Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Obervellach.
Anyone selling or letting a property in Obervellach 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 Obervellach, 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 Obervellach 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 Obervellach 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 Obervellach, 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 Obervellach.
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 Obervellach – 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 Obervellach. 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 Obervellach: 2,354 €/m²
House prices in Obervellach 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 | 1,366.5 €/m² | – |
| 2017 | 1,445 €/m² | +5.7 % |
| 2018 | 1,440 €/m² | -0.3 % |
| 2019 | 1,512 €/m² | +5 % |
| 2020 | 1,603.5 €/m² | +6.1 % |
| 2021 | 2,000.5 €/m² | +24.8 % |
| 2022 | 2,326 €/m² | +16.3 % |
| 2023 | 2,411.5 €/m² | +3.7 % |
| 2024 | 2,354 €/m² | -2.4 % |
Current average purchase price per m² for apartments in Obervellach: 2,536 €/m²
Apartments in Obervellach 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 | 1,620 €/m² | – |
| 2017 | 1,665.5 €/m² | +2.8 % |
| 2018 | 1,754 €/m² | +5.3 % |
| 2019 | 1,856 €/m² | +5.8 % |
| 2020 | 1,935.5 €/m² | +4.3 % |
| 2021 | 2,072 €/m² | +7.1 % |
| 2022 | 2,548 €/m² | +23 % |
| 2023 | 2,478 €/m² | -2.7 % |
| 2024 | 2,536 €/m² | +2.3 % |
Current average land value per m² in Obervellach: 66.6 €/m²
The land value in Obervellach 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 | 44.3 €/m² | – |
| 2016 | 45.2 €/m² | +2 % |
| 2017 | 45.8 €/m² | +1.3 % |
| 2018 | 47.8 €/m² | +4.4 % |
| 2019 | 47.2 €/m² | -1.3 % |
| 2020 | 49 €/m² | +3.8 % |
| 2021 | 50.6 €/m² | +3.3 % |
| 2022 | 58.1 €/m² | +14.8 % |
| 2023 | 61.1 €/m² | +5.2 % |
| 2024 | 66.6 €/m² | +9 % |
The property market in Obervellach can be classified as a relatively small but stable sub-market. For buyers, this means that supply is limited, but pricing remains more moderate compared to larger centres. This makes Obervellach attractive for owner-occupiers who value quiet living and good regional connectivity. On the seller's side, sustained demand points to a solid market position, even if the sharpest price surges are likely behind us for the time being. For capital investors, Obervellach is attractive primarily due to the combination of manageable entry prices, stable rents, and good lettability. Apartments in good condition with functional floor plans can generally be let quickly. The gross rental yield range is currently usually around 3.0 to 4.2% gross, depending on property quality, location, and price level. Houses often achieve lower yields but are interesting for long-term owner-occupiers and wealth-oriented buyers. Overall, the development of property prices in Obervellach points to a market with moderate growth, solid demand, and limited downside risk. Those monitoring the price per square metre in Obervellach will recognise a phase of consolidation following the strong increases of previous years, without any noticeable decline in the location's attractiveness.
A closer look at recent years shows how the Obervellach property market has specifically developed within the Austrian market. For detached and terraced houses in Obervellach, the average purchase price moved from 1.366 €/m² in 2016 to the current 2.354 €/m² (2024) — a total change of +72,3% over 8 years, which corresponds to an average value increase of +7,0% p.a. The previous peak was reached in 2023 at 2.412 €/m²; since then, the market has corrected by -2,4% — a typical pattern in many medium-sized markets following the interest rate turnaround. Condominiums in Obervellach started at around 1.620 €/m² in 2016 and are now at 2.536 €/m² (+56,5% over 8 years, Ø +5,8% p.a.). This makes them suitable as an entry point into home ownership or as a capital investment with a manageable ticket size. The land value (Bodenrichtwert) in Obervellach rose from 44 €/m² (2015) to the current 67 €/m² (+50,3% in 9 years) — a key indicator of structural location quality and local demand for building land. With around 2.201 inhabitants, Obervellach represents a manageable market size — which means that well-prepared properties priced in line with the market are generally sold or let quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Obervellach considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators, which cannot account for micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
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 Obervellach compared to the median of all municipalities in Kärnten.
