Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Offenberg.
Anyone selling or letting a property in Offenberg 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 Offenberg 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
Before any engagement, you will receive a written overview of the process, responsibilities, and timelines for your sale in Offenberg. No verbal promises, no open points, no surprises during the process. Gerhard Hahn will discuss these points personally with you — before anything is signed.
»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 Offenberg 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 Offenberg, 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 Offenberg.
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 Offenberg – discreetly, without obligation, and at an appointment time that suits you.
Market data for Offenberg 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.
Offenberg is a municipality located in the Lower Bavarian district of Deggendorf. The municipal seat is Neuhausen, which also represents the largest constituent community. Situated along the Danube River and within the Donau-Wald region, Offenberg includes the districts of Buchberg, Offenberg, and Penzenried, alongside 39 constituent communities. Owning property here means being part of a municipality in the Donau-Wald region with direct access to the Danube.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Offenberg: 3,850 €/m²
House prices in Offenberg 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 | 2,850 €/m² | – |
| 2019 | 3,020 €/m² | +6 % |
| 2020 | 3,190 €/m² | +5.6 % |
| 2021 | 3,420 €/m² | +7.2 % |
| 2022 | 3,690 €/m² | +7.9 % |
| 2023 | 3,780 €/m² | +2.4 % |
| 2024 | 3,820 €/m² | +1.1 % |
| 2025 | 3,850 €/m² | +0.8 % |
| 2026 | 3,850 €/m² | 0 % |
Current average purchase price per m² for apartments in Offenberg: 3,650 €/m²
Apartments in Offenberg 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 | 2,650 €/m² | – |
| 2019 | 2,780 €/m² | +4.9 % |
| 2020 | 2,940 €/m² | +5.8 % |
| 2021 | 3,150 €/m² | +7.1 % |
| 2022 | 3,390 €/m² | +7.6 % |
| 2023 | 3,520 €/m² | +3.8 % |
| 2024 | 3,580 €/m² | +1.7 % |
| 2025 | 3,620 €/m² | +1.1 % |
| 2026 | 3,650 €/m² | +0.8 % |
Current average rent per m² in Offenberg: 9.80 €/m²
Rents in Offenberg 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 | 7.10 €/m² | – |
| 2019 | 7.35 €/m² | +3.5 % |
| 2020 | 7.65 €/m² | +4.1 % |
| 2021 | 8.05 €/m² | +5.2 % |
| 2022 | 8.55 €/m² | +6.2 % |
| 2023 | 9.00 €/m² | +5.3 % |
| 2024 | 9.30 €/m² | +3.3 % |
| 2025 | 9.55 €/m² | +2.7 % |
| 2026 | 9.80 €/m² | +2.6 % |
Current average land value per m² in Offenberg: 320 €/m²
The land value in Offenberg 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 | 190 €/m² | – |
| 2019 | 205 €/m² | +7.9 % |
| 2020 | 225 €/m² | +9.8 % |
| 2021 | 250 €/m² | +11.1 % |
| 2022 | 285 €/m² | +14 % |
| 2023 | 305 €/m² | +7 % |
| 2024 | 315 €/m² | +3.3 % |
| 2025 | 320 €/m² | +1.6 % |
| 2026 | 320 €/m² | 0 % |
The real estate market in Offenberg can be classified as stable and primarily driven by owner-occupiers. On the buyer side, there is a dominant demand for family-friendly houses, plots of land, and well-laid-out apartments in quiet residential areas. At the same time, supply is limited, which tends to support the market. For sellers, the starting position remains solid, especially for well-maintained existing properties with good energy efficiency, modern features, and an attractive location within the municipality. Compared to larger cities, Offenberg is not a highly volatile market, but rather a location with a moderate price level and comprehensible price development. For investors, the municipality is particularly interesting due to its proximity to Deggendorf, good regional connections, and reliable rental demand. The rough gross rental yield range is typically around 2.8% to 4.0%, depending on property quality, purchase price, and lettability. Higher yields are more likely with older existing apartments with development potential, while new properties are usually associated with a lower initial yield but higher value stability. Overall, property prices in Offenberg point to a market with a solid long-term perspective, where both buying a house in Offenberg and buying an apartment in Offenberg depend primarily on location, condition, and the quality of the plot.
