Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Oberthulba.
Anyone selling or letting a property in Oberthulba 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.
A significant proportion of properties in Oberthulba 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 Oberthulba — 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 Oberthulba 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 Oberthulba, 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 Oberthulba.
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 Oberthulba – 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 Oberthulba. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Oberthulba is a market town located in the Lower Franconian district of Bad Kissingen, situated in the Main-Rhön region. The municipality is divided into eight districts, including areas like Frankenbrunn, Hassenbach, Hetzlos, and Oberthulba. The name Oberthulba originates from the Thulba River, which flows through the municipality and into the Franconian Saale. Historically, the town was first documented in November 1234. These geographical and historical characteristics contribute to the unique identity and value of a property in Oberthulba.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Oberthulba: 2,650 €/m²
House prices in Oberthulba 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 |
|---|---|---|
| 2018 | 1,950 €/m² | – |
| 2019 | 2,050 €/m² | +5.1 % |
| 2020 | 2,180 €/m² | +6.3 % |
| 2021 | 2,360 €/m² | +8.3 % |
| 2022 | 2,620 €/m² | +11 % |
| 2023 | 2,690 €/m² | +2.7 % |
| 2024 | 2,640 €/m² | -1.9 % |
| 2025 | 2,650 €/m² | +0.4 % |
| 2026 | 2,650 €/m² | 0 % |
Current average purchase price per m² for apartments in Oberthulba: 2,420 €/m²
Apartments in Oberthulba 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 |
|---|---|---|
| 2018 | 1,760 €/m² | – |
| 2019 | 1,840 €/m² | +4.5 % |
| 2020 | 1,930 €/m² | +4.9 % |
| 2021 | 2,050 €/m² | +6.2 % |
| 2022 | 2,250 €/m² | +9.8 % |
| 2023 | 2,320 €/m² | +3.1 % |
| 2024 | 2,390 €/m² | +3 % |
| 2025 | 2,410 €/m² | +0.8 % |
| 2026 | 2,420 €/m² | +0.4 % |
Current average rent per m² in Oberthulba: 8.90 €/m²
Rents in Oberthulba 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 |
|---|---|---|
| 2018 | 6.90 €/m² | – |
| 2019 | 7.10 €/m² | +2.9 % |
| 2020 | 7.35 €/m² | +3.5 % |
| 2021 | 7.65 €/m² | +4.1 % |
| 2022 | 8.05 €/m² | +5.2 % |
| 2023 | 8.35 €/m² | +3.7 % |
| 2024 | 8.60 €/m² | +3 % |
| 2025 | 8.80 €/m² | +2.3 % |
| 2026 | 8.90 €/m² | +1.1 % |
Current average land value per m² in Oberthulba: 165 €/m²
The land value in Oberthulba 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 |
|---|---|---|
| 2018 | 105 €/m² | – |
| 2019 | 112 €/m² | +6.7 % |
| 2020 | 120 €/m² | +7.1 % |
| 2021 | 132 €/m² | +10 % |
| 2022 | 148 €/m² | +12.1 % |
| 2023 | 158 €/m² | +6.8 % |
| 2024 | 162 €/m² | +2.5 % |
| 2025 | 164 €/m² | +1.2 % |
| 2026 | 165 €/m² | +0.6 % |
The real estate market in Oberthulba is generally more of a stable market for owner-occupiers and existing properties than a speculative growth market. On the buyer side, there is a predominant demand for family-friendly houses, solid apartments, and plots of land in quiet residential areas. At the same time, supply remains limited, which supports prices. For sellers, the environment is generally favourable, provided that the location, condition, and energy efficiency are right; properties in need of major renovation, on the other hand, often require price discounts. Compared to larger cities, liquidity is lower, but property prices in Oberthulba remain affordable for many households. Capital investors will find opportunities, particularly with smaller apartments that are easy to let, but should realistically calculate the rather moderate rental yield. The gross rental yield range is usually around 3.0 to 4.5% gross, depending on the quality of the property and the price level. Overall, the market suggests a cautious, long-term strategy. Anyone analysing the price per square metre in Oberthulba should always distinguish between detached houses, apartments, and building land, as price levels differ significantly and the micro-location has a considerable influence.
The data from recent years paints a clear picture of price movements for Oberthulba within the Bavarian market and its strong connection to Munich. For detached and terraced houses in Oberthulba, the average purchase price moved from 1,950 €/m² in 2018 to the current 2,650 €/m² (2026) — a total change of +35.9% over 8 years, which corresponds to an average value increase of +3.9% p.a. The previous peak was reached in 2023 at 2,690 €/m²; since then, the market has corrected by -1.5% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Apartments in Oberthulba started at around 1,760 €/m² in 2018 and are now at 2,420 €/m² (+37.5% over 8 years, Ø +4.1% p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Oberthulba developed from 6.90 €/m² (2018) to the current 8.90 €/m² — +29.0% over 8 years or Ø +3.2% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Oberthulba rose from 105 €/m² (2018) to the current 165 €/m² (+57.1% in 8 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented apartment in Oberthulba yields a calculated gross rental return of around 4.4% — without taking into account vacancy, maintenance, and ancillary purchase costs. Experience shows that realistic net returns are 0.8 to 1.5 percentage points lower. With around 5,000 inhabitants, Oberthulba forms a limited but continuous transaction volume — which means: properties that are priced in line with 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 Oberthulba 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 – 4.5 % 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 Oberthulba compared to the median of all municipalities in Bayern.
