Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Illesheim.
Anyone selling or letting a property in Illesheim 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 Illesheim 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
When multiple heirs have to decide on a property in Illesheim, it's rarely just about square metres. For decades, Gerhard Hahn has been moderating precisely these constellations: a fair market value, a clear process, a clean payout. This way, the family stays together in the end, and the assets are in order.
»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 Illesheim 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 Illesheim, 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 Illesheim.
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 Illesheim – discreetly, without obligation, and at an appointment time that suits you.
Market data for Illesheim 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.
Illesheim is a municipality in the Neustadt an der Aisch-Bad Windsheim district, situated approximately 50 kilometres west of Nuremberg and 18 kilometres northeast of Rothenburg ob der Tauber. The Aisch river originates just west of the area and touches the village of Illesheim to the north. Neighbouring municipalities include Bad Windsheim, Obernzenn, Oberdachstetten, Marktbergel, and Burgbernheim. The municipality is structured into seven constituent communities: Aischmühle, Eisenmühle, Gackenmühle, Illesheim, Sontheim, Urfersheim, and Westheim. For property buyers and owners, this offers an established rural setting with distinct local areas.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Illesheim: 2,950 €/m²
House prices in Illesheim 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 | 1,950 €/m² | – |
| 2017 | 2,050 €/m² | +5.1 % |
| 2018 | 2,180 €/m² | +6.3 % |
| 2019 | 2,320 €/m² | +6.4 % |
| 2020 | 2,480 €/m² | +6.9 % |
| 2021 | 2,690 €/m² | +8.5 % |
| 2022 | 2,980 €/m² | +10.8 % |
| 2023 | 3,020 €/m² | +1.3 % |
| 2024 | 2,990 €/m² | -1 % |
| 2025 | 2,950 €/m² | -1.3 % |
Current average purchase price per m² for apartments in Illesheim: 2,650 €/m²
Apartments in Illesheim 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 | 1,720 €/m² | – |
| 2017 | 1,800 €/m² | +4.7 % |
| 2018 | 1,900 €/m² | +5.6 % |
| 2019 | 2,020 €/m² | +6.3 % |
| 2020 | 2,160 €/m² | +6.9 % |
| 2021 | 2,330 €/m² | +7.9 % |
| 2022 | 2,560 €/m² | +9.9 % |
| 2023 | 2,620 €/m² | +2.3 % |
| 2024 | 2,660 €/m² | +1.5 % |
| 2025 | 2,650 €/m² | -0.4 % |
Current average rent per m² in Illesheim: 8.90 €/m²
Rents in Illesheim 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 | 6.40 €/m² | – |
| 2017 | 6.60 €/m² | +3.1 % |
| 2018 | 6.85 €/m² | +3.8 % |
| 2019 | 7.10 €/m² | +3.6 % |
| 2020 | 7.35 €/m² | +3.5 % |
| 2021 | 7.65 €/m² | +4.1 % |
| 2022 | 8.05 €/m² | +5.2 % |
| 2023 | 8.45 €/m² | +5 % |
| 2024 | 8.75 €/m² | +3.6 % |
| 2025 | 8.90 €/m² | +1.7 % |
Current average land value per m² in Illesheim: 210 €/m²
The land value in Illesheim 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 | 120 €/m² | – |
| 2017 | 130 €/m² | +8.3 % |
| 2018 | 140 €/m² | +7.7 % |
| 2019 | 150 €/m² | +7.1 % |
| 2020 | 165 €/m² | +10 % |
| 2021 | 185 €/m² | +12.1 % |
| 2022 | 215 €/m² | +16.2 % |
| 2023 | 220 €/m² | +2.3 % |
| 2024 | 215 €/m² | -2.3 % |
| 2025 | 210 €/m² | -2.3 % |
The real estate market in Illesheim can generally be classified as a small market, primarily driven by owner-occupiers. A clear buyer's or seller's market cannot be permanently established; rather, the market situation depends heavily on the type of property, its condition, and price positioning. For houses, demand for well-utilised detached houses with land is stable, while properties requiring extensive renovation may have longer marketing periods. Apartments play a smaller role in terms of volume but are interesting for owner-occupiers and individual investors if the location, layout, and energy efficiency are convincing. For buying a house in Illesheim and buying an apartment in Illesheim, the following applies: demand is primarily driven by regional households, commuters, and buyers focusing on quiet living. The attractiveness for capital investors exists but is limited, as the market is small and tenant demand is not comparable to larger regional centres. Nevertheless, solid existing properties with a moderate purchase price and stable lettability can provide a decent return. The rough gross rental yield range is currently mostly between 3.2 % and 4.6 %, depending on the purchase price, modernisation status, and achievable rent. Overall, square metre prices in Illesheim show a phase of consolidation after the sharp increases of previous years, while rental prices continue to rise slightly. This keeps the market interesting for long-term oriented buyers, provided the property quality is right and the entry price is set realistically.
