Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Ilvesheim.
Anyone selling or letting a property in Ilvesheim 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 Ilvesheim, 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 Ilvesheim knows at all times where we stand — and what comes next.
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Anyone looking for an experienced real estate agent in Ilvesheim 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 Ilvesheim, 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 Ilvesheim.
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 Ilvesheim – 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 Ilvesheim. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Current average purchase price per m² for houses in Ilvesheim: 4,850 €/m²
House prices in Ilvesheim 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 | 3,790 €/m² | +4.7 % |
| 2020 | 4,020 €/m² | +6.1 % |
| 2021 | 4,320 €/m² | +7.5 % |
| 2022 | 4,610 €/m² | +6.7 % |
| 2023 | 4,540 €/m² | -1.5 % |
| 2024 | 4,620 €/m² | +1.8 % |
| 2025 | 4,740 €/m² | +2.6 % |
| 2026 | 4,850 €/m² | +2.3 % |
Current average purchase price per m² for apartments in Ilvesheim: 4,250 €/m²
Apartments in Ilvesheim 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 | 3,220 €/m² | +4.5 % |
| 2020 | 3,420 €/m² | +6.2 % |
| 2021 | 3,680 €/m² | +7.6 % |
| 2022 | 3,980 €/m² | +8.2 % |
| 2023 | 3,920 €/m² | -1.5 % |
| 2024 | 3,980 €/m² | +1.5 % |
| 2025 | 4,120 €/m² | +3.5 % |
| 2026 | 4,250 €/m² | +3.2 % |
Current average rent per m² in Ilvesheim: 12.80 €/m²
Rents in Ilvesheim 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 | 9.80 €/m² | – |
| 2018 | 10.10 €/m² | +3.1 % |
| 2019 | 10.40 €/m² | +3 % |
| 2020 | 10.80 €/m² | +3.8 % |
| 2021 | 11.20 €/m² | +3.7 % |
| 2022 | 11.70 €/m² | +4.5 % |
| 2023 | 12.00 €/m² | +2.6 % |
| 2024 | 12.20 €/m² | +1.7 % |
| 2025 | 12.50 €/m² | +2.5 % |
| 2026 | 12.80 €/m² | +2.4 % |
Current average land value per m² in Ilvesheim: 690 €/m²
The land value in Ilvesheim 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 | 485 €/m² | +7.8 % |
| 2020 | 525 €/m² | +8.2 % |
| 2021 | 575 €/m² | +9.5 % |
| 2022 | 625 €/m² | +8.7 % |
| 2023 | 650 €/m² | +4 % |
| 2024 | 660 €/m² | +1.5 % |
| 2025 | 675 €/m² | +2.3 % |
| 2026 | 690 €/m² | +2.2 % |
The real estate market in Ilvesheim can be classified as stable and demand-oriented overall. On the buyer side, there is continued interest in family-friendly residential areas, particularly in houses with gardens as well as well-laid-out condominiums. At the same time, the limited potential for new construction and land development restricts supply, which keeps prices at a relatively high level. For sellers, the market remains fundamentally favourable, even if the phase of very rapid price increases is over for the time being. Instead of a clear seller's market in the sense of the high-interest and low-interest years, the market has now become more balanced with selective demand. For capital investors, Ilvesheim is particularly interesting due to its proximity to Mannheim and Heidelberg, its solid lettability, and limited vacancy rates. The rental yield for existing apartments is roughly in the range of about 3.0 to 3.8% gross, and slightly higher for individual properties with a lower entry price. For houses, the yield is typically lower, as the purchase price rises more strongly than the achievable rent. Overall, the quality of the location, good regional integration, and robust demand point to a long-term stable market, while short-term speculation is less of a focus. Anyone looking at property prices in Ilvesheim, price per square metre in Ilvesheim, or specifically looking to buy a house in Ilvesheim or buy an apartment in Ilvesheim will find a market with solid substance and moderate potential for value appreciation.
