Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Oberschwarzach.
Between the decision to sell and the notary appointment in Oberschwarzach, 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.
A significant proportion of properties in Oberschwarzach 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
Firstly: an honest valuation of your property in Oberschwarzach — 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 Oberschwarzach 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 Oberschwarzach, 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 Oberschwarzach.
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 Oberschwarzach – discreetly, without obligation, and at an appointment time that suits you.
Market data for Oberschwarzach 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.
Oberschwarzach is a market town in the Lower Franconian district of Schweinfurt, part of the Gerolzhofen administrative association. It is located in the Main-Rhön region and comprises twelve municipal parts, including Oberschwarzach, Greuthermühle, Steinmühle, and Wiesenmühle. Neighboring communities include Ebrach, Geiselwind, Prichsenstadt, Lülsfeld, and Gerolzhofen. Forests in the eastern part of the municipality are protected as an FFH area and bird sanctuary. This location presents a secure environment for long-term real estate investments or residential purposes.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Oberschwarzach: 2,850 €/m²
House prices in Oberschwarzach 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 | 1,950 €/m² | – |
| 2018 | 2,050 €/m² | +5.1 % |
| 2019 | 2,170 €/m² | +5.9 % |
| 2020 | 2,320 €/m² | +6.9 % |
| 2021 | 2,520 €/m² | +8.6 % |
| 2022 | 2,760 €/m² | +9.5 % |
| 2023 | 2,880 €/m² | +4.3 % |
| 2024 | 2,850 €/m² | -1 % |
| 2025 | 2,850 €/m² | 0 % |
Current average purchase price per m² for apartments in Oberschwarzach: 2,650 €/m²
Apartments in Oberschwarzach 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 | 1,780 €/m² | – |
| 2018 | 1,870 €/m² | +5.1 % |
| 2019 | 1,980 €/m² | +5.9 % |
| 2020 | 2,120 €/m² | +7.1 % |
| 2021 | 2,300 €/m² | +8.5 % |
| 2022 | 2,520 €/m² | +9.6 % |
| 2023 | 2,640 €/m² | +4.8 % |
| 2024 | 2,650 €/m² | +0.4 % |
| 2025 | 2,650 €/m² | 0 % |
Current average rent per m² in Oberschwarzach: 8.90 €/m²
Rents in Oberschwarzach 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 | 6.70 €/m² | – |
| 2018 | 6.90 €/m² | +3 % |
| 2019 | 7.15 €/m² | +3.6 % |
| 2020 | 7.45 €/m² | +4.2 % |
| 2021 | 7.80 €/m² | +4.7 % |
| 2022 | 8.20 €/m² | +5.1 % |
| 2023 | 8.55 €/m² | +4.3 % |
| 2024 | 8.80 €/m² | +2.9 % |
| 2025 | 8.90 €/m² | +1.1 % |
Current average land value per m² in Oberschwarzach: 165 €/m²
The land value in Oberschwarzach 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 | 108 €/m² | +8 % |
| 2020 | 118 €/m² | +9.3 % |
| 2021 | 132 €/m² | +11.9 % |
| 2022 | 148 €/m² | +12.1 % |
| 2023 | 158 €/m² | +6.8 % |
| 2024 | 163 €/m² | +3.2 % |
| 2025 | 165 €/m² | +1.2 % |
The real estate market in Oberschwarzach can generally be classified as a small, rather illiquid market with stable underlying demand. For buyers, this means: supply is limited, price negotiations are possible depending on the property, and at the same time, well-maintained houses and apartments remain in demand due to the scarce stock. For sellers, the situation is generally favourable, provided the location, condition, and energy standard are right. The market tends towards a slight seller's market for high-quality or move-in-ready properties, while properties in need of renovation are subject to greater price differentiation. Demand is primarily driven by owner-occupiers, returnees from the region, and households with ties to the surrounding labour markets. Oberschwarzach benefits from its quiet residential location, village character, and accessibility to larger centres. For investors, the municipality is particularly interesting if a property can be acquired at an attractive entry price and there is solid lettability to local households or commuters. The rough gross rental yield range is currently mostly around 3.0 to 4.2%, depending on the purchase price, degree of modernisation, and micro-location. Compared to urban markets, property prices in Oberschwarzach are lower, but yields are limited by the equally moderate rents. Overall, the market is quiet with long-term stable development and low volatility.
