Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Obermichelbach.
Anyone selling or letting a property in Obermichelbach 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.
Instead of searching portals daily, we reverse the process: you register your profile for Obermichelbach, 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
When multiple heirs have to decide on a property in Obermichelbach, it's rarely just about square metres. For decades, Gerhard Hahn has been moderating precisely these constellations: a fair market value, a clear process, a clean payout. This way, the family stays together in the end, and the assets are in order.
»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 Obermichelbach 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 Obermichelbach, 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 Obermichelbach.
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 Obermichelbach – 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 Obermichelbach. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Obermichelbach is a municipality located in the district of Fürth in Middle Franconia. It is situated on a plateau between the valleys of the Mittlere Aurach, the Regnitz, and the Zenn. Neighboring communities include Herzogenaurach, Erlangen, Fürth, Veitsbronn, and Tuchenbach. The municipality comprises the community parts of Obermichelbach, Rothenberg, and Untermichelbach. Owning property here offers a living environment within a well-established community with historical roots, positioned in a natural setting.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Obermichelbach: 4,250 €/m²
House prices in Obermichelbach 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 | 2,850 €/m² | – |
| 2017 | 3,020 €/m² | +6 % |
| 2018 | 3,220 €/m² | +6.6 % |
| 2019 | 3,450 €/m² | +7.1 % |
| 2020 | 3,680 €/m² | +6.7 % |
| 2021 | 3,980 €/m² | +8.2 % |
| 2022 | 4,280 €/m² | +7.5 % |
| 2023 | 4,230 €/m² | -1.2 % |
| 2024 | 4,250 €/m² | +0.5 % |
| 2025 | 4,250 €/m² | 0 % |
Current average purchase price per m² for apartments in Obermichelbach: 4,050 €/m²
Apartments in Obermichelbach 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 | 2,650 €/m² | – |
| 2017 | 2,790 €/m² | +5.3 % |
| 2018 | 2,950 €/m² | +5.7 % |
| 2019 | 3,140 €/m² | +6.4 % |
| 2020 | 3,320 €/m² | +5.7 % |
| 2021 | 3,560 €/m² | +7.2 % |
| 2022 | 3,860 €/m² | +8.4 % |
| 2023 | 3,980 €/m² | +3.1 % |
| 2024 | 4,020 €/m² | +1 % |
| 2025 | 4,050 €/m² | +0.7 % |
Current average rent per m² in Obermichelbach: 11.80 €/m²
Rents in Obermichelbach 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 | 8.20 €/m² | – |
| 2017 | 8.50 €/m² | +3.7 % |
| 2018 | 8.80 €/m² | +3.5 % |
| 2019 | 9.10 €/m² | +3.4 % |
| 2020 | 9.40 €/m² | +3.3 % |
| 2021 | 9.80 €/m² | +4.3 % |
| 2022 | 10.40 €/m² | +6.1 % |
| 2023 | 11.00 €/m² | +5.8 % |
| 2024 | 11.40 €/m² | +3.6 % |
| 2025 | 11.80 €/m² | +3.5 % |
Current average land value per m² in Obermichelbach: 520 €/m²
The land value in Obermichelbach 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 | 260 €/m² | – |
| 2017 | 280 €/m² | +7.7 % |
| 2018 | 310 €/m² | +10.7 % |
| 2019 | 340 €/m² | +9.7 % |
| 2020 | 380 €/m² | +11.8 % |
| 2021 | 430 €/m² | +13.2 % |
| 2022 | 500 €/m² | +16.3 % |
| 2023 | 515 €/m² | +3 % |
| 2024 | 520 €/m² | +1 % |
| 2025 | 520 €/m² | 0 % |
Overall, Obermichelbach can be classified as a rather tight, demand-oriented residential location. The market is not a classic buyer's market but moves between a balanced and slightly seller-friendly environment, especially for well-maintained detached houses, family-friendly apartments, and plots of land in sought-after locations. The proximity to Fürth, Erlangen, and Nuremberg sustainably supports demand, as commuter locations in the surrounding area remain in high demand. At the same time, the low volume of new construction and the manageable availability of land limit supply. This has a particular impact on the price per square metre in Obermichelbach for houses and on the standard land value in Obermichelbach. For capital investors, the location remains interesting if properties are solidly lettable and the running costs are in proportion to the rent. The rough gross rental yield range is currently mostly around 2.8% to 3.8%, depending on the purchase price, condition, and lettability. Higher yields tend to be possible with smaller apartments or properties in need of renovation, while new properties are more convincing due to value retention and stability. Overall, property prices in Obermichelbach point to a market with long-term robust development but limited short-term potential for discounts. Anyone wishing to buy a house in Obermichelbach or buy an apartment in Obermichelbach should therefore pay particular attention to quality, energy efficiency, and micro-location.
The data from recent years paints a clear picture of price movements for Obermichelbach within the Bavarian market, with its strong connection to Munich. For detached and terraced houses in Obermichelbach, the average purchase price moved from 2,850 €/m² in 2016 to the current 4,250 €/m² (2025) — a total change of +49.1% over 9 years, which corresponds to an average value increase of +4.5% p.a. The previous peak was reached in 2022 at 4,280 €/m²; since then, the market has corrected by -0.7% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Obermichelbach started at around 2,650 €/m² in 2016 and are now at 4,050 €/m² (+52.8% over 9 years, Ø +4.8% 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 Obermichelbach developed from 8.20 €/m² (2016) to the current 11.80 €/m² — +43.9% 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 Obermichelbach rose from 260 €/m² (2016) to the current 520 €/m² (+100.0% 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 Obermichelbach yields a calculated gross rental yield of around 3.5% — 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 3,200 inhabitants, Obermichelbach is 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 room for negotiation. For owners in Obermichelbach 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.): 2.8 – 3.8 % 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 Obermichelbach compared to the median of all municipalities in Bayern.
