Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Obernzell.
Between the decision to sell and the notary appointment in Obernzell, 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.
Instead of searching portals daily, we reverse the process: you register your profile for Obernzell, 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 Obernzell, 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 Obernzell 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 Obernzell, 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 Obernzell.
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 Obernzell – 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 Obernzell. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Obernzell is a state-recognized resort town located in the Lower Bavarian district of Passau. This market town is situated directly on the left bank of the Danube River, within the Donau-Wald region. The Danube forms the border with Upper Austria, where Vichtenstein and Esternberg are neighboring municipalities, Thyrnau and Untergriesbach are adjacent in Bavaria. Obernzell comprises 21 municipal parts and districts, including Ederlsdorf, Kellberg, and Obernzell itself. This offers those seeking property a natural riverside location and a diverse range of living options within a historically rich area.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Obernzell: 2,850 €/m²
House prices in Obernzell 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 | 2,090 €/m² | +5.6 % |
| 2019 | 2,220 €/m² | +6.2 % |
| 2020 | 2,390 €/m² | +7.7 % |
| 2021 | 2,610 €/m² | +9.2 % |
| 2022 | 2,860 €/m² | +9.6 % |
| 2023 | 2,910 €/m² | +1.7 % |
| 2024 | 2,870 €/m² | -1.4 % |
| 2025 | 2,850 €/m² | -0.7 % |
| 2026 | 2,850 €/m² | 0 % |
Current average purchase price per m² for apartments in Obernzell: 3,250 €/m²
Apartments in Obernzell 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 | 2,180 €/m² | – |
| 2018 | 2,320 €/m² | +6.4 % |
| 2019 | 2,470 €/m² | +6.5 % |
| 2020 | 2,650 €/m² | +7.3 % |
| 2021 | 2,860 €/m² | +7.9 % |
| 2022 | 3,120 €/m² | +9.1 % |
| 2023 | 3,180 €/m² | +1.9 % |
| 2024 | 3,220 €/m² | +1.3 % |
| 2025 | 3,240 €/m² | +0.6 % |
| 2026 | 3,250 €/m² | +0.3 % |
Current average rent per m² in Obernzell: 8.90 €/m²
Rents in Obernzell 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 | 6.60 €/m² | – |
| 2018 | 6.85 €/m² | +3.8 % |
| 2019 | 7.10 €/m² | +3.6 % |
| 2020 | 7.40 €/m² | +4.2 % |
| 2021 | 7.75 €/m² | +4.7 % |
| 2022 | 8.15 €/m² | +5.2 % |
| 2023 | 8.40 €/m² | +3.1 % |
| 2024 | 8.60 €/m² | +2.4 % |
| 2025 | 8.75 €/m² | +1.7 % |
| 2026 | 8.90 €/m² | +1.7 % |
Current average land value per m² in Obernzell: 240 €/m²
The land value in Obernzell 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 | 120 €/m² | – |
| 2018 | 130 €/m² | +8.3 % |
| 2019 | 145 €/m² | +11.5 % |
| 2020 | 160 €/m² | +10.3 % |
| 2021 | 180 €/m² | +12.5 % |
| 2022 | 205 €/m² | +13.9 % |
| 2023 | 220 €/m² | +7.3 % |
| 2024 | 230 €/m² | +4.5 % |
| 2025 | 235 €/m² | +2.2 % |
| 2026 | 240 €/m² | +2.1 % |
The real estate market in Obernzell can be classified as generally small, stable, and driven by owner-occupiers. A clear buyer's or seller's market is difficult to identify, as supply is limited and individual properties strongly influence the market. For houses, demand is highest for move-in-ready, energetically sound properties; properties requiring extensive renovation often require price discounts. Apartments are rare and are primarily in demand from owner-occupiers, seniors, and regional investors. For capital investors, Obernzell is interesting if the focus is on long-term, low-risk letting. The potential gross rental yield is roughly in a range of about 3.0 to 4.2%, depending on the purchase price, condition, micro-location, and lettability. Compared to larger cities in the surrounding area, entry prices are lower, but liquidity is also lower. Overall, property prices in Obernzell point to a market with solid, but not speculative, development. Anyone wishing to buy a house in Obernzell or buy an apartment in Obernzell should pay particular attention to the quality of the location, the state of modernization, and the size of the plot, as these factors influence the price per square metre in Obernzell particularly strongly.
