Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Immenstaad (Bodensee).
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Immenstaad (Bodensee) with a clear structure, sound market knowledge, and a marketing strategy tailored to the specific property. Whether it's a house sale, apartment sale, land sale, or letting — we stand for clean processes and targeted mediation of your property.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Immenstaad (Bodensee), 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 Immenstaad (Bodensee) 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 Immenstaad (Bodensee) 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 Immenstaad (Bodensee), 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 Immenstaad (Bodensee).
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 Immenstaad (Bodensee) – discreetly, without obligation, and at an appointment time that suits you.
Market data for Immenstaad (Bodensee) 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 Immenstaad (Bodensee): 6,450 €/m²
House prices in Immenstaad (Bodensee) 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 | 4,250 €/m² | – |
| 2018 | 4,480 €/m² | +5.4 % |
| 2019 | 4,760 €/m² | +6.3 % |
| 2020 | 5,050 €/m² | +6.1 % |
| 2021 | 5,420 €/m² | +7.3 % |
| 2022 | 5,980 €/m² | +10.3 % |
| 2023 | 6,120 €/m² | +2.3 % |
| 2024 | 6,180 €/m² | +1 % |
| 2025 | 6,320 €/m² | +2.3 % |
| 2026 | 6,450 €/m² | +2.1 % |
Current average purchase price per m² for apartments in Immenstaad (Bodensee): 7,250 €/m²
Apartments in Immenstaad (Bodensee) 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 | 4,850 €/m² | – |
| 2018 | 5,150 €/m² | +6.2 % |
| 2019 | 5,520 €/m² | +7.2 % |
| 2020 | 5,920 €/m² | +7.2 % |
| 2021 | 6,420 €/m² | +8.4 % |
| 2022 | 7,050 €/m² | +9.8 % |
| 2023 | 7,120 €/m² | +1 % |
| 2024 | 7,080 €/m² | -0.6 % |
| 2025 | 7,180 €/m² | +1.4 % |
| 2026 | 7,250 €/m² | +1 % |
Current average rent per m² in Immenstaad (Bodensee): 14.60 €/m²
Rents in Immenstaad (Bodensee) 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 | 10.20 €/m² | – |
| 2018 | 10.60 €/m² | +3.9 % |
| 2019 | 11.10 €/m² | +4.7 % |
| 2020 | 11.60 €/m² | +4.5 % |
| 2021 | 12.20 €/m² | +5.2 % |
| 2022 | 13.00 €/m² | +6.6 % |
| 2023 | 13.50 €/m² | +3.8 % |
| 2024 | 13.90 €/m² | +3 % |
| 2025 | 14.30 €/m² | +2.9 % |
| 2026 | 14.60 €/m² | +2.1 % |
Current average land value per m² in Immenstaad (Bodensee): 1,180 €/m²
The land value in Immenstaad (Bodensee) 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 | 620 €/m² | – |
| 2018 | 680 €/m² | +9.7 % |
| 2019 | 760 €/m² | +11.8 % |
| 2020 | 850 €/m² | +11.8 % |
| 2021 | 960 €/m² | +12.9 % |
| 2022 | 1,090 €/m² | +13.5 % |
| 2023 | 1,130 €/m² | +3.7 % |
| 2024 | 1,140 €/m² | +0.9 % |
| 2025 | 1,160 €/m² | +1.8 % |
| 2026 | 1,180 €/m² | +1.7 % |
The property market in Immenstaad can be classified as a clear seller's market with high price sensitivity in prime locations. The combination of its proximity to Lake Constance, limited availability of building land, and high quality of living and leisure ensures consistently robust demand. Modernised apartments, family-friendly houses, and properties with lake or partial lake views are particularly sought after. At the same time, supply is low, which dampens price fluctuations and limits market liquidity. For buyers, this means that properties with a good micro-location and solid energy efficiency are quickly off the market and can often only be acquired with little room for negotiation. For sellers, the starting position remains favourable, provided the location, condition, and features are convincing. Investors will find a stable sub-market in Immenstaad with reliable lettability, although entry prices are high. The rough gross rental yield range is generally between 2.0% and 3.2%, depending on property quality and price level. This makes the location more suitable for long-term investors than for yield-driven short-term strategies. In a regional comparison, property prices in Immenstaad are among the upper market segments, while the price per square metre in Immenstaad is primarily supported by the scarcity of supply.
