Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Irlbach.
Anyone selling or letting a property in Irlbach 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 Irlbach 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
We generally market your property in Irlbach 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 Irlbach 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 Irlbach, 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 Irlbach.
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 Irlbach – discreetly, without obligation, and at an appointment time that suits you.
Market data for Irlbach 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.
Irlbach is a municipality and its main village within the Lower Bavarian district of Straubing-Bogen. Situated in the Gäuboden, the village lies in the district's southeast corner on the right bank of the Danube, at the mouth of the Irlbach river. The municipality consists of the districts Entau, Irlbach, and Sophienhof. First mentioned in 741, Irlbach belonged to Niederaltaich Abbey until 1803 and was a self-contained Hofmark. This established geographical and historical context offers a solid foundation for both property owners and prospective buyers.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Irlbach: 3,650 €/m²
House prices in Irlbach 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 | 2,450 €/m² | – |
| 2018 | 2,580 €/m² | +5.3 % |
| 2019 | 2,720 €/m² | +5.4 % |
| 2020 | 2,910 €/m² | +7 % |
| 2021 | 3,180 €/m² | +9.3 % |
| 2022 | 3,520 €/m² | +10.7 % |
| 2023 | 3,690 €/m² | +4.8 % |
| 2024 | 3,650 €/m² | -1.1 % |
| 2025 | 3,650 €/m² | 0 % |
| 2026 | 3,650 €/m² | 0 % |
Current average purchase price per m² for apartments in Irlbach: 3,950 €/m²
Apartments in Irlbach 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 | 2,620 €/m² | – |
| 2018 | 2,760 €/m² | +5.3 % |
| 2019 | 2,920 €/m² | +5.8 % |
| 2020 | 3,120 €/m² | +6.8 % |
| 2021 | 3,380 €/m² | +8.3 % |
| 2022 | 3,760 €/m² | +11.2 % |
| 2023 | 3,980 €/m² | +5.9 % |
| 2024 | 3,950 €/m² | -0.8 % |
| 2025 | 3,950 €/m² | 0 % |
| 2026 | 3,950 €/m² | 0 % |
Current average rent per m² in Irlbach: 8.90 €/m²
Rents in Irlbach 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 | 6.20 €/m² | – |
| 2018 | 6.45 €/m² | +4 % |
| 2019 | 6.70 €/m² | +3.9 % |
| 2020 | 6.95 €/m² | +3.7 % |
| 2021 | 7.35 €/m² | +5.8 % |
| 2022 | 7.85 €/m² | +6.8 % |
| 2023 | 8.30 €/m² | +5.7 % |
| 2024 | 8.55 €/m² | +3 % |
| 2025 | 8.75 €/m² | +2.3 % |
| 2026 | 8.90 €/m² | +1.7 % |
Current average land value per m² in Irlbach: 260 €/m²
The land value in Irlbach 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 | 150 €/m² | – |
| 2018 | 160 €/m² | +6.7 % |
| 2019 | 175 €/m² | +9.4 % |
| 2020 | 190 €/m² | +8.6 % |
| 2021 | 210 €/m² | +10.5 % |
| 2022 | 235 €/m² | +11.9 % |
| 2023 | 250 €/m² | +6.4 % |
| 2024 | 255 €/m² | +2 % |
| 2025 | 258 €/m² | +1.2 % |
| 2026 | 260 €/m² | +0.8 % |
The real estate market in Irlbach can be classified overall as a small, rather stable seller's market with limited liquidity. The supply of houses, apartments, and building plots is manageable, which means that well-positioned properties continue to be in quick demand. At the same time, the rural location ensures that price development is less volatile than in the larger centers of the region. For buyers, this means: anyone looking to buy a house in Irlbach or buy an apartment in Irlbach will encounter a market with moderate, but not low, entry prices and a clear differentiation in quality based on condition, location, and plot size. For capital investors, Irlbach is particularly interesting when solid rentability in the regional environment and long-term stable value are the priority. The rough gross rental yield range is approximately 2.8% to 4.0%, depending on the purchase price, property condition, and achievable rent. Overall, the stable demand, proximity to economically relevant locations, and the tight supply structure point to a robust, but not highly dynamic market. For real estate prices in Irlbach, this means: a sustainable development rather than short-term fluctuations.
Anyone wishing to soundly classify the market in Irlbach within the Bavarian market with its strong connection to Munich should take a look at the multi-year price development. For single-family and terraced houses in Irlbach, the average purchase price moved from 2,450 €/m² in 2017 to currently 3,650 €/m² (2026) — a total change of +49.0% over 9 years, which corresponds to an average value increase of +4.5% p.a. The previous peak was reached in 2023 at 3,690 €/m²; since then, the market has corrected by -1.1% — a pattern typical in many German mid-sized markets following the interest rate turnaround. Condominiums in Irlbach started in 2017 at around 2,620 €/m² and are today at 3,950 €/m² (+50.8% over 9 years, Ø +4.7% p.a.). This makes them suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Irlbach developed from 6.20 €/m² (2017) to currently 8.90 €/m² — +43.5% 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 (Bodenrichtwert) in Irlbach rose from 150 €/m² (2017) to currently 260 €/m² (+73.3% 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 Irlbach yields a calculated gross rental yield of around 2.7% — 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 1,200 inhabitants, Irlbach forms a limited but continuous transaction volume — which means: properties priced in line with the market and well-prepared are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Irlbach considering a sale or rental, 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 Irlbach compared to the median of all municipalities in Bayern.
