Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Ipsheim.
Anyone selling or letting a property in Ipsheim 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 Ipsheim, 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Ipsheim. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
»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 Ipsheim 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 Ipsheim, 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 Ipsheim.
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 Ipsheim – discreetly, without obligation, and at an appointment time that suits you.
Market data for Ipsheim 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.
Ipsheim is a market town located in the district of Neustadt an der Aisch-Bad Windsheim, within Middle Franconia. The municipality is situated in the Upper Aischtal, part of the Rangau, and lies within the Frankenhöhe and Steigerwald nature parks. Dominating the landscape is Hoheneck Castle, positioned above the town on an extension of the Frankenhöhe. Neighboring communities include Neustadt an der Aisch, Dietersheim, Markt Erlbach, Bad Windsheim, and Sugenheim. The municipality consists of eleven districts and the cadastral areas of Eichelberg, Ipsheim, Kaubenheim, Mailheim, and Oberndorf, offering a diverse range of locations for property buyers or owners.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Ipsheim: 2,850 €/m²
House prices in Ipsheim 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 | 1,950 €/m² | – |
| 2018 | 2,050 €/m² | +5.1 % |
| 2019 | 2,180 €/m² | +6.3 % |
| 2020 | 2,320 €/m² | +6.4 % |
| 2021 | 2,520 €/m² | +8.6 % |
| 2022 | 2,760 €/m² | +9.5 % |
| 2023 | 2,880 €/m² | +4.3 % |
| 2024 | 2,850 €/m² | -1 % |
| 2025 | 2,850 €/m² | 0 % |
Current average purchase price per m² for apartments in Ipsheim: 2,650 €/m²
Apartments in Ipsheim 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 | 1,850 €/m² | – |
| 2018 | 1,940 €/m² | +4.9 % |
| 2019 | 2,050 €/m² | +5.7 % |
| 2020 | 2,170 €/m² | +5.9 % |
| 2021 | 2,320 €/m² | +6.9 % |
| 2022 | 2,500 €/m² | +7.8 % |
| 2023 | 2,620 €/m² | +4.8 % |
| 2024 | 2,640 €/m² | +0.8 % |
| 2025 | 2,650 €/m² | +0.4 % |
Current average rent per m² in Ipsheim: 8.90 €/m²
Rents in Ipsheim 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 | 6.80 €/m² | – |
| 2018 | 7.00 €/m² | +2.9 % |
| 2019 | 7.20 €/m² | +2.9 % |
| 2020 | 7.45 €/m² | +3.5 % |
| 2021 | 7.75 €/m² | +4 % |
| 2022 | 8.10 €/m² | +4.5 % |
| 2023 | 8.45 €/m² | +4.3 % |
| 2024 | 8.70 €/m² | +3 % |
| 2025 | 8.90 €/m² | +2.3 % |
Current average land value per m² in Ipsheim: 220 €/m²
The land value in Ipsheim 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 | 110 €/m² | – |
| 2018 | 120 €/m² | +9.1 % |
| 2019 | 135 €/m² | +12.5 % |
| 2020 | 150 €/m² | +11.1 % |
| 2021 | 170 €/m² | +13.3 % |
| 2022 | 195 €/m² | +14.7 % |
| 2023 | 210 €/m² | +7.7 % |
| 2024 | 220 €/m² | +4.8 % |
| 2025 | 220 €/m² | 0 % |
The real estate market in Ipsheim can be classified as a relatively small but stable sub-market. For buyers, there is no longer a pronounced seller's market as there was during the peak phases of 2021 and 2022; rather, the relationship between supply and demand has balanced out somewhat. Especially with existing properties, the condition is a stronger deciding factor for the achievable price than the location alone. Demand remains present, particularly for family-friendly houses, well-laid-out apartments, and building plots. Ipsheim is interesting for capital investors if a long-term approach is pursued: rental yields are roughly in a range of about 3.4 to 4.5%, depending on the purchase price, fittings, and lettability. Compared to larger cities, entry prices are lower, while at the same time, the growth potential is more limited. Anyone looking at Ipsheim property prices, Ipsheim price per square metre, or Ipsheim land value index sees a market with solid underlying demand, moderate rent increases, and a rather conservative value development. Therefore, for buying a house in Ipsheim and buying an apartment in Ipsheim, the following applies: good properties remain in demand, but price premiums must be better justified today than they were a few years ago.
A closer look at the last few years shows how the Ipsheim real estate market has specifically developed within the Bavarian market with its strong connection to Munich. For detached and terraced houses in Ipsheim, the average purchase price moved from 1,950 €/m² in 2017 to the current 2,850 €/m² (2025) — a total change of +46.2% over 8 years, which corresponds to an average value increase of +4.9% p.a. The previous peak was reached in 2023 at 2,880 €/m²; since then, the market has corrected by -1.0% — a pattern typical in many German mid-sized markets following the interest rate turnaround. Condominiums in Ipsheim started in 2017 at around 1,850 €/m² and are now at 2,650 €/m² (+43.2% over 8 years, Ø +4.6% 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 Ipsheim developed from 6.80 €/m² (2017) to the current 8.90 €/m² — +30.9% over 8 years or Ø +3.4% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The land value index in Ipsheim rose from 110 €/m² (2017) to the current 220 €/m² (+100.0% in 8 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Ipsheim yields 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. With around 2,000 inhabitants, Ipsheim forms a comparatively tight market segment — which means: well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Ipsheim 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 building fabric. FREITAG® provides this assessment free of charge and without obligation.