A closer look at the last few years shows how the Obernzell real estate market has developed specifically within the Bavarian market with its strong connection to Munich. For single-family and terraced houses in Obernzell, the average purchase price moved from 1,980 €/m² in 2017 to currently 2,850 €/m² (2026) — a total change of +43.9% over 9 years, which corresponds to an average value increase of +4.1% p.a. The previous peak was reached in 2023 at 2,910 €/m²; since then, the market has corrected by -2.1% — a pattern typical in many German mid-sized markets following the interest rate turnaround. Condominiums in Obernzell started at around 2,180 €/m² in 2017 and are now at 3,250 €/m² (+49.1% over 9 years, Ø +4.5% 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 Obernzell developed from 6.60 €/m² (2017) to currently 8.90 €/m² — +34.8% over 9 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 (Bodenrichtwert) in Obernzell rose from 120 €/m² (2017) to currently 240 €/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 Obernzell yields a calculated gross rental yield of around 3.3% — 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 3,800 inhabitants, Obernzell forms a limited but continuous transaction volume — which means: properties that are priced correctly for the market and well-prepared are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Obernzell 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 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 Obernzell compared to the median of all municipalities in Bayern.
| Key figure | Obernzell | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,850 €/m² | 3,650 €/m² | -21.9 % |
| Flats Ø | 3,250 €/m² | 3,850 €/m² | -15.6 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Obernzell, 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 | – | 2,180 €/m² | – | 6.60 €/m² | – |
| 2018 | 2,090 €/m² | +5.6 % | 2,320 €/m² | +6.4 % | 6.85 €/m² | +3.8 % |
| 2019 | 2,220 €/m² | +6.2 % | 2,470 €/m² | +6.5 % | 7.10 €/m² | +3.6 % |
| 2020 | 2,390 €/m² | +7.7 % | 2,650 €/m² | +7.3 % | 7.40 €/m² | +4.2 % |
| 2021 | 2,610 €/m² | +9.2 % | 2,860 €/m² | +7.9 % | 7.75 €/m² | +4.7 % |
| 2022 | 2,860 €/m² | +9.6 % | 3,120 €/m² | +9.1 % | 8.15 €/m² | +5.2 % |
| 2023 | 2,910 €/m² | +1.7 % | 3,180 €/m² | +1.9 % | 8.40 €/m² | +3.1 % |
| 2024 | 2,870 €/m² | -1.4 % | 3,220 €/m² | +1.3 % | 8.60 €/m² | +2.4 % |
| 2025 | 2,850 €/m² | -0.7 % | 3,240 €/m² | +0.6 % | 8.75 €/m² | +1.7 % |
| 2026 | 2,850 €/m² | 0 % | 3,250 €/m² | +0.3 % | 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 Obernzell — concisely answered.
Property annuity (Immobilienverrentung) in Obernzell 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 Obernzell. 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 Obernzell.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Obernzell 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 Obernzell 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 Obernzell 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 Obernzell — 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 Obernzell , 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.
Many property owners in Obernzell wish to sell without neighbours, tenants, or employees finding out. Gerhard Hahn has been providing precisely this discreet approach for over 30 years. Personal appointments in Obernzell 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.
Specialised estate agent for the sale and letting of residential properties in Obernzell and the Passau district. Carpaten Immobilien offers professional advice on the marketing and brokerage of local properties.
Visit websiteAre you looking for a real estate agent not directly in Obernzell, 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 Obernzell (Ø 2,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Obernzell 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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
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
The municipality of Obernzell provides information about the new Mitterfeld II development area with 22 building plots of various sizes. The entry also provides contact details for the building authority and is aimed at those interested in building plots in Obernzell.
Obernzell publishes the assessment rates for property tax A and B as well as the trade tax assessment rate. The entry classifies these taxes as a municipal source of income and refers to the financing of infrastructure such as roads, schools, and daycare centers.
Legally binding development plans for Obernzell are listed on the municipal website, including Haar 1, Erlau 1, and Klosterfeld. The entry confirms concrete urban land-use planning in the municipal area.
The entry describes a new construction project in Obernzell with a usable area of 3110 square meters at the location Erlautal 7. The entry documents an existing construction or commercial project in Obernzell.
The municipality announces that the structural use for two areas in Obernzell is to be changed. Instead of two larger residential blocks, four smaller apartment buildings are planned.
