Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Niederfüllbach.
Between the decision to sell and the notary appointment in Niederfüllbach, there are usually several months of work: gathering documents, reliably determining the value, finding the right buyer group, negotiating. We take over these steps completely and keep you informed of every interim status.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Niederfüllbach, 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
Firstly: an honest valuation of your property in Niederfüllbach — based on actual comparable sales, not on aspirational prices. Secondly: a clear, written marketing concept before you sign. Thirdly: personal availability of Gerhard Hahn himself — not of changing assistants.
»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 Niederfüllbach 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 Niederfüllbach, 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 Niederfüllbach.
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 Niederfüllbach – discreetly, without obligation, and at an appointment time that suits you.
Market data for Niederfüllbach 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.
Niederfüllbach is a municipality in the Upper Franconian district of Coburg, part of the Grub am Forst administrative association. It is situated just a few kilometres south of Coburg within the hilly Coburger Land, bordering the Coburg district of Creidlitz. To the south, a large forested area known as the Lichtenfelser Forst begins, extending eight kilometres to the southeast. The Füllbach river, which gives the village its name, flows through the northern part of the village and joins the Itz river northwest of Niederfüllbach. Property owners in this area benefit from a natural environment and proximity to Coburg.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Niederfüllbach: 2,980 €/m²
House prices in Niederfüllbach 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 |
|---|---|---|
| 2016 | 2,050 €/m² | – |
| 2017 | 2,120 €/m² | +3.4 % |
| 2018 | 2,220 €/m² | +4.7 % |
| 2019 | 2,340 €/m² | +5.4 % |
| 2020 | 2,470 €/m² | +5.6 % |
| 2021 | 2,650 €/m² | +7.3 % |
| 2022 | 2,860 €/m² | +7.9 % |
| 2023 | 2,820 €/m² | -1.4 % |
| 2024 | 2,790 €/m² | -1.1 % |
| 2025 | 2,920 €/m² | +4.7 % |
| 2026 | 2,980 €/m² | +2.1 % |
Current average purchase price per m² for apartments in Niederfüllbach: 2,720 €/m²
Apartments in Niederfüllbach 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 |
|---|---|---|
| 2016 | 1,780 €/m² | – |
| 2017 | 1,850 €/m² | +3.9 % |
| 2018 | 1,940 €/m² | +4.9 % |
| 2019 | 2,050 €/m² | +5.7 % |
| 2020 | 2,180 €/m² | +6.3 % |
| 2021 | 2,360 €/m² | +8.3 % |
| 2022 | 2,560 €/m² | +8.5 % |
| 2023 | 2,530 €/m² | -1.2 % |
| 2024 | 2,500 €/m² | -1.2 % |
| 2025 | 2,650 €/m² | +6 % |
| 2026 | 2,720 €/m² | +2.6 % |
Current average rent per m² in Niederfüllbach: 8.90 €/m²
Rents in Niederfüllbach 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 |
|---|---|---|
| 2016 | 6.40 €/m² | – |
| 2017 | 6.60 €/m² | +3.1 % |
| 2018 | 6.80 €/m² | +3 % |
| 2019 | 7.05 €/m² | +3.7 % |
| 2020 | 7.35 €/m² | +4.3 % |
| 2021 | 7.70 €/m² | +4.8 % |
| 2022 | 8.10 €/m² | +5.2 % |
| 2023 | 8.35 €/m² | +3.1 % |
| 2024 | 8.50 €/m² | +1.8 % |
| 2025 | 8.75 €/m² | +2.9 % |
| 2026 | 8.90 €/m² | +1.7 % |
Current average land value per m² in Niederfüllbach: 210 €/m²
The land value in Niederfüllbach 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 |
|---|---|---|
| 2016 | 120 €/m² | – |
| 2017 | 128 €/m² | +6.7 % |
| 2018 | 138 €/m² | +7.8 % |
| 2019 | 150 €/m² | +8.7 % |
| 2020 | 165 €/m² | +10 % |
| 2021 | 182 €/m² | +10.3 % |
| 2022 | 205 €/m² | +12.6 % |
| 2023 | 208 €/m² | +1.5 % |
| 2024 | 206 €/m² | -1 % |
| 2025 | 209 €/m² | +1.5 % |
| 2026 | 210 €/m² | +0.5 % |
The real estate market in Niederfüllbach can generally be classified as a small but stable regional market. Its proximity to Coburg ensures a reliable baseline demand, particularly from owner-occupiers, families, and commuters who prefer a quieter residential environment. At the same time, supply is limited, which can lead to short marketing times for suitable properties. Compared to urban markets, Niederfüllbach is more of a buyer's market with selective advantages for sellers: well-located, well-maintained, and energy-efficient properties can still be placed quickly, while properties in need of renovation face more price negotiations. For capital investors, the location remains interesting if the entry price is right and the lettability is solid. The rough gross rental yield range is currently mostly around 3.2% to 4.4%, depending on the property type, condition, and price level. Those who monitor property prices in Niederfüllbach will recognise a market with moderate growth, stable rents, and an overall rather defensive development. The price per square metre in Niederfüllbach therefore remains calculable for owner-occupiers and comprehensible for long-term investors.