| Key figure | Obervellach | Kärnten (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,354 €/m² | 2,354 €/m² | 0 % |
| Flats Ø | 2,536 €/m² | 2,536 €/m² | 0 % |
Annual average values for purchase prices (houses & flats) and rents in Obervellach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY |
|---|---|---|---|---|
| 2016 | 1,367 €/m² | – | 1,620 €/m² | – |
| 2017 | 1,445 €/m² | +5.7 % | 1,666 €/m² | +2.8 % |
| 2018 | 1,440 €/m² | -0.3 % | 1,754 €/m² | +5.3 % |
| 2019 | 1,512 €/m² | +5 % | 1,856 €/m² | +5.8 % |
| 2020 | 1,604 €/m² | +6.1 % | 1,936 €/m² | +4.3 % |
| 2021 | 2,001 €/m² | +24.8 % | 2,072 €/m² | +7.1 % |
| 2022 | 2,326 €/m² | +16.3 % | 2,548 €/m² | +23 % |
| 2023 | 2,412 €/m² | +3.7 % | 2,478 €/m² | -2.7 % |
| 2024 | 2,354 €/m² | -2.4 % | 2,536 €/m² | +2.3 % |
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 Obervellach — concisely answered.
For owners in Obervellach who wish to sell their property and continue to live in it, FREITAG® offers the classic property annuity (Immobilienverrentung) — via usufruct (Nießbrauch), Right of residence, Leaseback or Life annuity. You release the capital tied up in your house or condominium in Obervellach and secure a right of residence registered in the land registry.
The model that is particularly in demand is Usufruct: You remain the economic owner, are in the first rank in the land registry, and can even rent out the property if needed. An owner-occupancy termination is contractually excluded for all four models.
Whether it's care costs, gifts to heirs, or a noticeably higher pension: We will check for owners in Obervellach, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Entrepreneurs in Obervellach 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 Obervellach 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 Obervellach is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Hospitality properties in Obervellach 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 Obervellach — 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 Obervellach , 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.
A reliable valuation in Obervellach requires genuine comparative data and a feel for micro-location — Gerhard Hahn has internalised both after 30+ years of market proximity in Bavaria and Carinthia. Personal appointments in Obervellach 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 Obervellach, specialising in historic investment properties with tourism and event concepts in the heart of the municipality. Offers exclusive properties in 9821 Obervellach, such as restored buildings with high potential. Active on platforms such as ImmoScout24.
Visit websiteSpecialising in new-build residential properties in Obervellach, such as quiet new-build apartment blocks with 111 m² and 3 rooms. Focused on attractive properties in 9821 Obervellach, Carinthia. Local agent with a focus on the regional property market.
Visit websiteActive estate agent in Obervellach with listings on ImmoScout24, specialising in residential properties in the Spittal an der Drau region. Offers local expertise for sales and brokerage in 9821 Obervellach. Presents gardens and residential properties locally.
Are you looking for a real estate agent not directly in Obervellach, but in the surrounding area? FREITAG® also serves the following municipalities in Carinthia 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 Obervellach (Ø 2,354 €/m²) — ideal for an honest market comparison and alternative location assessments.
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.
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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.
Understandable valuation as a basis for sale or letting — carried out by certified experts with regional market knowledge.
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
| Country | Deutschland |
| Federal State | Kärnten |
| District | Spittal an der Drau |
| Altitude | 688 |
| Postcode | 9821 |
| Dialling Codes | 04782 |
| Community Key | 20627 |
| Website | www.obervellach.gv.at |
| Mayor | Arnold Klammer |
Quellen: Wikipedia (accessed on 2026-05-08)
The report covers renovation work on the B106 Mölltal road in the market town of Obervellach. The text mentions the investment framework, the affected section, and the construction schedule.
The announcement reports on the topping-out ceremony at the new ÖBB power plant Obervellach II. It mentions the construction progress, the total investment, and the planned completion horizon.
The project page summarizes the completion and trial operation of the Obervellach II power plant. It mentions the amount of green electricity generated and the contribution to the traction power supply.
The media gallery for the Obervellach II project mentions the trial operation since May 2024 and the status of the overall project. This documents the current project status.
The article describes the commissioning of the ÖBB power plant Obervellach II after about four years of construction. It mentions the investment sum, annual electricity production, and the replacement of the old facilities.
The new ÖBB traction power plant Obervellach II went online after four years of construction. The report highlights the increasing electricity production at the site and the official commissioning.
This describes the official start of construction work on the Obervellach II hydroelectric power plant. The article mentions the investment amount, the planned construction time, and the expected energy production.
The article announces the major project Obervellach II in the Mölltal, with a planned investment of around 140 million euros. It mentions the start of construction, planned completion, and the replacement of the existing power plant facilities.