A closer look at the last few years shows how the Offenberg real estate market has developed specifically within the Bavarian market with its strong links to Munich. For detached and terraced houses in Offenberg, the average purchase price moved from 2,850 €/m² in 2018 to currently 3,850 €/m² (2026) — a total change of +35.1% over 8 years, which corresponds to an average value increase of +3.8% p.a. Condominiums in Offenberg started at around 2,650 €/m² in 2018 and are now at 3,650 €/m² (+37.7% over 8 years, Ø +4.1% p.a.). This makes them suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Offenberg developed from 7.10 €/m² (2018) to currently 9.80 €/m² — +38.0% over 8 years or Ø +4.1% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Offenberg rose from 190 €/m² (2018) to currently 320 €/m² (+68.4% 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 Offenberg yields a calculated gross rental yield of around 3.2% — 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 3,500 inhabitants, Offenberg forms a comparatively tight market segment — 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 negotiation room. For owners in Offenberg 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 property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 2.8 – 4 % 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 Offenberg compared to the median of all municipalities in Bayern.
| Key figure | Offenberg | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,850 €/m² | 3,650 €/m² | +5.5 % |
| Flats Ø | 3,650 €/m² | 3,850 €/m² | -5.2 % |
| Rents Ø | 9.80 €/m² | 9.80 €/m² | 0 % |
Annual average values for purchase prices (houses & flats) and rents in Offenberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2018 | 2,850 €/m² | – | 2,650 €/m² | – | 7.10 €/m² | – |
| 2019 | 3,020 €/m² | +6 % | 2,780 €/m² | +4.9 % | 7.35 €/m² | +3.5 % |
| 2020 | 3,190 €/m² | +5.6 % | 2,940 €/m² | +5.8 % | 7.65 €/m² | +4.1 % |
| 2021 | 3,420 €/m² | +7.2 % | 3,150 €/m² | +7.1 % | 8.05 €/m² | +5.2 % |
| 2022 | 3,690 €/m² | +7.9 % | 3,390 €/m² | +7.6 % | 8.55 €/m² | +6.2 % |
| 2023 | 3,780 €/m² | +2.4 % | 3,520 €/m² | +3.8 % | 9.00 €/m² | +5.3 % |
| 2024 | 3,820 €/m² | +1.1 % | 3,580 €/m² | +1.7 % | 9.30 €/m² | +3.3 % |
| 2025 | 3,850 €/m² | +0.8 % | 3,620 €/m² | +1.1 % | 9.55 €/m² | +2.7 % |
| 2026 | 3,850 €/m² | 0 % | 3,650 €/m² | +0.8 % | 9.80 €/m² | +2.6 % |
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 Offenberg — concisely answered.
For owners in Offenberg 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 Offenberg 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 Offenberg, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Offenberg 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 Offenberg 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.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Offenberg 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 Offenberg 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 Offenberg legally permissible under building law, we clarify before marketing.
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 Offenberg, 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 Offenberg 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 Offenberg, active in the sale and letting of residential properties. Highly rated by sellers and landlords on estate agent recommendation portals. Specialised in the property market in Offenberg and the surrounding area.
Visit websiteEstate agent with listings in Offenberg, specialising in the sale of residential properties. Presents properties on Immowelt.de for the local market. Active in the brokerage of apartments and houses in Offenberg.
Visit websiteExperienced estate agent in Offenberg with over 875 successfully marketed properties since 2001. Offers full support from valuation to the notary appointment for residential properties. Specialised in apartments for sale in Offenberg.
Visit websiteAre you looking for a real estate agent not directly in Offenberg, 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 Offenberg (Ø 3,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Offenberg 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.
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.
Developability, layout, development status, and land value guide are crucial. We provide a realistic valuation and specifically address suitable buyers and investors.
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.
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 municipality of Offenberg has started the early participation process for the development plan "WA An der Egger Straße II". The goal is to establish the planning law requirements for a general residential area in Neuhausen; the documents were publicly available in April and May 2026.
A local report describes a new development area in Neuhausen with seven plots and refers to the general residential area "Egger Straße II". The entry explicitly refers to Offenberg and deals with residential development.
The Offenberg municipal council has passed the amendment to the development plan "GE Wolfstein II" as a bylaw. The procedure concerns a commercial area and is therefore clearly located in the area of economic and location development.
Offenberg has initiated the amendment of the development plan "GE Wolfstein II" using a simplified procedure. The draft was publicly available from the end of August 2024 and concerns the further development of the commercial area.
The new setup of the land use plan of the municipality of Offenberg was approved in 2024. This updated the overarching basis for the future residential, commercial, and settlement development of the municipality.
Offenberg provided the documents for the FNP amendment for the Hubing West ground-mounted photovoltaic system. The project creates the planning law basis for an energy and location investment in the municipal area.
The development plan "Riedpoint Süd" was published as cover sheet no. 2 in its approved version. The document shows the ongoing development of a residential area in Offenberg.
On its urban land-use planning page, the municipality of Offenberg describes the foundations of its structural development. Residential areas, commercial areas, and development plans are mentioned as instruments of local development.
