Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Lülsfeld.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Lülsfeld 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.
Instead of searching portals daily, we reverse the process: you register your profile for Lülsfeld, we automatically match every new listing with it, and we actively contact you. No fees for searchers, no automated mass emails, no sharing of your data with third parties.
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 Lülsfeld. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
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»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 Lülsfeld 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 Lülsfeld, 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 Lülsfeld.
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 Lülsfeld – discreetly, without obligation, and at an appointment time that suits you.
Below you will find a clear presentation of current purchase prices, rents, and land values in Lülsfeld. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Lülsfeld is a municipality located in the Lower Franconian district of Schweinfurt. It is situated in the Main-Rhön region, between the Steigerwald forest and the Main river, featuring a hilly landscape with narrow river valleys of small streams. The Lülsbach stream originates in Lülsfeld's district, and other streams like the Buchgraben and Solbach also flow through the area. Neighboring communities include Gerolzhofen, Oberschwarzach, Prichsenstadt, Volkach, and Frankenwinheim, alongside the municipal parts Aumühle, Lülsbachsmühle, and Schallfeld. This location in the Steigerwald foreland with proximity to several communities offers a natural environment and regional connections for property owners and buyers.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Lülsfeld: 2,980 €/m²
House prices in Lülsfeld 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 | 1,980 €/m² | – |
| 2018 | 2,080 €/m² | +5.1 % |
| 2019 | 2,180 €/m² | +4.8 % |
| 2020 | 2,320 €/m² | +6.4 % |
| 2021 | 2,520 €/m² | +8.6 % |
| 2022 | 2,760 €/m² | +9.5 % |
| 2023 | 2,820 €/m² | +2.2 % |
| 2024 | 2,860 €/m² | +1.4 % |
| 2025 | 2,920 €/m² | +2.1 % |
| 2026 | 2,980 €/m² | +2.1 % |
Current average purchase price per m² for apartments in Lülsfeld: 2,640 €/m²
Apartments in Lülsfeld 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 | 1,720 €/m² | – |
| 2018 | 1,800 €/m² | +4.7 % |
| 2019 | 1,890 €/m² | +5 % |
| 2020 | 2,000 €/m² | +5.8 % |
| 2021 | 2,150 €/m² | +7.5 % |
| 2022 | 2,340 €/m² | +8.8 % |
| 2023 | 2,380 €/m² | +1.7 % |
| 2024 | 2,430 €/m² | +2.1 % |
| 2025 | 2,530 €/m² | +4.1 % |
| 2026 | 2,640 €/m² | +4.3 % |
Current average rent per m² in Lülsfeld: 8.90 €/m²
Rents in Lülsfeld 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 | 6.40 €/m² | +3.2 % |
| 2019 | 6.60 €/m² | +3.1 % |
| 2020 | 6.85 €/m² | +3.8 % |
| 2021 | 7.10 €/m² | +3.6 % |
| 2022 | 7.45 €/m² | +4.9 % |
| 2023 | 7.75 €/m² | +4 % |
| 2024 | 8.05 €/m² | +3.9 % |
| 2025 | 8.40 €/m² | +4.3 % |
| 2026 | 8.90 €/m² | +6 % |
Current average land value per m² in Lülsfeld: 165 €/m²
The land value in Lülsfeld 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 | 95 €/m² | – |
| 2018 | 100 €/m² | +5.3 % |
| 2019 | 106 €/m² | +6 % |
| 2020 | 112 €/m² | +5.7 % |
| 2021 | 123 €/m² | +9.8 % |
| 2022 | 138 €/m² | +12.2 % |
| 2023 | 148 €/m² | +7.2 % |
| 2024 | 154 €/m² | +4.1 % |
| 2025 | 160 €/m² | +3.9 % |
| 2026 | 165 €/m² | +3.1 % |
The real estate market in Lülsfeld can be classified as a small, rather illiquid submarket. For buyers, this means: supply is limited, comparable properties are rare, and the specific condition of a house or apartment often influences the price more strongly than the statistical average. On the seller's side, the low market breadth means that well-maintained and energy-efficient properties continue to be in demand quickly, while properties in need of renovation can have significantly longer marketing times. The market therefore tends towards a balanced to slightly buyer-friendly environment, with prime locations and good property quality remaining price-stable. For capital investors, Lülsfeld is primarily interesting as a defensive location in the rural surroundings. Demand for rental apartments exists but is not broadly diversified; accordingly, vacancy risks and re-letting times must be considered more on an object-specific basis. The rough gross rental yield range is currently mostly around 3.0 to 4.2% gross, depending on the purchase price, degree of modernization, and rental level. Compared to urban markets, property prices in Lülsfeld are moderate, which can facilitate entry; at the same time, rental prices in Lülsfeld are limited, so the yield depends heavily on a favorable purchase price and solid building fabric. Overall, the market appeals more to security-oriented owner-occupiers and long-term investors who prioritize stability over short-term value dynamics.
