Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Schwarzach.
Anyone selling or letting a property in Schwarzach 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Schwarzach, we will notify you immediately. Whether it's a house, apartment, plot of land, or investment property — you specify what suits you, and we will only contact you with matches that meet your expectations. Our service is free and non-binding for you as a searcher.
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 Schwarzach — 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.
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»Mr Freitag successfully sold my company mudis and completely surprised me with the sale price. I am still absolutely thrilled!«
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Anyone looking for an experienced real estate agent in Schwarzach 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 Schwarzach, 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 Schwarzach.
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 Schwarzach – discreetly, without obligation, and at an appointment time that suits you.
The following figures show how purchase prices, rents, and land values have developed in Schwarzach. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Schwarzach is a market town in the Lower Bavarian district of Straubing-Bogen and the administrative seat of the Schwarzach administrative community. It holds the status of a state-recognised resort. The municipality comprises 67 constituent communities and the districts of Albertsried, Schwarzach, and Schwarzacher Hochwald. Schwarzach has documented history dating back to 1150, with a castle constructed after 1473. For those considering property, Schwarzach offers a location with historical depth and official recognition as a resort area.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Schwarzach: 2,980 €/m²
House prices in Schwarzach 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 | 1,980 €/m² | – |
| 2017 | 2,070 €/m² | +4.5 % |
| 2018 | 2,180 €/m² | +5.3 % |
| 2019 | 2,320 €/m² | +6.4 % |
| 2020 | 2,470 €/m² | +6.5 % |
| 2021 | 2,650 €/m² | +7.3 % |
| 2022 | 2,840 €/m² | +7.2 % |
| 2023 | 2,790 €/m² | -1.8 % |
| 2024 | 2,760 €/m² | -1.1 % |
| 2025 | 2,980 €/m² | +8 % |
Current average purchase price per m² for apartments in Schwarzach: 3,420 €/m²
Apartments in Schwarzach 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 | 2,150 €/m² | – |
| 2017 | 2,260 €/m² | +5.1 % |
| 2018 | 2,390 €/m² | +5.8 % |
| 2019 | 2,540 €/m² | +6.3 % |
| 2020 | 2,700 €/m² | +6.3 % |
| 2021 | 2,900 €/m² | +7.4 % |
| 2022 | 3,120 €/m² | +7.6 % |
| 2023 | 3,080 €/m² | -1.3 % |
| 2024 | 3,050 €/m² | -1 % |
| 2025 | 3,420 €/m² | +12.1 % |
Current average rent per m² in Schwarzach: 9.80 €/m²
Rents in Schwarzach 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 |
|---|---|---|
| 2016 | 6.80 €/m² | – |
| 2017 | 7.00 €/m² | +2.9 % |
| 2018 | 7.25 €/m² | +3.6 % |
| 2019 | 7.55 €/m² | +4.1 % |
| 2020 | 7.85 €/m² | +4 % |
| 2021 | 8.20 €/m² | +4.5 % |
| 2022 | 8.55 €/m² | +4.3 % |
| 2023 | 8.85 €/m² | +3.5 % |
| 2024 | 9.15 €/m² | +3.4 % |
| 2025 | 9.80 €/m² | +7.1 % |
Current average land value per m² in Schwarzach: 265 €/m²
The land value in Schwarzach 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 |
|---|---|---|
| 2016 | 145 €/m² | – |
| 2017 | 152 €/m² | +4.8 % |
| 2018 | 160 €/m² | +5.3 % |
| 2019 | 172 €/m² | +7.5 % |
| 2020 | 186 €/m² | +8.1 % |
| 2021 | 205 €/m² | +10.2 % |
| 2022 | 228 €/m² | +11.2 % |
| 2023 | 236 €/m² | +3.5 % |
| 2024 | 242 €/m² | +2.5 % |
| 2025 | 265 €/m² | +9.5 % |
The real estate market in Schwarzach can be classified as generally balanced with a slight shortage on the supply side. For buyers, this means: it is not a highly overheated market, but neither is it a buyer's market with significant room for negotiation. Demand remains stable, especially for well-maintained houses, family-friendly apartments, and plots of land in sought-after locations. The development of recent years shows that after a strong upward phase, prices have now settled at a higher but sustainable level. For sellers, the environment remains solid, provided that the property condition, energy efficiency, and location are convincing. Capital investors in Schwarzach will primarily find properties with a manageable entry price and predictable lettability. The rough gross rental yield range is usually around 3.2 % to 4.6 %, depending on property quality, purchase price, and management. Anyone evaluating real estate prices in Schwarzach, price per square metre in Schwarzach, or the standard land value in Schwarzach should therefore not only look at the price level but also at long-term lettability and regional demand trends. Overall, Schwarzach remains a market-stable location with a moderate yield profile for owner-occupiers and conservative investors.