A closer look at the last few years shows how the Ilvesheim real estate market has specifically developed within the Baden-Württemberg market, with its proximity to Stuttgart and the Lake Constance region. For detached and terraced houses in Ilvesheim, the average purchase price moved from 3,450 €/m² in 2017 to currently 4,850 €/m² (2026) — a total change of +40.6% over 9 years, which corresponds to an average value increase of +3.9% p.a. Condominiums in Ilvesheim started at around 2,950 €/m² in 2017 and are at 4,250 €/m² today (+44.1% over 9 years, Ø +4.1% p.a.). They are therefore often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Ilvesheim developed from 9.80 €/m² (2017) to currently 12.80 €/m² — +30.6% over 9 years or Ø +3.0% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Ilvesheim rose from 420 €/m² (2017) to currently 690 €/m² (+64.3% in 9 years) — an essential indicator of the structural quality of the location and local demand for building land. Based on current values, a rented condominium in Ilvesheim yields a calculated gross rental return of around 3.6% — 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 9,000 inhabitants, Ilvesheim forms a comparatively tight market segment — 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 Ilvesheim 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 property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 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 Ilvesheim compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Ilvesheim | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,850 €/m² | 3,850 €/m² | +26 % |
| Flats Ø | 4,250 €/m² | 3,760 €/m² | +13 % |
| Rents Ø | 12.80 €/m² | 10.80 €/m² | +18.5 % |
Annual average values for purchase prices (houses & flats) and rents in Ilvesheim, 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 | – | 9.80 €/m² | – |
| 2018 | 3,620 €/m² | +4.9 % | 3,080 €/m² | +4.4 % | 10.10 €/m² | +3.1 % |
| 2019 | 3,790 €/m² | +4.7 % | 3,220 €/m² | +4.5 % | 10.40 €/m² | +3 % |
| 2020 | 4,020 €/m² | +6.1 % | 3,420 €/m² | +6.2 % | 10.80 €/m² | +3.8 % |
| 2021 | 4,320 €/m² | +7.5 % | 3,680 €/m² | +7.6 % | 11.20 €/m² | +3.7 % |
| 2022 | 4,610 €/m² | +6.7 % | 3,980 €/m² | +8.2 % | 11.70 €/m² | +4.5 % |
| 2023 | 4,540 €/m² | -1.5 % | 3,920 €/m² | -1.5 % | 12.00 €/m² | +2.6 % |
| 2024 | 4,620 €/m² | +1.8 % | 3,980 €/m² | +1.5 % | 12.20 €/m² | +1.7 % |
| 2025 | 4,740 €/m² | +2.6 % | 4,120 €/m² | +3.5 % | 12.50 €/m² | +2.5 % |
| 2026 | 4,850 €/m² | +2.3 % | 4,250 €/m² | +3.2 % | 12.80 €/m² | +2.4 % |
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 Ilvesheim — concisely answered.
Many owners in Ilvesheim 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 Ilvesheim 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.
For many businesses, capital is tied up in Ilvesheim 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 Ilvesheim. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Owners of hotels and restaurants in Ilvesheim 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 Ilvesheim 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 Ilvesheim the right strategy.
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.
Buyers and sellers in Ilvesheim benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Ilvesheim 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.
Realunis specialises in the professional marketing of properties in Ilvesheim and the Rhine-Neckar metropolitan region. Estate agents Richard Schröter and Daniel Meinzer bring over ten years of industry experience and have successfully brokered several hundred properties. After 15 years of operating across the region, they are now focusing on providing perfect support for local projects.
Visit websiteMartin Lang Immobilien is your local estate agent in Ilvesheim for property sales, valuations, and energy performance certificates. Specialising in house sales and property brokerage in the region, they offer comprehensive services for the Ilvesheim market.
Visit websiteFröhlich Immobilien, led by qualified civil engineer Jörg Fröhlich, is active in property brokerage in Ilvesheim. Specialising in the sale and letting of residential properties in the region, they are a local service provider listed in the Yellow Pages.
Jäger Immobilien GbR with Sandra Tzounas is a highly-rated estate agent in Ilvesheim on ImmoScout24 (5.0 stars). Specialising in the local sale and letting of properties, they are experts in residential real estate in Ilvesheim.
Attila Immobilien with Attila Öztürk is active in Ilvesheim (4.0 stars on ImmoScout24). Focused on the brokerage of residential properties in the Rhine-Neckar district, they provide local service for buying and selling.
Are you looking for a real estate agent not directly in Ilvesheim, but in the surrounding area? FREITAG® also serves the following municipalities in Baden-Württemberg 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 Ilvesheim (Ø 4,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Ilvesheim 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.
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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
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
The municipality of Ilvesheim has adopted the development plan 'Mahrgrund II, 2nd Amendment' including local building regulations as statutes. The documents can be viewed at the town hall and are also available on the municipal website.
Ilvesheim is sending out new property tax assessments following the reform. The municipal council had decided on revenue-neutral tax rates, including 350 percent for property tax A and 160 percent for property tax B.
For the industrial area 'Ober dem Engelwasser', the project-related development plan including local building regulations has been announced as a statute. The documents for the project and the associated expert reports are available at the town hall and can be accessed online.
The Mannheimer Morgen reports on housing construction in Ilvesheim and the development of the Sichelkrümme building area. According to the article, the municipality has already entered the process and passed the resolution to prepare the plan.
Ilvesheim has initiated public participation for the 'Industrial Area Ober dem Engelwasser' project. The planning area is located on the northwestern edge of the town, and the draft documents have been published for inspection.
The public display for the development plan amendment in the 'Mahrgrund/Partial Amendment, Ludwigshof Area' took place. The municipality also provided the draft documents online in parallel.
