase prices, rents, and land values have developed in Heroldsbach. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Heroldsbach is a municipality located in the Forchheim district, within the Upper Franconia administrative region. It is situated in the Hirtenbach valley, approximately five kilometers southwest of Forchheim, and the Hirtenbach flows through the municipality. Neighbouring communities include Hallerndorf, Hausen, Hemhofen, and Adelsdorf. The municipality comprises the districts of Heroldsbach, Oesdorf, Poppendorf, and Thurn. This geographical setting with water features and nearby villages offers a tranquil living environment for property buyers and owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Heroldsbach: 3,950 €/m²
House prices in Heroldsbach 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 |
|---|---|---|
| 2015 | 2,450 €/m² | – |
| 2016 | 2,560 €/m² | +4.5 % |
| 2017 | 2,720 €/m² | +6.3 % |
| 2018 | 2,910 €/m² | +7 % |
| 2019 | 3,120 €/m² | +7.2 % |
| 2020 | 3,320 €/m² | +6.4 % |
| 2021 | 3,560 €/m² | +7.2 % |
| 2022 | 3,820 €/m² | +7.3 % |
| 2023 | 3,880 €/m² | +1.6 % |
| 2024 | 3,950 €/m² | +1.8 % |
Current average purchase price per m² for apartments in Heroldsbach: 4,250 €/m²
Apartments in Heroldsbach 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 |
|---|---|---|
| 2015 | 2,650 €/m² | – |
| 2016 | 2,780 €/m² | +4.9 % |
| 2017 | 2,950 €/m² | +6.1 % |
| 2018 | 3,150 €/m² | +6.8 % |
| 2019 | 3,360 €/m² | +6.7 % |
| 2020 | 3,580 €/m² | +6.5 % |
| 2021 | 3,820 €/m² | +6.7 % |
| 2022 | 4,080 €/m² | +6.8 % |
| 2023 | 4,180 €/m² | +2.5 % |
| 2024 | 4,250 €/m² | +1.7 % |
Current average rent per m² in Heroldsbach: 10.90 €/m²
Rents in Heroldsbach 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 |
|---|---|---|
| 2015 | 7.20 €/m² | – |
| 2016 | 7.40 €/m² | +2.8 % |
| 2017 | 7.65 €/m² | +3.4 % |
| 2018 | 7.95 €/m² | +3.9 % |
| 2019 | 8.30 €/m² | +4.4 % |
| 2020 | 8.65 €/m² | +4.2 % |
| 2021 | 9.05 €/m² | +4.6 % |
| 2022 | 9.55 €/m² | +5.5 % |
| 2023 | 10.15 €/m² | +6.3 % |
| 2024 | 10.90 €/m² | +7.4 % |
Current average land value per m² in Heroldsbach: 430 €/m²
The land value in Heroldsbach 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 |
|---|---|---|
| 2015 | 180 €/m² | – |
| 2016 | 190 €/m² | +5.6 % |
| 2017 | 205 €/m² | +7.9 % |
| 2018 | 225 €/m² | +9.8 % |
| 2019 | 245 €/m² | +8.9 % |
| 2020 | 270 €/m² | +10.2 % |
| 2021 | 305 €/m² | +13 % |
| 2022 | 350 €/m² | +14.8 % |
| 2023 | 395 €/m² | +12.9 % |
| 2024 | 430 €/m² | +8.9 % |
The real estate market in Heroldsbach is generally a stable, owner-occupier-focused market with limited supply and solid regional demand. Compared to the nearby centres, the municipality is not a classic high-growth location, but it benefits from its position between Forchheim, Erlangen, and Bamberg, as well as its good accessibility via the regional transport network. For buyers, this means: anyone looking to buy a house in Heroldsbach or buy an apartment in Heroldsbach will find an environment with moderate, though not low, entry prices and a tendency towards high resident retention. Sellers can continue to benefit from a fundamentally tight supply, even if price momentum has noticeably eased since 2023. For capital investors, Heroldsbach is particularly interesting in the rental apartment segment, provided the location, condition, and energy efficiency are right. The rough gross rental yield range is currently mostly between about 2.8% and 3.8%, and slightly higher for smaller apartments and favourably purchased existing properties. Overall, the market calls for a cautious, long-term view with a focus on substance, micro-location, and lettability.
