Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Heroldsberg.
Anyone selling or letting a property in Heroldsberg 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 Heroldsberg, 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
Firstly: an honest valuation of your property in Heroldsberg — based on actual comparable sales, not on aspirational prices. Secondly: a clear, written marketing concept before you sign. Thirdly: personal availability of Gerhard Hahn himself — not of changing assistants.
»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 Heroldsberg 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 Heroldsberg, 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 Heroldsberg.
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 Heroldsberg – discreetly, without obligation, and at an appointment time that suits you.
Market data for Heroldsberg 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.
Heroldsberg is a market town in the Erlangen-Höchstadt district, located eleven kilometers northeast of Nuremberg and 23 kilometers east of Erlangen, along Federal Road 2. The area features considerable differences in elevation and is situated within the Sebald Reichswald, with the Gründlach river flowing through it. The municipality includes the districts of Großgeschaidt, Heroldsberg (the main town), Hundsmühle, Johannisthal, and Kleingeschaidt. Neighboring municipalities are Eckental, Lauf an der Pegnitz, Nuremberg, and Kalchreuth. The town's historical character, marked by four Geuder castles, offers property buyers and owners an environment rich in history and established structures.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Heroldsberg: 4,980 €/m²
House prices in Heroldsberg 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 | 3,450 €/m² | – |
| 2018 | 3,620 €/m² | +4.9 % |
| 2019 | 3,820 €/m² | +5.5 % |
| 2020 | 4,050 €/m² | +6 % |
| 2021 | 4,420 €/m² | +9.1 % |
| 2022 | 4,860 €/m² | +10 % |
| 2023 | 4,940 €/m² | +1.6 % |
| 2024 | 4,920 €/m² | -0.4 % |
| 2025 | 4,980 €/m² | +1.2 % |
Current average purchase price per m² for apartments in Heroldsberg: 4,620 €/m²
Apartments in Heroldsberg 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 | 2,950 €/m² | – |
| 2018 | 3,080 €/m² | +4.4 % |
| 2019 | 3,240 €/m² | +5.2 % |
| 2020 | 3,420 €/m² | +5.6 % |
| 2021 | 3,690 €/m² | +7.9 % |
| 2022 | 4,050 €/m² | +9.8 % |
| 2023 | 4,120 €/m² | +1.7 % |
| 2024 | 4,080 €/m² | -1 % |
| 2025 | 4,620 €/m² | +13.2 % |
Current average rent per m² in Heroldsberg: 12.90 €/m²
Rents in Heroldsberg 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 | 8.90 €/m² | – |
| 2018 | 9.20 €/m² | +3.4 % |
| 2019 | 9.55 €/m² | +3.8 % |
| 2020 | 9.90 €/m² | +3.7 % |
| 2021 | 10.35 €/m² | +4.5 % |
| 2022 | 10.95 €/m² | +5.8 % |
| 2023 | 11.45 €/m² | +4.6 % |
| 2024 | 12.10 €/m² | +5.7 % |
| 2025 | 12.90 €/m² | +6.6 % |
Current average land value per m² in Heroldsberg: 760 €/m²
The land value in Heroldsberg 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 | 420 €/m² | – |
| 2018 | 450 €/m² | +7.1 % |
| 2019 | 490 €/m² | +8.9 % |
| 2020 | 540 €/m² | +10.2 % |
| 2021 | 610 €/m² | +13 % |
| 2022 | 720 €/m² | +18 % |
| 2023 | 760 €/m² | +5.6 % |
| 2024 | 750 €/m² | -1.3 % |
| 2025 | 760 €/m² | +1.3 % |
The real estate market in Heroldsberg can be classified as a stable, high-demand residential location within the direct catchment area of Nuremberg. Buyers encounter a market characterised by limited supply and high quality of life. As a result, both detached houses and well-appointed apartments are in relatively quick demand. For sellers, the situation remains generally favourable, even if the phase of sharply rising prices since 2022 has transitioned into a calmer development. Demand is primarily driven by owner-occupiers, supplemented by investors focusing on solid lettability and low vacancy risks. As a capital investment, Heroldsberg is particularly interesting for small to medium-sized apartments; the rough gross rental yield range is usually around 2.8% to 4.0%, depending on the condition of the property, location, and purchase price. Compared to central locations, the yield level is moderate, but market values are considered relatively robust. Anyone analysing real estate prices in Heroldsberg will recognise a market with high location quality, limited land availability, and long-term stable demand. This makes Heroldsberg attractive both for the acquisition of residential property and for long-term investors.
Anyone wishing to soundly assess the market in Heroldsberg, with its strong connection to Munich, should take a look at the multi-year price development. For detached and terraced houses in Heroldsberg, the average purchase price moved from €3,450/m² in 2017 to the current €4,980/m² (2025) — a total change of +44.3% over 8 years, which corresponds to an average value increase of +4.7% p.a. Apartments in Heroldsberg started at around €2,950/m² in 2017 and are now at €4,620/m² (+56.6% over 8 years, Ø +5.8% p.a.). They are therefore often suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Heroldsberg developed from €8.90/m² (2017) to the current €12.90/m² — +44.9% over 8 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 Heroldsberg rose from €420/m² (2017) to the current €760/m² (+81.0% in 8 years) — a key indicator of the structural location quality and local demand for building land. Based on current values, a rented apartment in Heroldsberg 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 8,000 inhabitants, Heroldsberg forms a limited but continuous transaction volume — which means: market-priced, well-prepared properties are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Heroldsberg 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 – 4 % 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 Heroldsberg compared to the median of all municipalities in Bayern.