| Key figure | Obermichelbach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 4,250 €/m² | 3,650 €/m² | +16.4 % |
| Flats Ø | 4,050 €/m² | 3,850 €/m² | +5.2 % |
| Rents Ø | 11.80 €/m² | 9.80 €/m² | +20.4 % |
Annual average values for purchase prices (houses & flats) and rents in Obermichelbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 2,850 €/m² | – | 2,650 €/m² | – | 8.20 €/m² | – |
| 2017 | 3,020 €/m² | +6 % | 2,790 €/m² | +5.3 % | 8.50 €/m² | +3.7 % |
| 2018 | 3,220 €/m² | +6.6 % | 2,950 €/m² | +5.7 % | 8.80 €/m² | +3.5 % |
| 2019 | 3,450 €/m² | +7.1 % | 3,140 €/m² | +6.4 % | 9.10 €/m² | +3.4 % |
| 2020 | 3,680 €/m² | +6.7 % | 3,320 €/m² | +5.7 % | 9.40 €/m² | +3.3 % |
| 2021 | 3,980 €/m² | +8.2 % | 3,560 €/m² | +7.2 % | 9.80 €/m² | +4.3 % |
| 2022 | 4,280 €/m² | +7.5 % | 3,860 €/m² | +8.4 % | 10.40 €/m² | +6.1 % |
| 2023 | 4,230 €/m² | -1.2 % | 3,980 €/m² | +3.1 % | 11.00 €/m² | +5.8 % |
| 2024 | 4,250 €/m² | +0.5 % | 4,020 €/m² | +1 % | 11.40 €/m² | +3.6 % |
| 2025 | 4,250 €/m² | 0 % | 4,050 €/m² | +0.7 % | 11.80 €/m² | +3.5 % |
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 Obermichelbach — concisely answered.
Many owners in Obermichelbach 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 Obermichelbach 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.
Entrepreneurs in Obermichelbach who wish to sell their commercial property and lease it back use Sale & Lease-Back: They sell office buildings, warehouses or practice premises to an investor, receive liquidity for growth or consolidation, and lease the property back long-term. The location in Obermichelbach remains unchanged.
FREITAG® accompanies the entire process: value-based valuation, selection of qualified investors, contract drafting with clear lease-back conditions — including options for repurchase and flexible terms.
We check free of charge whether your commercial property in Obermichelbach is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Hospitality properties in Obermichelbach 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 Obermichelbach — 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 Obermichelbach , 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.
Buyers and sellers in Obermichelbach benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Obermichelbach 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 Obermichelbach with a 5.0 rating on ImmoScout24, specialising in the purchase and sale of residential properties. Offers comprehensive advice for owners in the Fürth district region. Active with listings in Obermichelbach.
Visit websiteEstate agent for Obermichelbach with a 4.1 rating, focused on residential properties for purchase and sale. Serves the region around Fürth with local listings. Specialises in project properties.
Visit websiteHighly rated agent (4.8) in Obermichelbach, specialising in residential property sales and lettings. IVD member with a strong regional focus in the Fürth district. Offers local valuations and brokerage services.
Visit websiteLocal agent with a 4.6 rating for Obermichelbach, active in the sale of houses and apartments. Serves owners in 90587 Obermichelbach and the surrounding area. Strong presence on ImmoScout24.
Visit websiteExperienced estate agent with a 4.3 rating, specialising in residential properties in Obermichelbach. A high number of listings (151) demonstrates strong activity in the region. Offers local sales and brokerage.
Visit websiteAgent with an excellent 4.9 rating in Obermichelbach, focused on the purchase of residential properties. High customer satisfaction in the Fürth region. Active with local listings.
Visit websiteQuality agent (4.7 rating) for Obermichelbach, specialising in the brokerage of residential properties. Regionally active in the Fürth district. Offers personal support.
Visit websiteTop-rated agent (4.9) in Obermichelbach with an engineering background, specialising in residential property sales. 100% purchase listings in the region. Perfect for technical valuations on site.
Visit websiteAre you looking for a real estate agent not directly in Obermichelbach, 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 Obermichelbach (Ø 4,250 €/m²) — ideal for an honest market comparison and alternative location assessments.
Obermichelbach 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.
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.
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.
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
The town hall website explains the preparation of development plans and their legal effect. It highlights that construction projects within the scope of a qualified development plan can be permissible if the stipulations are met and access is secured. This is general, yet location-specific construction information for Obermichelbach.
The BayernPortal describes the property tax assessment and names Obermichelbach as the responsible municipality. The content is technically relevant for municipal tax and location issues, but is not an editorial news article.
The municipality describes the process of the land use plan and development plan through public and authority participation until they come into effect. The text is official procedural information for urban land-use planning in Obermichelbach. No specific project is mentioned.
The municipality of Obermichelbach provides its existing development plans and the land use plan online. The entry refers to the legally binding planning documents and the responsibility of the building authority for inquiries. This has a clear connection to municipal construction and local development.
The article summarizes another municipal council meeting and contains at least one reference to ongoing local development issues in Obermichelbach. However, no sufficiently concrete real estate or construction content can be derived from the found snippet, which is why the added value for the requested topic list is limited.
In a report on the municipal council meeting, a building application for a single-family house including an exemption from building lines is discussed. It also covers a brief analysis of development plan No. 1 Obermichelbach South Part 1 to examine densification possibilities. This is a concrete local construction and development process in Obermichelbach.
The location portal shows key figures and industry structure for Obermichelbach, including industry, retail, wholesale, hospitality, and services. This is more of a location overview than news, but can be classified as an economy-related hit for the municipality.