The data from recent years paints a clear picture of price movements for Oberschwarzach within the Bavarian market, with its strong ties to Munich. For detached and terraced houses in Oberschwarzach, the average purchase price moved from 1,950 €/m² in 2017 to currently 2,850 €/m² (2025) — a total change of +46.2% over 8 years, which corresponds to an average value increase of +4.9% p.a. The previous peak was reached in 2023 at 2,880 €/m²; since then, the market has corrected by -1.0% — a pattern typical in many German mid-sized markets following the interest rate turnaround. Condominiums in Oberschwarzach started at around 1,780 €/m² in 2017 and are now at 2,650 €/m² (+48.9% over 8 years, Ø +5.1% p.a.). They are therefore often suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Oberschwarzach developed from 6.70 €/m² (2017) to currently 8.90 €/m² — +32.8% over 8 years or Ø +3.6% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Oberschwarzach rose from 95 €/m² (2017) to currently 165 €/m² (+73.7% in 8 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Oberschwarzach yields a calculated gross rental yield of around 4.0% — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. For owners in Oberschwarzach considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators, which cannot reflect 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 Oberschwarzach compared to the median of all municipalities in Bayern.
| Key figure | Oberschwarzach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,850 €/m² | 3,650 €/m² | -21.9 % |
| Flats Ø | 2,650 €/m² | 3,850 €/m² | -31.2 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Oberschwarzach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,950 €/m² | – | 1,780 €/m² | – | 6.70 €/m² | – |
| 2018 | 2,050 €/m² | +5.1 % | 1,870 €/m² | +5.1 % | 6.90 €/m² | +3 % |
| 2019 | 2,170 €/m² | +5.9 % | 1,980 €/m² | +5.9 % | 7.15 €/m² | +3.6 % |
| 2020 | 2,320 €/m² | +6.9 % | 2,120 €/m² | +7.1 % | 7.45 €/m² | +4.2 % |
| 2021 | 2,520 €/m² | +8.6 % | 2,300 €/m² | +8.5 % | 7.80 €/m² | +4.7 % |
| 2022 | 2,760 €/m² | +9.5 % | 2,520 €/m² | +9.6 % | 8.20 €/m² | +5.1 % |
| 2023 | 2,880 €/m² | +4.3 % | 2,640 €/m² | +4.8 % | 8.55 €/m² | +4.3 % |
| 2024 | 2,850 €/m² | -1 % | 2,650 €/m² | +0.4 % | 8.80 €/m² | +2.9 % |
| 2025 | 2,850 €/m² | 0 % | 2,650 €/m² | 0 % | 8.90 €/m² | +1.1 % |
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 Oberschwarzach — concisely answered.
Property annuity (Immobilienverrentung) in Oberschwarzach 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 Oberschwarzach. 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 Oberschwarzach.
For many businesses, capital is tied up in Oberschwarzach 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 Oberschwarzach. 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 Oberschwarzach 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 Oberschwarzach 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 Oberschwarzach legally permissible under building law, we clarify before marketing.
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.
Especially in a smaller municipality like Oberschwarzach, discretion is crucial. For over 30 years, Gerhard Hahn has primarily marketed off-market — without signs, without portals, without unnecessary external exposure. Personal appointments in Oberschwarzach 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.
Real estate agent in Oberschwarzach focusing on the purchase and sale of residential properties in the region. Locally based and reachable at the provided telephone number.
Large real estate agency with a branch in Schweinfurt, also serving Oberschwarzach and the surrounding region. Offers comprehensive brokerage services from property valuation to completion, backed by regional market knowledge.
Visit websiteDaniel Schwarz manages Schwarz Immobilien GmbH & Co. KG and is an established real estate agent in the Straubing-Bogen district. With positive reviews, he brokers residential properties in the region, which is approximately 80 km from Oberschwarzach, and also serves surrounding areas. Prefers local transactions with a strong regional focus.
Brunnhuber Immobilien is an owner-managed agency focusing on high-value properties in Schweinfurt, the district, and Mainfranken. They handle the entire sales process and offer a VIP service for owners. The region includes Oberschwarzach, located approximately 25 km away.
Visit websiteWich Immobilien is a premium real estate agent in Upper Franconia focusing on stress-free house sales from valuation to the notary appointment. They serve clients in buying and selling across the entire region, including Oberschwarzach. Successful completions within 6-12 weeks are their hallmark.
Visit websiteAre you looking for a real estate agent not directly in Oberschwarzach, 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 Oberschwarzach (Ø 2,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Oberschwarzach 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.
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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
Right of residence (Wohnrecht), leaseback, life annuity (Leibrente), or usufruct (Nießbrauch) — we examine the most suitable option for you and advise on opportunities and framework conditions.
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 official gazette refers to several topics relevant to Oberschwarzach regarding development plans, building plots, and the ISEK for the old town. However, the search result lacks an independent media report for a concrete classification as a news article; the finding shows, however, that the municipality is currently addressing these topics publicly.
The municipality describes its integrated urban development concept for the inner and old town of Oberschwarzach. The topic directly concerns local development, renovation, and the upgrading of existing stock in the town center.
The overview of the District Office Schweinfurt lists the development plans for the municipality of Oberschwarzach, including several concrete plans. The result proves that Oberschwarzach is addressed independently regarding urban land-use planning and development.
According to the municipal website, an ISEK was developed for the Oberschwarzach district and a redevelopment area 'Old Town Oberschwarzach' was established. This is a clear indication of ongoing town center development and structural upgrading.
The municipality provides information on building plots, designated and developed building areas, as well as space for commerce. Additionally, a local funding program for inner development and the urban redevelopment area in the old town are mentioned.
The municipality provides information on the property tax reform in Bavaria and the submission deadline for property tax returns. This is directly relevant for property owners in Oberschwarzach, even if it is not a classic news article.