| Key figure | Heroldsberg | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,980 €/m² | 3,650 €/m² | +36.4 % |
| Flats Ø | 4,620 €/m² | 3,850 €/m² | +20 % |
| Rents Ø | 12.90 €/m² | 9.80 €/m² | +31.6 % |
Annual average values for purchase prices (houses & flats) and rents in Heroldsberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 3,450 €/m² | – | 2,950 €/m² | – | 8.90 €/m² | – |
| 2018 | 3,620 €/m² | +4.9 % | 3,080 €/m² | +4.4 % | 9.20 €/m² | +3.4 % |
| 2019 | 3,820 €/m² | +5.5 % | 3,240 €/m² | +5.2 % | 9.55 €/m² | +3.8 % |
| 2020 | 4,050 €/m² | +6 % | 3,420 €/m² | +5.6 % | 9.90 €/m² | +3.7 % |
| 2021 | 4,420 €/m² | +9.1 % | 3,690 €/m² | +7.9 % | 10.35 €/m² | +4.5 % |
| 2022 | 4,860 €/m² | +10 % | 4,050 €/m² | +9.8 % | 10.95 €/m² | +5.8 % |
| 2023 | 4,940 €/m² | +1.6 % | 4,120 €/m² | +1.7 % | 11.45 €/m² | +4.6 % |
| 2024 | 4,920 €/m² | -0.4 % | 4,080 €/m² | -1 % | 12.10 €/m² | +5.7 % |
| 2025 | 4,980 €/m² | +1.2 % | 4,620 €/m² | +13.2 % | 12.90 €/m² | +6.6 % |
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 Heroldsberg — concisely answered.
For owners in Heroldsberg 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 Heroldsberg 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 Heroldsberg, 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 Heroldsberg 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 Heroldsberg 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.
Hospitality properties in Heroldsberg 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 Heroldsberg — 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 Heroldsberg , 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.
For Heroldsberg, 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 Heroldsberg 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 owner-managed estate agent in Heroldsberg with over 36 years of experience in selling detached houses, letting apartments, and brokering land. Specialised in the property market in Heroldsberg and the surrounding area with high levels of client loyalty. Personal consultation provided by Jürgen Ochmann.
Visit websiteLocal company in Heroldsberg specialising in residential construction and property sales. Offers comprehensive services for residential real estate directly on-site. Known for projects in the Erlangen-Höchstadt region.
Estate agent based in Heroldsberg, focusing on the local residential property market. Brokers houses and apartments in Heroldsberg and the immediate vicinity. A reliable partner for buyers and sellers in the region.
Specialist in residential construction and property sales in Heroldsberg with a focus on new builds and existing properties. Operates an office on Hauptstraße and serves the Heroldsberg market specifically. Offers advice on local price trends.
Local estate agent in Heroldsberg selling and brokering residential properties. Committed to the property market in the 90562 postcode area with a focus on detached houses and apartments. Personal service provided directly from the town.
Your estate agent for Heroldsberg and the surrounding area with expertise in the sale and brokerage of residential properties. Acts as a market expert, consultant, and negotiator locally in Heroldsberg. Specialised in smooth transactions in the region.
Visit websiteOwner-managed real estate company in Heroldsberg, focused on the sale of residential properties. Serves the local market from its base on Hauptstraße and offers comprehensive brokerage services. Known for regional market knowledge.
Professional estate agent with strong ties to Heroldsberg and the Nuremberg region, led by Selim Tasdemir. Specialised in the consultation, valuation, and successful sale of residential properties locally. Passionate about the market in the 90562 postcode area.
Visit websiteLocal estate agency in Heroldsberg specialising in the sale and brokerage of residential properties. Offers services directly from the town with a focus on the needs of regional clients. Reliable within the Erlangen-Höchstadt district.
Small local estate agent in Heroldsberg for the sale and brokerage of residential properties. Focuses on the market in Sudetenstraße and the surrounding area. Personal support for buyers and sellers on-site.
Are you looking for a real estate agent not directly in Heroldsberg, 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 Heroldsberg (Ø 4,980 €/m²) — ideal for an honest market comparison and alternative location assessments.
Heroldsberg 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.
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.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
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.
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
In the search overview of ImmobilienScout24, current average prices for apartments and houses are displayed for Heroldsberg. The page lists 28 properties in Heroldsberg and mentions specific price per square meter for purchase and rent. This is also more of a market overview than an editorial news article.
ImmobilienScout24 lists current market values for Heroldsberg and describes demand as stable. Average prices for rental and purchase properties are mentioned, including apartments and houses, with clear price levels for the town of Heroldsberg. This is a market overview rather than a single news item, but thematically relevant.
The municipality of Heroldsberg has started the public display for the development plan IV/17 "Erhardshöhe-Süd". According to the announcement, the participation of the public as well as authorities and public agencies runs from April 7, 2026, to May 8, 2026. The procedure explicitly concerns the Heroldsberg district.
ESW is advertising the "Terrassen am Hang" project in Heroldsberg. The page explicitly locates the project in Heroldsberg at Spindäckerstraße 6, thus indicating a local residential construction project. For classification as news, however, the source remains primarily a project page.
Several local service providers and real estate agents with addresses in Heroldsberg appear on the business and commercial page of the municipality of Heroldsberg. The page shows the local business structure, but is not an independent news item in the strict sense. Nevertheless, it confirms the economic presence of real estate and service companies in the town.