Anyone wishing to soundly assess the market in Schwarzach within the Bavarian market, with its strong ties to Munich, should take a look at the multi-year price development. For detached and terraced houses in Schwarzach, the average purchase price moved from 1,980 €/m² in 2016 to the current 2,980 €/m² (2025) — a total change of +50.5 % over 9 years, which corresponds to an average value increase of +4.6 % p.a. Condominiums in Schwarzach started at around 2,150 €/m² in 2016 and are now at 3,420 €/m² (+59.1 % over 9 years, Ø +5.3 % 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 Schwarzach developed from 6.80 €/m² (2016) to the current 9.80 €/m² — +44.1 % over 9 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 in Schwarzach rose from 145 €/m² (2016) to the current 265 €/m² (+82.8 % in 9 years) — an essential indicator of the structural location quality and local demand for building land. Based on current values, a rented condominium in Schwarzach yields a calculated gross rental yield of around 3.4 % — 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 Schwarzach 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.): 3.2 – 4.6 % 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 Schwarzach compared to the median of all municipalities in Bayern.
| Key figure | Schwarzach | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,980 €/m² | 3,650 €/m² | -18.4 % |
| Flats Ø | 3,420 €/m² | 3,850 €/m² | -11.2 % |
| Rents Ø | 9.80 €/m² | 9.80 €/m² | 0 % |
Annual average values for purchase prices (houses & flats) and rents in Schwarzach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 1,980 €/m² | – | 2,150 €/m² | – | 6.80 €/m² | – |
| 2017 | 2,070 €/m² | +4.5 % | 2,260 €/m² | +5.1 % | 7.00 €/m² | +2.9 % |
| 2018 | 2,180 €/m² | +5.3 % | 2,390 €/m² | +5.8 % | 7.25 €/m² | +3.6 % |
| 2019 | 2,320 €/m² | +6.4 % | 2,540 €/m² | +6.3 % | 7.55 €/m² | +4.1 % |
| 2020 | 2,470 €/m² | +6.5 % | 2,700 €/m² | +6.3 % | 7.85 €/m² | +4 % |
| 2021 | 2,650 €/m² | +7.3 % | 2,900 €/m² | +7.4 % | 8.20 €/m² | +4.5 % |
| 2022 | 2,840 €/m² | +7.2 % | 3,120 €/m² | +7.6 % | 8.55 €/m² | +4.3 % |
| 2023 | 2,790 €/m² | -1.8 % | 3,080 €/m² | -1.3 % | 8.85 €/m² | +3.5 % |
| 2024 | 2,760 €/m² | -1.1 % | 3,050 €/m² | -1 % | 9.15 €/m² | +3.4 % |
| 2025 | 2,980 €/m² | +8 % | 3,420 €/m² | +12.1 % | 9.80 €/m² | +7.1 % |
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 Schwarzach — concisely answered.
Property annuity (Immobilienverrentung) in Schwarzach 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 Schwarzach. 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 Schwarzach.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Schwarzach 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 Schwarzach 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.
Owners of hotels and restaurants in Schwarzach who wish to sell their hospitality property or lease it want, will find FREITAG® to be a partner for the Horeca sector. We broker everything from traditional guesthouses and cafés to hotels and boarding houses to investors and successors who understand the industry.