The data from recent years paints a clear picture of price movements for Niederfüllbach within the Bavarian market, with its strong connection to Munich. For single-family homes and terraced houses in Niederfüllbach, the average purchase price moved from 2,050 €/m² in 2016 to 2,980 €/m² currently (2026) — a total change of +45.4% over 10 years, which corresponds to an average value increase of +3.8% p.a. Condominiums in Niederfüllbach started at around 1,780 €/m² in 2016 and are at 2,720 €/m² today (+52.8% over 10 years, Ø +4.3% 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 Niederfüllbach developed from 6.40 €/m² (2016) to 8.90 €/m² currently — +39.1% over 10 years or Ø +3.4% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Niederfüllbach rose from 120 €/m² (2016) to 210 €/m² currently (+75.0% in 10 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Niederfüllbach yields a calculated gross rental yield of around 3.9% — 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 1,600 inhabitants, Niederfüllbach forms a limited but continuous transaction volume — which means: properties that are priced according to the market and well-prepared are generally sold or let quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Niederfüllbach 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 property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3.2 – 4.4 % 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 Niederfüllbach compared to the median of all municipalities in Bayern.
| Key figure | Niederfüllbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,980 €/m² | 3,650 €/m² | -18.4 % |
| Flats Ø | 2,720 €/m² | 3,850 €/m² | -29.4 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Niederfüllbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,120 €/m² | – | 1,850 €/m² | – | 6.60 €/m² | – |
| 2018 | 2,220 €/m² | +4.7 % | 1,940 €/m² | +4.9 % | 6.80 €/m² | +3 % |
| 2019 | 2,340 €/m² | +5.4 % | 2,050 €/m² | +5.7 % | 7.05 €/m² | +3.7 % |
| 2020 | 2,470 €/m² | +5.6 % | 2,180 €/m² | +6.3 % | 7.35 €/m² | +4.3 % |
| 2021 | 2,650 €/m² | +7.3 % | 2,360 €/m² | +8.3 % | 7.70 €/m² | +4.8 % |
| 2022 | 2,860 €/m² | +7.9 % | 2,560 €/m² | +8.5 % | 8.10 €/m² | +5.2 % |
| 2023 | 2,820 €/m² | -1.4 % | 2,530 €/m² | -1.2 % | 8.35 €/m² | +3.1 % |
| 2024 | 2,790 €/m² | -1.1 % | 2,500 €/m² | -1.2 % | 8.50 €/m² | +1.8 % |
| 2025 | 2,920 €/m² | +4.7 % | 2,650 €/m² | +6 % | 8.75 €/m² | +2.9 % |
| 2026 | 2,980 €/m² | +2.1 % | 2,720 €/m² | +2.6 % | 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 Niederfüllbach — concisely answered.
Many owners in Niederfüllbach 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 Niederfüllbach 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 production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Niederfüllbach 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 Niederfüllbach 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 Niederfüllbach 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 Niederfüllbach — 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 Niederfüllbach , 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.
A reliable valuation in Niederfüllbach 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 Niederfüllbach 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 with a shop in Coburg, active in the brokerage of residential properties in Niederfüllbach in the Coburg South district. Specialising in family homes such as the 'Familienglück' in Niederfüllbach with 150 m² and 6 rooms. A reliable partner for the Coburg area.
Visit websiteRE/MAX agent Selçuk Gemi actively brokers building plots for private homes in Niederfüllbach (postcode 96489). Specialising in the Coburg area with offerings such as 617 m² plots. A local contact for prospective buyers in the region.
Visit websiteOwner-managed estate agent with reference properties in Niederfüllbach, including detached houses with large plots on the edge of town. Focused on residential properties in the Coburg district. Offers local expertise for buyers and sellers.
Visit websiteSpecialist for the purchase and sale of single and multi-family homes in the Coburg area, including Niederfüllbach. Purchases properties directly and serves clients. Personal service turning customers into friends.
Visit websiteImmobilien Reinhardt GmbH is an established estate agent for the purchase, sale, and valuation of residential properties with a focus on Coburg, Lichtenfels, and the surrounding area. The team led by Daniel Sam actively manages properties in Niederfüllbach and the Coburg district. With high customer satisfaction (4.6 stars), the owner-managed business offers regional expertise.
Visit websiteRegina Leybold Immobilien specialises in the brokerage of residential properties in Coburg and the surrounding municipalities such as Niederfüllbach. The owner-managed firm offers comprehensive advice for buyers and sellers in the region. Known for personal service and local market knowledge.
Pohl GmbH, led by Robert Pohl, brokers residential properties in the Coburg district, including Niederfüllbach, with a focus on sales and lettings. The agent achieves excellent ratings (4.8 stars) and is known for reliable regional transactions. As a local player, they offer sound insights into the property market.
EV Oberfranken Immobilien oHG with Dieter Haimann focuses on residential properties in Upper Franconia, specifically the Coburg district and Niederfüllbach. The agent offers professional brokerage and advice for the local market. With solid ratings (4.1 stars), they are a reliable partner in the region.
Are you looking for a real estate agent not directly in Niederfüllbach, 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 Niederfüllbach (Ø 2,980 €/m²) — ideal for an honest market comparison and alternative location assessments.
Niederfüllbach 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.
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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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.
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.
Comparative value, intrinsic value (Sachwert) or income approach (Ertragswert): We select the appropriate method for the property and disclose the derivation, instead of just stating a number.
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
Reporting on the 2024 budget of Niederfüllbach highlights that the municipality has invested heavily according to its own statements. The budget thus serves as relevant evidence for local economic and infrastructure development.
The article describes the renovation of the consumer market in Niederfüllbach and mentions the new interior design, the area of more than 4,000 square meters, and the parking spaces. This documents a concrete investment and modernization project in the municipality.
The new E center in Niederfüllbach opened on October 19, 2022. The article describes the modern market with a large sales area, café, and 238 ground-level parking spaces, and classifies the opening as an enhancement of local supply.
In Niederfüllbach, plans for a photovoltaic system in the area of the Steinrücken have been abandoned. The report cites the funding and development plan situation as background, among other things, and thus concerns a concrete construction and economic project in the municipality.