Anyone wishing to soundly classify the market in Illesheim within the Bavarian market with its strong connection to Munich should take a look at the multi-year price development. For detached and terraced houses in Illesheim, the average purchase price moved from 1,950 €/m² in 2016 to currently 2,950 €/m² (2025) — a total change of +51.3 % over 9 years, which corresponds to an average value increase of +4.7 % p.a. The previous peak was reached in 2023 at 3,020 €/m²; since then, the market has corrected by -2.3 % — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Illesheim started at around 1,720 €/m² in 2016 and are now at 2,650 €/m² (+54.1 % over 9 years, Ø +4.9 % p.a.). This makes them often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Illesheim developed from 6.40 €/m² (2016) to currently 8.90 €/m² — +39.1 % over 9 years or Ø +3.7 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Illesheim rose from 120 €/m² (2016) to currently 210 €/m² (+75.0 % 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 Illesheim results in a calculated gross rental yield of around 4.0 % — 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. For owners in Illesheim who are 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 the micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3.2 – 4.6 % 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 Illesheim compared to the median of all municipalities in Bayern.
| Key figure | Illesheim | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,950 €/m² | 3,650 €/m² | -19.2 % |
| Flats Ø | 2,650 €/m² | 3,850 €/m² | -31.2 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Illesheim, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 1,950 €/m² | – | 1,720 €/m² | – | 6.40 €/m² | – |
| 2017 | 2,050 €/m² | +5.1 % | 1,800 €/m² | +4.7 % | 6.60 €/m² | +3.1 % |
| 2018 | 2,180 €/m² | +6.3 % | 1,900 €/m² | +5.6 % | 6.85 €/m² | +3.8 % |
| 2019 | 2,320 €/m² | +6.4 % | 2,020 €/m² | +6.3 % | 7.10 €/m² | +3.6 % |
| 2020 | 2,480 €/m² | +6.9 % | 2,160 €/m² | +6.9 % | 7.35 €/m² | +3.5 % |
| 2021 | 2,690 €/m² | +8.5 % | 2,330 €/m² | +7.9 % | 7.65 €/m² | +4.1 % |
| 2022 | 2,980 €/m² | +10.8 % | 2,560 €/m² | +9.9 % | 8.05 €/m² | +5.2 % |
| 2023 | 3,020 €/m² | +1.3 % | 2,620 €/m² | +2.3 % | 8.45 €/m² | +5 % |
| 2024 | 2,990 €/m² | -1 % | 2,660 €/m² | +1.5 % | 8.75 €/m² | +3.6 % |
| 2025 | 2,950 €/m² | -1.3 % | 2,650 €/m² | -0.4 % | 8.90 €/m² | +1.7 % |
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 Illesheim — concisely answered.
For owners in Illesheim 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 Illesheim 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 Illesheim, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Entrepreneurs in Illesheim 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 Illesheim 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 Illesheim is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Illesheim there is a specific, manageable circle of buyers. We have known and cultivated this circle for years, instead of advertising widely.
Often, leasing is the calmer path: you retain the property in Illesheim your portfolio, hand over operational management, and receive ongoing income. We check the concept and creditworthiness of the tenant before the contract is concluded.
If the property is vacant or no longer profitable to operate, we examine repurposing — for example, into residential space, a boarding house, or practice premises. What is Illesheim legally permissible under building law, we clarify before marketing.
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.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Illesheim from over three decades of personal brokerage experience. Personal appointments in Illesheim 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.
FALC Immobilien operates in the Nuremberg-South region and also manages properties in Illesheim and Westheim. The company offers professional services for house sales, apartment sales, and land sales.
Visit websiteFREITAG® Immobilienbüro is a real estate agency offering services in Illesheim and provides professional processes for house sales, apartment sales, land sales, and rentals. The office prioritises personal consultation and targeted support.
Visit websiteallkauf haus GmbH brokers properties in Illesheim and the district of Neustadt an der Aisch-Bad Windsheim. Mr. Stefan May is the contact person for purchase offers in the region. They actively list residential properties on Immowelt.
Visit websiteAre you looking for a real estate agent not directly in Illesheim, 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 Illesheim (Ø 2,950 €/m²) — ideal for an honest market comparison and alternative location assessments.
Illesheim 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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including 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
An external entry lists the 2022 real tax rates for Illesheim as 300 percent each for property tax A and B, and 350 percent for trade tax. This is relevant for location and economic topics, even if the page is apparently not the municipality itself. The municipality name is present in the title.
The municipality of Illesheim reports a development plan for 2026 for the "Oberes Flürlein" building area in the Illesheim district. This is a clear indication of ongoing residential construction and development planning in the municipality. The hit is a municipal entry and fulfills the requirement that Illesheim appears in the content.
The page describes Illesheim as a location with continued affordable building plots and mentions available areas in the "Mittleres Flürlein" and "Am Kirchenweg" sectors. The content focuses on building plots and location development. The hit is a real estate/construction-related location text with Illesheim in the title.
The agenda for the 63rd meeting of the Illesheim Municipal Council covers urban land-use planning for the Illesheim West building area as well as development plan No. 8 "Oberes Flürlein". Statements, approval, and public disclosure according to the German Building Code (BauGB) are being addressed. The process directly concerns settlement development in Illesheim.
On the news page of the municipality of Illesheim, the Illesheim West building area and development plan No. 8 "Oberes Flürlein" are mentioned with advanced planning. Additionally, a noise assessment is mentioned. This is another concrete indication of residential development in the municipality.
Public participation for the project-related development plan for the "Ober dem Engelwasser" commercial area is being announced. The text mentions the scope and the inspection of documents. The title contains Illesheim and the process is clearly related to the economy and location.
The municipality of Illesheim is publishing the development plan "Mahrgrund/Partial amendment, Area Ludwigshof" for public participation. The scope and the disclosure period are mentioned. This is a direct planning and development hit for Illesheim.
Capital is publishing a real estate compass for Illesheim with purchase prices and rental prices for houses and apartments. The article classifies Illesheim as a residential location and mentions specific price levels. This is one of the few clear real estate hits with Illesheim in the title.