| Key figure | Irlbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,650 €/m² | 3,650 €/m² | 0 % |
| Flats Ø | 3,950 €/m² | 3,850 €/m² | +2.6 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Irlbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,450 €/m² | – | 2,620 €/m² | – | 6.20 €/m² | – |
| 2018 | 2,580 €/m² | +5.3 % | 2,760 €/m² | +5.3 % | 6.45 €/m² | +4 % |
| 2019 | 2,720 €/m² | +5.4 % | 2,920 €/m² | +5.8 % | 6.70 €/m² | +3.9 % |
| 2020 | 2,910 €/m² | +7 % | 3,120 €/m² | +6.8 % | 6.95 €/m² | +3.7 % |
| 2021 | 3,180 €/m² | +9.3 % | 3,380 €/m² | +8.3 % | 7.35 €/m² | +5.8 % |
| 2022 | 3,520 €/m² | +10.7 % | 3,760 €/m² | +11.2 % | 7.85 €/m² | +6.8 % |
| 2023 | 3,690 €/m² | +4.8 % | 3,980 €/m² | +5.9 % | 8.30 €/m² | +5.7 % |
| 2024 | 3,650 €/m² | -1.1 % | 3,950 €/m² | -0.8 % | 8.55 €/m² | +3 % |
| 2025 | 3,650 €/m² | 0 % | 3,950 €/m² | 0 % | 8.75 €/m² | +2.3 % |
| 2026 | 3,650 €/m² | 0 % | 3,950 €/m² | 0 % | 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 Irlbach — concisely answered.
For owners in Irlbach 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 Irlbach 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 Irlbach, 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 Irlbach 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 Irlbach. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Irlbach 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 Irlbach 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 Irlbach legally permissible under building law, we clarify before marketing.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
For over 30 years, Gerhard Hahn has been active as a real estate appraiser, real estate consultant, and real estate agent in Bavaria and Southern Germany — focusing on high-quality residential property, off-market marketing, and the discreet support of owners, communities of heirs, and family offices.
For Irlbach, 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 Irlbach 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.
Owner-managed estate agency in Irlbach focusing on property sales. Daniel Schwarz leads the company and supports clients in the Straubing-Bogen region with professional advice and extensive market knowledge.
Visit websiteEstablished estate agency in Irlbach under the leadership of Gerhard König. The company offers property sales and brokerage services with many years of experience in the Lower Bavaria region.
Visit websiteSpecialised estate agency in Irlbach focusing on professional property consultancy and sales processing. Christian Dischinger has extensive experience in the brokerage of residential properties in the region.
Visit websiteActive estate agency in Irlbach under the leadership of Tobias Sachse. The company brokers residential properties with a strong focus on customer service and successful sales completions in the Straubing-Bogen region.
Visit websiteCooperative estate agency in Irlbach led by Lukas Rathay. The company offers property sales and brokerage with a strong focus on sustainable and customer-oriented advice in Lower Bavaria.
Visit websiteEstate agency in Irlbach under the leadership of Gerhard Schweiger, specialising in property sales and brokerage. The company supports clients in the Straubing-Bogen region with professional service.
Visit websiteLocal estate agency in Irlbach specialising in property sales and the brokerage of residential properties. The team offers free valuations and no-obligation advice for property owners in the municipality of Irlbach.
Visit websiteSpecialised consultancy firm in Irlbach led by Martin Habel, focusing on property sales and professional advice. The company offers comprehensive support for property brokerage in the region.
Visit websiteEstate agency in Irlbach under the leadership of Michael Keil, specialising in property sales. The company offers professional brokerage of residential properties in the Straubing-Bogen region.
Visit websiteTop-rated estate agency in Irlbach specialising in the sale and letting of residential properties. The company supports owners in the municipality of Irlbach with professional advice and market knowledge.
Visit websiteAre you looking for a real estate agent not directly in Irlbach, 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 Irlbach (Ø 3,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Irlbach 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
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.
From defining the ancillary costs arrangement to the handover: We structure the letting of your house in such a way that no disputes arise later.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
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
Legally binding development plans for the joint special area Straßkirchen-Irlbach are listed on the Irlbach municipal website. This concerns the planning law basis for the joint project in direct relation to the municipality of Irlbach.
The Irlbach municipal council has set a sale price of 179 euros per square meter for the "Am Schlosspark" development area. This is a clear indication of the marketing of new residential building land in the municipality and directly affects local development in Irlbach.
The municipality of Irlbach provides information on the property tax reform in Bavaria and explains the new calculation starting in 2025. The topic concerns municipal tax policy and is therefore an economically relevant location factor for the municipality.
The construction of a children's center and a day care facility on Bayerwaldstraße is described for Irlbach. The measure expands social infrastructure and is a concrete new construction project in the municipality.
According to the report, work on the new construction of a children's center and a day care facility in Irlbach began at the end of June. The scope and use of the project, including crèche, kindergarten, and care services, are also mentioned.
The BMW Group has received building permission for the new assembly site in the municipalities of Irlbach and Straßkirchen. The site is one of the most significant industrial and investment projects with a direct connection to Irlbach.
It is reported that BMW can begin initial work for the new plant in Irlbach-Straßkirchen. Preparatory measures such as soil removal, site setup, and container installation are mentioned.