| Key figure | Oberthulba | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,650 €/m² | 3,650 €/m² | -27.4 % |
| Flats Ø | 2,420 €/m² | 3,850 €/m² | -37.1 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Oberthulba, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2018 | 1,950 €/m² | – | 1,760 €/m² | – | 6.90 €/m² | – |
| 2019 | 2,050 €/m² | +5.1 % | 1,840 €/m² | +4.5 % | 7.10 €/m² | +2.9 % |
| 2020 | 2,180 €/m² | +6.3 % | 1,930 €/m² | +4.9 % | 7.35 €/m² | +3.5 % |
| 2021 | 2,360 €/m² | +8.3 % | 2,050 €/m² | +6.2 % | 7.65 €/m² | +4.1 % |
| 2022 | 2,620 €/m² | +11 % | 2,250 €/m² | +9.8 % | 8.05 €/m² | +5.2 % |
| 2023 | 2,690 €/m² | +2.7 % | 2,320 €/m² | +3.1 % | 8.35 €/m² | +3.7 % |
| 2024 | 2,640 €/m² | -1.9 % | 2,390 €/m² | +3 % | 8.60 €/m² | +3 % |
| 2025 | 2,650 €/m² | +0.4 % | 2,410 €/m² | +0.8 % | 8.80 €/m² | +2.3 % |
| 2026 | 2,650 €/m² | 0 % | 2,420 €/m² | +0.4 % | 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 Oberthulba — concisely answered.
Many owners in Oberthulba 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 Oberthulba 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 Oberthulba 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 Oberthulba 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 Oberthulba is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Hospitality properties in Oberthulba 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 Oberthulba — 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 Oberthulba , 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.
Especially in a smaller municipality like Oberthulba, 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 Oberthulba 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.
Owner-managed local estate agency in Oberthulba-Wittershausen, specialising in the sale and brokerage of residential properties in the Bad Kissingen region. Based directly on-site, it offers personal advice for houses and plots of land in Oberthulba and the surrounding area. Known for regional expertise and a direct approach to clients.
Local estate agency with listings in Oberthulba, including detached family homes with garages and gardens. Specialising in residential properties in the Bad Kissingen region, with a focus on good transport links and family-friendly properties. Provides detailed brochures for buyers in Oberthulba.
Visit websiteActive with property listings in Oberthulba on platforms such as Kleinanzeigen, specialising in the local apartment and housing market. Offers brokerage services for private sellers and buyers in the Rhön region. Known for its regional presence and Kleinanzeigen listings.
Estate agent with property listings in Oberthulba on Immowelt, focusing on new-build and existing residential properties. Specialising in the purchase market in Bad Kissingen and the surrounding area, with prices starting from approx. 347.000 €. Personal support for local buyers.
Owner-managed estate agent with over 15 years of experience, specialising in residential properties in Bad Kissingen and the surrounding area. Katja Heckelmann-Kuhn also manages properties in Schweinfurt and Würzburg and offers personal advice to buyers and sellers.
Visit websiteSuccessfully operating since 2001 with over 875 properties brokered in the Oberthulba region and surrounding area. The company offers a full-service package from valuation to the notary appointment from a single source.
Visit websiteEstate agent with a presence in Oberthulba and the surrounding area, represented by Simone Schneider. The company brokers residential properties in the Bad Kissingen region.
Competent partner for property valuation and brokerage in the region. The company offers appraisals and short reports as well as property brokerage services.
Visit websiteAre you looking for a real estate agent not directly in Oberthulba, 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 Oberthulba (Ø 2,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Oberthulba 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:
From measurements and the energy performance certificate to buyer selection: We fully prepare your house before it goes on the market — and conduct negotiations up to notarisation.
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.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
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.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
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 council information system describes the 9th amendment to the land use plan with an integrated landscape plan for the market town of Oberthulba, including a planned solar park in Hassenbach. This counts as a clear case of site and development planning for the municipality.
The market town of Oberthulba has adopted the "Quellengarten" development plan as a statute and made it publicly available. The documents are available for inspection online and at the town hall. This is a clear case of urban land use planning directly affecting the municipality.
The market town of Oberthulba has published new assessment rates as part of the Bavarian property tax reform. Property tax A is set at 210% and property tax B at 180%, along with information on the dispatch of notices and the impact on municipal revenue.
In the Hetzlos district of the municipality of Oberthulba, development has begun on four additional building plots. The report classifies the groundbreaking ceremony as an expansion of an existing residential area and thus as concrete local development in the municipality.
It has been reported in Oberthulba that there are hardly any vacant building plots left and a new residential area is to be developed. The article describes the demand for building land and the planned development of an area of around one hectare with several building plots.
The market town of Oberthulba took a position on the establishment of the "Prinzregentenpark" development plan and the parallel amendment to the land use plan. This is a formal contribution by the municipality to a development and construction project in the vicinity of Oberthulba.
The market town council meeting focused on the development of the 2nd construction phase of the "Hägholzer Rain" residential area in the Frankenbrunn district, as well as the establishment of the "Innenbereich Quelle" development plan. This demonstrates ongoing investments in municipal development in Oberthulba.
The mayor's review mentions concrete plans for the "innere Quelle" Rhönhof residential area in Oberthulba. The development plan, authority participation, and development planning are mentioned as the next steps.