Rental yield range (approx.): 3.4 – 4.5 % 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 Ipsheim compared to the median of all municipalities in Bayern.
| Key figure | Ipsheim | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,850 €/m² | 3,650 €/m² | -21.9 % |
| 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 Ipsheim, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,950 €/m² | – | 1,850 €/m² | – | 6.80 €/m² | – |
| 2018 | 2,050 €/m² | +5.1 % | 1,940 €/m² | +4.9 % | 7.00 €/m² | +2.9 % |
| 2019 | 2,180 €/m² | +6.3 % | 2,050 €/m² | +5.7 % | 7.20 €/m² | +2.9 % |
| 2020 | 2,320 €/m² | +6.4 % | 2,170 €/m² | +5.9 % | 7.45 €/m² | +3.5 % |
| 2021 | 2,520 €/m² | +8.6 % | 2,320 €/m² | +6.9 % | 7.75 €/m² | +4 % |
| 2022 | 2,760 €/m² | +9.5 % | 2,500 €/m² | +7.8 % | 8.10 €/m² | +4.5 % |
| 2023 | 2,880 €/m² | +4.3 % | 2,620 €/m² | +4.8 % | 8.45 €/m² | +4.3 % |
| 2024 | 2,850 €/m² | -1 % | 2,640 €/m² | +0.8 % | 8.70 €/m² | +3 % |
| 2025 | 2,850 €/m² | 0 % | 2,650 €/m² | +0.4 % | 8.90 €/m² | +2.3 % |
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 Ipsheim — concisely answered.
Property annuity (Immobilienverrentung) in Ipsheim means: You transfer ownership, but retain the right of use. Four options are available — Usufruct (Nießbrauch) (most extensive rights, including letting), Right of abode (personal use), Life annuity (monthly payment instead of a lump sum) and Sale-and-leaseback (sale at full price, followed by a rental agreement).
Which option is suitable depends on your age, health status, inheritance situation and the current market value of your property in Ipsheim. These factors directly influence the valuation — therefore, we do not make blanket promises regarding the achievable amount.
The initial consultation is free and without obligation. Upon request, we will involve relatives, tax advisors or notaries from the outset, so that the solution is also sustainable within the family in Ipsheim.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Ipsheim 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 Ipsheim 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 Ipsheim 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 Ipsheim — 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 Ipsheim , and accompany you until the notary or lease agreement appointment.
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.
A reliable valuation in Ipsheim requires genuine comparative data and a feel for micro-location — Gerhard Hahn has internalised both after 30+ years of market proximity in Bavaria. Personal appointments in Ipsheim 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 estate agent in Ipsheim with an excellent rating of 4.9 stars on ImmoScout24. Specialising in the sale of residential properties in Ipsheim and the surrounding area. Has 10 listings with a 100% success rate for purchases.
Visit websiteEstate agent active in Ipsheim with a rating of 4.6 on ImmoScout24. Focused on the buying and selling of properties in the Neustadt an der Aisch-Bad Windsheim region. 5 listings with a 100% success rate.
Visit websiteLocal agent in Ipsheim with a solid rating of 4.6 stars and 18 listings on ImmoScout24. Specialising in residential property sales in Ipsheim. 56% success rate for purchases.
Visit websiteEstate agency active in Ipsheim with 35 listings and a rating of 3.5 on ImmoScout24. Offers brokerage services for residential properties in the region. 57% success rate for purchases.
Visit websiteProperty provider listed directly in Ipsheim-Kaubenheim. Active in the sale and brokerage of residential properties in the local area. Local service provider based on-site.
Visit websiteAre you looking for a real estate agent not directly in Ipsheim, 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 Ipsheim (Ø 2,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Ipsheim 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.
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.
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.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
The right rental price determines whether a property stands vacant or has long-term tenants. We set it at a market-appropriate level and pre-filter interested parties, instead of holding mass viewings.
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.
Understandable valuation as a basis for sale or letting — carried out by certified experts with regional market knowledge.
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 announcement page of the market town of Ipsheim refers to a private-sector fiber optic expansion by glasfaserplus. This falls under infrastructure and location development, but is not published as a classic press article.
In a municipal publication, the assessment rates for real taxes are stated for Ipsheim. This also includes property tax, which directly concerns the topic of municipal location and tax policy.
An agenda item regarding the designation of a 30 km/h zone for the 'Im Kleinen Feld' development area is documented in the Ipsheim council information system. This is a concrete indication of the traffic and development-related progress of a new residential area in the municipality.
The municipality explains that development plans are adopted as bylaws and are legally binding for property owners and those wishing to build. The development plans enacted in Ipsheim are made available for inspection on the page.
On its official website, the market town of Ipsheim describes the urban development of the municipality and refers to several development plans in various parts of the town. Furthermore, the redevelopment area in the town center as well as the 'Wolfsgrube' development area in Kaubenheim with planned additional building plots are mentioned.