Anyone wishing to soundly assess the market in Heroldsbach, with its strong ties to Munich, should take a look at the multi-year price development. For detached and terraced houses in Heroldsbach, the average purchase price moved from 2,450 €/m² in 2015 to the current 3,950 €/m² (2024) — a total change of +61.2% over 9 years, which corresponds to an average value increase of +5.5% p.a. Condominiums in Heroldsbach started at around 2,650 €/m² in 2015 and are at 4,250 €/m² today (+60.4% over 9 years, Ø +5.4% 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 Heroldsbach developed from 7.20 €/m² (2015) to the current 10.90 €/m² — +51.4% over 9 years or Ø +4.7% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Heroldsbach rose from 180 €/m² (2015) to the current 430 €/m² (+138.9% 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 Heroldsbach yields a calculated gross rental yield of around 3.1% — 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 5,000 inhabitants, Heroldsbach generates a limited but continuous transaction volume — which means: properties that are priced according to the market and well-prepared are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Heroldsbach 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.): 2.8 – 3.8 % 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 Heroldsbach compared to the median of all municipalities in Bayern.
| Key figure | Heroldsbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,950 €/m² | 3,650 €/m² | +8.2 % |
| Flats Ø | 4,250 €/m² | 3,850 €/m² | +10.4 % |
| Rents Ø | 10.90 €/m² | 9.80 €/m² | +11.2 % |
Annual average values for purchase prices (houses & flats) and rents in Heroldsbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 2,450 €/m² | – | 2,650 €/m² | – | 7.20 €/m² | – |
| 2016 | 2,560 €/m² | +4.5 % | 2,780 €/m² | +4.9 % | 7.40 €/m² | +2.8 % |
| 2017 | 2,720 €/m² | +6.3 % | 2,950 €/m² | +6.1 % | 7.65 €/m² | +3.4 % |
| 2018 | 2,910 €/m² | +7 % | 3,150 €/m² | +6.8 % | 7.95 €/m² | +3.9 % |
| 2019 | 3,120 €/m² | +7.2 % | 3,360 €/m² | +6.7 % | 8.30 €/m² | +4.4 % |
| 2020 | 3,320 €/m² | +6.4 % | 3,580 €/m² | +6.5 % | 8.65 €/m² | +4.2 % |
| 2021 | 3,560 €/m² | +7.2 % | 3,820 €/m² | +6.7 % | 9.05 €/m² | +4.6 % |
| 2022 | 3,820 €/m² | +7.3 % | 4,080 €/m² | +6.8 % | 9.55 €/m² | +5.5 % |
| 2023 | 3,880 €/m² | +1.6 % | 4,180 €/m² | +2.5 % | 10.15 €/m² | +6.3 % |
| 2024 | 3,950 €/m² | +1.8 % | 4,250 €/m² | +1.7 % | 10.90 €/m² | +7.4 % |
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 Heroldsbach — concisely answered.
For owners in Heroldsbach 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 Heroldsbach 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 Heroldsbach, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Heroldsbach FREITAG® brokers both classic sales and Sale & Lease-Back. Buyers include family offices, real estate funds, and private portfolio holders with a long-term horizon.
The process is discreet: contact is made off-market, without an advertisement and without a sign on the property. Employees, customers and competitors in Heroldsbach will not know anything, as long as you don't wish it.
It starts with a reliable valuation based on the income approach (Ertragswert) — not a desired figure. Based on this, you decide whether to sell, lease back, or hold.
Owners of hotels and restaurants in Heroldsbach 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 Heroldsbach 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 Heroldsbach the right strategy.
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.
For Heroldsbach, 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 Heroldsbach 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.
Owner-managed estate agency in Heroldsbach with over a decade of experience. Specialising in the sale of detached and multi-family homes, condominiums, and building plots in the region. The team led by Mike and Manuela Schrauber provides personal, on-site support to clients.
Visit websiteActive estate agent in the Heroldsbach region with a presence on established property portals. Arranges residential properties and land in Forchheim and the surrounding area.
Established estate agent in Heroldsbach with a listing in industry directories. Offers property brokerage services for the local community.
Local estate agent in Heroldsbach with a presence in industry directories. Arranges residential properties within the municipality.
Owner-managed real estate office led by Petra Gügel in Heroldsbach. Specialising in local property brokerage.
Are you looking for a real estate agent not directly in Heroldsbach, 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 Heroldsbach (Ø 3,950 €/m²) — ideal for an honest market comparison and alternative location assessments.
Heroldsbach 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
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.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
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.
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
The municipality of Heroldsbach is selling four building plots in the Steigäcker II development area and Papenweg. The text specifies plot sizes, purchase prices per square meter, the application deadline, and the land allocation model.
The municipality of Heroldsbach provides information on the infrastructure development of a building area. The entry explains that infrastructure development is generally the responsibility of the municipality, provided no other legal jurisdictions apply.
The 2025 tax assessment rates have been adjusted for Heroldsbach. The article mentions specific values for property tax A, property tax B, and the unchanged trade tax assessment rate.
The municipality of Heroldsbach provided information on the new property tax assessment rates starting in 2025. The rates for property tax A and B were newly set after the municipal council decided on the changes in a separate tax assessment bylaw.
A residential property in Untere Hauptstraße, which was completed in July, was described in Heroldsbach. The property comprises 28 residential units, four commercial units, and parking spaces with e-charging stations and was acquired by HanseMerkur Grundvermögen as part of a larger residential real estate deal.
