Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Obersulm.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Obersulm 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 Obersulm, 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
We generally market your property in Obersulm initially off-market — without a sign, without an online advertisement, without a public exposé. Only when the discreet route has been exhausted and you expressly wish it, do we move to broad marketing. This way, your privacy is preserved — from neighbours, tenants, employees, and the tax office.
»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 Obersulm 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 Obersulm, 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 Obersulm.
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 Obersulm – 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 Obersulm. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Current average purchase price per m² for houses in Obersulm: 3,720 €/m²
House prices in Obersulm 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 |
|---|---|---|
| 2015 | 2,250 €/m² | – |
| 2016 | 2,380 €/m² | +5.8 % |
| 2017 | 2,540 €/m² | +6.7 % |
| 2018 | 2,720 €/m² | +7.1 % |
| 2019 | 2,910 €/m² | +7 % |
| 2020 | 3,120 €/m² | +7.2 % |
| 2021 | 3,360 €/m² | +7.7 % |
| 2022 | 3,680 €/m² | +9.5 % |
| 2023 | 3,760 €/m² | +2.2 % |
| 2024 | 3,720 €/m² | -1.1 % |
Current average purchase price per m² for apartments in Obersulm: 3,980 €/m²
Apartments in Obersulm 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 |
|---|---|---|
| 2015 | 2,420 €/m² | – |
| 2016 | 2,560 €/m² | +5.8 % |
| 2017 | 2,730 €/m² | +6.6 % |
| 2018 | 2,930 €/m² | +7.3 % |
| 2019 | 3,150 €/m² | +7.5 % |
| 2020 | 3,380 €/m² | +7.3 % |
| 2021 | 3,620 €/m² | +7.1 % |
| 2022 | 3,930 €/m² | +8.6 % |
| 2023 | 4,020 €/m² | +2.3 % |
| 2024 | 3,980 €/m² | -1 % |
Current average rent per m² in Obersulm: 10.90 €/m²
Rents in Obersulm 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 |
|---|---|---|
| 2015 | 7.80 €/m² | – |
| 2016 | 8.00 €/m² | +2.6 % |
| 2017 | 8.25 €/m² | +3.1 % |
| 2018 | 8.55 €/m² | +3.6 % |
| 2019 | 8.85 €/m² | +3.5 % |
| 2020 | 9.15 €/m² | +3.4 % |
| 2021 | 9.55 €/m² | +4.4 % |
| 2022 | 10.00 €/m² | +4.7 % |
| 2023 | 10.45 €/m² | +4.5 % |
| 2024 | 10.90 €/m² | +4.3 % |
Current average land value per m² in Obersulm: 430 €/m²
The land value in Obersulm 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 |
|---|---|---|
| 2015 | 220 €/m² | – |
| 2016 | 235 €/m² | +6.8 % |
| 2017 | 255 €/m² | +8.5 % |
| 2018 | 280 €/m² | +9.8 % |
| 2019 | 305 €/m² | +8.9 % |
| 2020 | 335 €/m² | +9.8 % |
| 2021 | 370 €/m² | +10.4 % |
| 2022 | 410 €/m² | +10.8 % |
| 2023 | 425 €/m² | +3.7 % |
| 2024 | 430 €/m² | +1.2 % |
The real estate market in Obersulm can generally be classified as a stable market driven primarily by owner-occupiers. On the buyer side, families, commuters, and local households dominate, who want to buy a house in Obersulm or buy an apartment in Obersulm and appreciate the good location in the Heilbronn area as well as the residential environment. On the seller side, supply is limited, especially for well-laid-out detached houses and modernised apartments. As a result, the market remains relatively robust despite the interest rate turnaround, even if the momentum has slowed compared to the years 2020 to 2022. For capital investors, Obersulm is interesting because rental prices in Obersulm are rising steadily and vacancy risks in good locations remain manageable. At the same time, entry prices are still more moderate compared to the core cities of the region, which improves the yield perspective. The gross rental yield range is generally around 3.0 % to 4.2 % gross, depending on the condition of the property, micro-location, and price level. Overall, there is much to suggest a balanced market with a slight advantage for well-positioned sellers of high-quality existing properties, while buyers find room for negotiation, especially for properties in need of renovation.