Anyone wishing to make a well-founded assessment of the market in Immenstaad (Bodensee) within the Baden-Württemberg market, with its proximity to Stuttgart and the Lake Constance region, should take a look at the multi-year price development. For detached and terraced houses in Immenstaad (Bodensee), the average purchase price moved from 4,250 €/m² in 2017 to the current 6,450 €/m² (2026) — a total change of +51.8% over 9 years, which corresponds to an average value increase of +4.7% p.a. Condominiums in Immenstaad (Bodensee) started at around 4,850 €/m² in 2017 and are at 7,250 €/m² today (+49.5% over 9 years, Ø +4.6% p.a.). This often makes them suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Immenstaad (Bodensee) developed from 10.20 €/m² (2017) to the current 14.60 €/m² — +43.1% over 9 years or Ø +4.1% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Immenstaad (Bodensee) rose from 620 €/m² (2017) to the current 1,180 €/m² (+90.3% 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 Immenstaad (Bodensee) yields a calculated gross rental yield of around 2.4% — 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. With around 6,500 inhabitants, Immenstaad (Bodensee) is a manageable market size — which means that well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Immenstaad (Bodensee) 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.): 2 – 3.2 % 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 Immenstaad (Bodensee) compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Immenstaad (Bodensee) | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 6,450 €/m² | 3,850 €/m² | +67.5 % |
| Flats Ø | 7,250 €/m² | 3,760 €/m² | +92.8 % |
| Rents Ø | 14.60 €/m² | 10.80 €/m² | +35.2 % |
Annual average values for purchase prices (houses & flats) and rents in Immenstaad (Bodensee), each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 4,250 €/m² | – | 4,850 €/m² | – | 10.20 €/m² | – |
| 2018 | 4,480 €/m² | +5.4 % | 5,150 €/m² | +6.2 % | 10.60 €/m² | +3.9 % |
| 2019 | 4,760 €/m² | +6.3 % | 5,520 €/m² | +7.2 % | 11.10 €/m² | +4.7 % |
| 2020 | 5,050 €/m² | +6.1 % | 5,920 €/m² | +7.2 % | 11.60 €/m² | +4.5 % |
| 2021 | 5,420 €/m² | +7.3 % | 6,420 €/m² | +8.4 % | 12.20 €/m² | +5.2 % |
| 2022 | 5,980 €/m² | +10.3 % | 7,050 €/m² | +9.8 % | 13.00 €/m² | +6.6 % |
| 2023 | 6,120 €/m² | +2.3 % | 7,120 €/m² | +1 % | 13.50 €/m² | +3.8 % |
| 2024 | 6,180 €/m² | +1 % | 7,080 €/m² | -0.6 % | 13.90 €/m² | +3 % |
| 2025 | 6,320 €/m² | +2.3 % | 7,180 €/m² | +1.4 % | 14.30 €/m² | +2.9 % |
| 2026 | 6,450 €/m² | +2.1 % | 7,250 €/m² | +1 % | 14.60 €/m² | +2.1 % |
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 Immenstaad (Bodensee) — concisely answered.
For owners in Immenstaad (Bodensee) 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 Immenstaad (Bodensee) 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 Immenstaad (Bodensee), free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For many businesses, capital is tied up in Immenstaad (Bodensee) 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 Immenstaad (Bodensee). We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Hospitality properties in Immenstaad (Bodensee) 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 Immenstaad (Bodensee) — 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 Immenstaad (Bodensee) , 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 Immenstaad (Bodensee), 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 Immenstaad (Bodensee) 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.
Professional estate agents and property valuers based in Immenstaad am Bodensee, serving the Lake Constance and Upper Swabia region. With sound training, in-depth market knowledge and over 40 years of industry experience, they provide support for the sale, letting and valuation of properties. Personal service from initial consultation to completion.
Visit websiteCertified IVD estate agent for Immenstaad am Bodensee with over 25 years of market and property experience. Specialising in land, residential, commercial, investment and special-purpose properties in the Ravensburg district, Upper Swabia, Lake Constance & Allgäu. Offers complimentary property valuations and bespoke client advice.
Visit websiteCertified IHK estate agent with regional experience for Immenstaad am Bodensee. Assists with the letting and sale of properties and creates individual marketing concepts.
Visit websiteAre you looking for a real estate agent not directly in Immenstaad (Bodensee), 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 Immenstaad (Bodensee) (Ø 6,450 €/m²) — ideal for an honest market comparison and alternative location assessments.
Immenstaad (Bodensee) 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.
We consider the declaration of division (Teilungserklärung), service charge (Hausgeld), energy performance certificate, reserves, and target group — and structure the entire sales process for you.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
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.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
Right of residence (Wohnrecht), leaseback, life annuity (Leibrente), or usufruct (Nießbrauch) — we examine the most suitable option for you and advise on opportunities and framework conditions.
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
With the official groundbreaking ceremony, the development of the Häldele construction area in Immenstaad on Lake Constance begins. Up to 110 residential units are being built on approximately two hectares; development is scheduled to be completed in the summer of 2026.
The municipality of Immenstaad on Lake Constance is allocating building plots in the new Häldele development area. According to the announcement, the development plan was adopted as a bylaw on September 15, 2025; the plots are expected to be ready for construction from mid-2026 after development is complete.
The municipality of Immenstaad on Lake Constance is putting 10 building plots in the new Häldele development area out to tender. The text specifies the location, price per square meter, and the application deadline by the end of November 2025.
The administration in Immenstaad also views the halt on further vacation rentals as an economic policy decision. The article contextualizes the discussion regarding tourist use and housing for the municipality.
TRIWO is promoting the bodensee business base in Immenstaad as an industrial and commercial park on Graf-von-Soden-Straße. The location is described with infrastructure, fiber-optic connection, and a legally binding development plan.
The Südkurier reports on the Häldele construction area in Immenstaad and the planned marketing of approximately 10,000 square meters of building land by the end of 2025. The area is located south of Gehrenbergstraße and west of the vacation home park.
The new Hardt-Horn development plan in Immenstaad creates space for 21 smaller houses. The article describes the planned urban redevelopment of the area with one- and two-story houses, gardens, and set-back garages.