Anyone wishing to soundly classify the market in Lülsfeld within the Bavarian market with its strong links to Munich should take a look at the multi-year price development. For detached and terraced houses in Lülsfeld, the average purchase price moved from 1,980 €/m² in 2017 to the current 2,980 €/m² (2026) — a total change of +50.5% over 9 years, which corresponds to an average value increase of +4.6% p.a. Condominiums in Lülsfeld started at around 1,720 €/m² in 2017 and are now at 2,640 €/m² (+53.5% over 9 years, Ø +4.9% 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 Lülsfeld developed from 6.20 €/m² (2017) to the current 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 in Lülsfeld rose from 95 €/m² (2017) to the current 165 €/m² (+73.7% 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 Lülsfeld 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. With around 1,000 inhabitants, Lülsfeld forms a manageable market size — which means: market-priced, well-prepared properties are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Lülsfeld 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 – 4.2 % 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 Lülsfeld compared to the median of all municipalities in Bayern.
| Key figure | Lülsfeld | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,980 €/m² | 3,650 €/m² | -18.4 % |
| Flats Ø | 2,640 €/m² | 3,850 €/m² | -31.4 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Lülsfeld, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,980 €/m² | – | 1,720 €/m² | – | 6.20 €/m² | – |
| 2018 | 2,080 €/m² | +5.1 % | 1,800 €/m² | +4.7 % | 6.40 €/m² | +3.2 % |
| 2019 | 2,180 €/m² | +4.8 % | 1,890 €/m² | +5 % | 6.60 €/m² | +3.1 % |
| 2020 | 2,320 €/m² | +6.4 % | 2,000 €/m² | +5.8 % | 6.85 €/m² | +3.8 % |
| 2021 | 2,520 €/m² | +8.6 % | 2,150 €/m² | +7.5 % | 7.10 €/m² | +3.6 % |
| 2022 | 2,760 €/m² | +9.5 % | 2,340 €/m² | +8.8 % | 7.45 €/m² | +4.9 % |
| 2023 | 2,820 €/m² | +2.2 % | 2,380 €/m² | +1.7 % | 7.75 €/m² | +4 % |
| 2024 | 2,860 €/m² | +1.4 % | 2,430 €/m² | +2.1 % | 8.05 €/m² | +3.9 % |
| 2025 | 2,920 €/m² | +2.1 % | 2,530 €/m² | +4.1 % | 8.40 €/m² | +4.3 % |
| 2026 | 2,980 €/m² | +2.1 % | 2,640 €/m² | +4.3 % | 8.90 €/m² | +6 % |
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 Lülsfeld — concisely answered.
Property annuity (Immobilienverrentung) in Lülsfeld 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 Lülsfeld. 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 Lülsfeld.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Lülsfeld 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 Lülsfeld 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.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Lülsfeld 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 Lülsfeld 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 Lülsfeld 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.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Lülsfeld from over three decades of personal brokerage experience. Personal appointments in Lülsfeld 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 real estate agency with 360-degree service for Lülsfeld and Bavaria. Offers property valuation, sales, lettings, and energy performance certificate preparation.
Visit websiteSuccessfully operating in Lülsfeld since 2001 with over 875 properties brokered. Offers a complete, one-stop service from valuation to the notary appointment.
Visit websiteEstate agency for Lülsfeld that supports owners, communities of heirs, investors, and landlords through all phases of property transactions.
Visit websiteOwner-managed estate agent from Schweinfurt with a focus on high-value properties in Mainfranken and the Lülsfeld region. Operates professionally, individually, and honestly.
Visit websiteCertified and recognised estate agent for Lülsfeld with a 4.8/5 star rating. Specialised in professional property brokerage in Bavaria.
Visit websiteAre you looking for a real estate agent not directly in Lülsfeld, 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 Lülsfeld (Ø 2,980 €/m²) — ideal for an honest market comparison and alternative location assessments.
Lülsfeld 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.
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.
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.
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
In the municipal council meeting of 22.10.2024, the current status of the development plan "Am Brunnhügel" was presented. This also involved statements from authorities and the further processing of the procedure.
The municipality of Lülsfeld provides information on the property tax reform and points to the expected changes in assessment rates. The text classifies the reform as a financial and location-related issue for the municipality.
An external overview lists the property tax assessment rates for Lülsfeld and refers to the municipal determination by statute. The entry is supplementary financial information related to real estate costs.
In the tax overviews of the VG Gerolzhofen, the assessment rates for property tax A and B are listed for Lülsfeld. This is relevant for property owners and local location costs.
The municipal development plan describes that there are hardly any large vacant building lots in Lülsfeld and that a property described as an eyesore was purchased in 2019/2020. The municipality announces an upgrade there.
In its land use planning, the municipality of Lülsfeld mentions the establishment of a development plan for the expansion of the industrial estate "ÜZ e.G. Lülsfeld". The scope is to cover around 56,000 square meters and is part of the municipal development and urban land-use planning.
The VG Gerolzhofen publishes information on building plots for Lülsfeld, including the developed purchase price in the "Am Schleifweg" development area. Cold heat supply and a two-year building obligation are also mentioned.
The municipal council dealt with the status of the expansion of the "Am Bahndamm" development plan in Lülsfeld. The report mentions the involvement of public interest bodies, distance issues regarding a potential wind turbine, and references to the railway line.