Selling a hotel in Schwarzach without business interruption is a complex task: We assist with valuation, discreet exposé creation, and approaching suitable buyer groups — for ongoing operations as well as for properties with conversion potential.
Alternatively, we lease: solvent tenants with industry experience, checking of creditworthiness and concept, long-term predictable lease income. For every hospitality property in Schwarzach the right strategy.
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 Schwarzach requires genuine comparative data and a feel for micro-location — Gerhard Hahn has internalised both after 30+ years of market proximity in Bavaria. Personal appointments in Schwarzach 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 Schwarzach (Straubing-Bogen district) with a very good rating of 4.5 stars on ImmoScout24. Specialising in the sale of residential properties in the region, with 14 current listings exclusively for purchase. Owner-managed company with a strong focus on the local market.
Certified estate agent and property valuer in Schwarzach (Straubing-Bogen district), specialising in residential property brokerage and valuation. Offers comprehensive services from consultation to completion locally in Schwarzach. Owner-managed with personal service during business hours.
Visit websiteCertified estate agent and residential property manager in Schwarzach (Straubing-Bogen district), active at UFD Immobilien. Specialising in the brokerage and management of residential properties in the vicinity of Schwarzach. Offers local expertise as a qualified professional according to § 34c GewO.
Visit websiteEstate agent in Schwarzach (Straubing-Bogen district) at Aurentum Immobilien, with 12 listings for purchase on ImmoScout24. Focused on residential property sales in the Lower Bavaria region. Local presence with a high number of followers for regional transactions.
Agent at Bavarian Property Immobilienservice in Schwarzach (Straubing-Bogen district) with an excellent rating of 4.6 stars. Specialising in the brokerage of residential properties in the Straubing-Bogen district. Local company with strong customer feedback.
Owner of the consultancy firm Habel in Schwarzach (Straubing-Bogen district), top-rated with 4.9 stars on ImmoScout24. Specialising in the consultation and sale of residential properties locally, with 3 listings. Owner-managed with a focus on personal customer care.
Agent at Werner König Immobilien in the Schwarzach region (Straubing-Bogen district), with 4.8 stars and 25 listings. Specialising in residential property sales in Lower Bavaria, combined with insurance services. High number of followers highlights local reputation.
Independent property expert in Schwarzach (Straubing-Bogen district) with 4.8 stars and 48 listings on ImmoScout24. Focused on the brokerage of residential properties in the area, with a strong regional network. Personal service for buyers and sellers on site.
Are you looking for a real estate agent not directly in Schwarzach, 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 Schwarzach (Ø 2,980 €/m²) — ideal for an honest market comparison and alternative location assessments.
Schwarzach 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.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
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.
The right rental price determines whether a property stands vacant or has long-term tenants. We set it at a market-appropriate level and pre-filter interested parties, instead of holding mass 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.
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
The first residents are moving into the Kohler Quartier in Schwarzach. The project includes three residential buildings; commercial uses are also described in the surrounding area. The report explicitly refers to Schwarzach as the project location.
Rhomberg announces new rental apartments for Schwarzach. The article covers a residential construction project in the municipality and mentions Schwarzach directly in the title.
A day care center with 20 places is being built in the Gerlachshäuser development area in Schwarzach. The article describes the construction project, the location in the development area, and the planned senior-friendly residential complex.
The Kohler Quartier in Schwarzach is presented as a residential project with three apartment buildings and a commercial area. The report describes the urban development in the town center of Schwarzach.
The municipality of Schwarzach is planning a new kindergarten in Wölsendorf, which will burden the budget over several years. The text mentions the construction costs and classifies the project as a municipal investment.
A roundabout is being built at the Schwarzach station intersection. The article links the project to further construction activities at the Schwarzach location and names the municipality in the title.
The municipal council report mentions several development areas in Schwarzach, including developed areas and areas currently under development, as well as the planned Klinikfeld development area with a designated nursing home. This makes the connection to municipal settlement development direct and clear.