Anyone wishing to make a well-founded assessment of the market in Obersulm in the state of Baden-Württemberg, with its proximity to Stuttgart and the Lake Constance region, should take a look at the multi-year price development. For detached and terraced houses in Obersulm, the average purchase price moved from 2,250 €/m² in 2015 to the current 3,720 €/m² (2024) — a total change of +65.3 % over 9 years, which corresponds to an average value increase of +5.7 % p.a. The previous peak was reached in 2023 at 3,760 €/m²; since then, the market has corrected by -1.1 % — a typical pattern in many German mid-sized markets following the interest rate turnaround. Condominiums in Obersulm started at around 2,420 €/m² in 2015 and are now at 3,980 €/m² (+64.5 % over 9 years, Ø +5.7 % p.a.). They are therefore often suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Obersulm developed from 7.80 €/m² (2015) to the current 10.90 €/m² — +39.7 % over 9 years or Ø +3.8 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Obersulm rose from 220 €/m² (2015) to the current 430 €/m² (+95.5 % in 9 years) — an essential indicator of the structural quality of the location and local demand for building land. Based on current values, a rented condominium in Obersulm 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 14,000 inhabitants, Obersulm forms a manageable market size — which means: well-prepared properties priced in line with the market are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Obersulm 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 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 Obersulm compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Obersulm | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,720 €/m² | 3,850 €/m² | -3.4 % |
| Flats Ø | 3,980 €/m² | 3,760 €/m² | +5.9 % |
| Rents Ø | 10.90 €/m² | 10.80 €/m² | +0.9 % |
Annual average values for purchase prices (houses & flats) and rents in Obersulm, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 2,250 €/m² | – | 2,420 €/m² | – | 7.80 €/m² | – |
| 2016 | 2,380 €/m² | +5.8 % | 2,560 €/m² | +5.8 % | 8.00 €/m² | +2.6 % |
| 2017 | 2,540 €/m² | +6.7 % | 2,730 €/m² | +6.6 % | 8.25 €/m² | +3.1 % |
| 2018 | 2,720 €/m² | +7.1 % | 2,930 €/m² | +7.3 % | 8.55 €/m² | +3.6 % |
| 2019 | 2,910 €/m² | +7 % | 3,150 €/m² | +7.5 % | 8.85 €/m² | +3.5 % |
| 2020 | 3,120 €/m² | +7.2 % | 3,380 €/m² | +7.3 % | 9.15 €/m² | +3.4 % |
| 2021 | 3,360 €/m² | +7.7 % | 3,620 €/m² | +7.1 % | 9.55 €/m² | +4.4 % |
| 2022 | 3,680 €/m² | +9.5 % | 3,930 €/m² | +8.6 % | 10.00 €/m² | +4.7 % |
| 2023 | 3,760 €/m² | +2.2 % | 4,020 €/m² | +2.3 % | 10.45 €/m² | +4.5 % |
| 2024 | 3,720 €/m² | -1.1 % | 3,980 €/m² | -1 % | 10.90 €/m² | +4.3 % |
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 Obersulm — concisely answered.
Property annuity (Immobilienverrentung) in Obersulm 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 Obersulm. 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 Obersulm.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Obersulm 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 Obersulm 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 Obersulm 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 Obersulm — 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 Obersulm , 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 Obersulm requires genuine comparative data and a feel for micro-location — Gerhard Hahn has internalised both after 30+ years of market proximity in Bavaria and Baden-Württemberg. Personal appointments in Obersulm 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 Obersulm, specialising in property sales, energy performance certificates, and property valuations. Manages successful completions in Obersulm and surrounding areas such as Weinsberg, Eberstadt, and Erlenbach. Ideal for house sellers in the 74182 Obersulm region.
Visit websiteLocal agent based directly in Obersulm-Willsbach, active in the sale and brokerage of residential properties. Specialising in the property market in 74182 Obersulm and the surrounding area. Owner-managed business with a focus on regional transactions.
Independent estate agent in Obersulm, focusing on the local residential property market. Offers sales and brokerage services for houses and apartments in 74182 Obersulm. Personalised service for Obersulm clients.
Local property company in Obersulm, specialising in residential property sales and lettings. Active in the heart of 74182 Obersulm with a focus on regional buyers and sellers. A reliable partner for the Obersulm market.
Owner-managed estate agency in Obersulm, selling and brokering residential properties in 74182. Specialised in the local market with personal advice for house and apartment owners. Known for regional expertise.
Leading regional agent with operations in Obersulm, Öhringen, and Bretzfeld, specialising in residential and commercial properties. Offers brokerage services for suitable properties in 74182 Obersulm. Local knowledge for successful completions.
Visit websiteExperienced estate agency near Obersulm, providing advice on the purchase and sale of residential properties. A leader in the region around 74182 Obersulm with a focus on trust and market expertise. A reliable partner for Obersulm property transactions.
Visit websiteAre you looking for a real estate agent not directly in Obersulm, but in the surrounding area? FREITAG® also serves the following municipalities in Baden-Württemberg 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 Obersulm (Ø 3,720 €/m²) — ideal for an honest market comparison and alternative location assessments.
Obersulm 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.
Minutes of the owners' meeting, maintenance reserve fund, and special rights of use are also decisive for the price. We review the documents before the first viewing appointment.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including 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 Obersulm municipal council has adopted a development plan for 'Schafwiesen Neubearbeitung, 3. Änderung'. The planning area is located in Willsbach; the announcement mentions a thoroughfare and the planning-law reorganization of the area.
A development plan is being drawn up for the 'Kleines Feldle' area in Obersulm. The goal is to establish planning-law requirements for a large-scale grocery retailer, mixed-use building areas, and a site for a recycling center.
In the Obersulm municipal council meeting, development plan procedures for 'HOFSTEIGE' and 'HÜTTENÄCKER-Erweiterung' in Obersulm-Eichelberg will be addressed. Both entries relate directly to local construction development and area expansions.
In the Obersulm municipal council information system, an agenda item for the 'HOCHGERICHT/ZWERCHÄCKER' development plan procedure in Obersulm-Affaltrach is listed. The entry confirms concrete urban land-use planning in the municipality.
The municipal council meeting in Obersulm addresses an amendment to the development plan procedure in Willsbach according to § 13a BauGB. This documents another concrete planning step in the municipality.
A development plan procedure and the enactment of local building regulations for 'RONDELL' are listed for Obersulm-Eschenau. The process directly concerns municipal settlement and residential development.
The municipality of Obersulm describes its new development areas and the scarcity of building plots. Ongoing plans for a new development area in Willsbach as well as limited commercial space are mentioned.
The municipality of Obersulm is publishing the procedure for the new establishment of a development plan and local building regulations under an accelerated procedure. The entry specifically concerns Obersulm and shows a formal step in municipal construction planning.
