Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Schwarzenfeld.
Anyone selling or letting a property in Schwarzenfeld 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 Schwarzenfeld 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
We generally market your property in Schwarzenfeld 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 Schwarzenfeld 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 Schwarzenfeld, 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 Schwarzenfeld.
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 Schwarzenfeld – discreetly, without obligation, and at an appointment time that suits you.
Market data for Schwarzenfeld 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.
Schwarzenfeld is a market town located in the Upper Palatinate district of Schwandorf. The town has a population of 6500 residents. Its location within the Schwandorf district offers good regional connectivity. This makes it an appealing choice for property buyers or owners in the Upper Palatinate real estate market.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Schwarzenfeld: 2,750 €/m²
House prices in Schwarzenfeld 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 | 1,780 €/m² | – |
| 2017 | 1,860 €/m² | +4.5 % |
| 2018 | 1,960 €/m² | +5.4 % |
| 2019 | 2,080 €/m² | +6.1 % |
| 2020 | 2,210 €/m² | +6.3 % |
| 2021 | 2,420 €/m² | +9.5 % |
| 2022 | 2,690 €/m² | +11.2 % |
| 2023 | 2,790 €/m² | +3.7 % |
| 2024 | 2,760 €/m² | -1.1 % |
| 2025 | 2,750 €/m² | -0.4 % |
Current average purchase price per m² for apartments in Schwarzenfeld: 2,980 €/m²
Apartments in Schwarzenfeld 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 | 1,920 €/m² | – |
| 2017 | 2,020 €/m² | +5.2 % |
| 2018 | 2,150 €/m² | +6.4 % |
| 2019 | 2,290 €/m² | +6.5 % |
| 2020 | 2,440 €/m² | +6.6 % |
| 2021 | 2,630 €/m² | +7.8 % |
| 2022 | 2,890 €/m² | +9.9 % |
| 2023 | 3,020 €/m² | +4.5 % |
| 2024 | 2,990 €/m² | -1 % |
| 2025 | 2,980 €/m² | -0.3 % |
Current average rent per m² in Schwarzenfeld: 8.90 €/m²
Rents in Schwarzenfeld 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 | 5.90 €/m² | – |
| 2017 | 6.10 €/m² | +3.4 % |
| 2018 | 6.35 €/m² | +4.1 % |
| 2019 | 6.60 €/m² | +3.9 % |
| 2020 | 6.90 €/m² | +4.5 % |
| 2021 | 7.25 €/m² | +5.1 % |
| 2022 | 7.70 €/m² | +6.2 % |
| 2023 | 8.15 €/m² | +5.8 % |
| 2024 | 8.55 €/m² | +4.9 % |
| 2025 | 8.90 €/m² | +4.1 % |
Current average land value per m² in Schwarzenfeld: 210 €/m²
The land value in Schwarzenfeld 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 | 115 €/m² | – |
| 2017 | 122 €/m² | +6.1 % |
| 2018 | 130 €/m² | +6.6 % |
| 2019 | 140 €/m² | +7.7 % |
| 2020 | 152 €/m² | +8.6 % |
| 2021 | 168 €/m² | +10.5 % |
| 2022 | 190 €/m² | +13.1 % |
| 2023 | 205 €/m² | +7.9 % |
| 2024 | 210 €/m² | +2.4 % |
| 2025 | 210 €/m² | 0 % |
The real estate market in Schwarzenfeld can be classified as a balanced market with a slight excess of demand. For sellers, the solid underlying demand for residential property in well-connected municipalities in the Upper Palatinate is a positive factor, while buyers benefit from a price level that remains moderate compared to the major Bavarian cities. When buying a house in Schwarzenfeld, there is stable demand, particularly for well-maintained existing properties and family-friendly locations. When buying an apartment in Schwarzenfeld, the target group is broader: owner-occupiers, commuters, and small-scale investors are primarily looking for compact, easily lettable units in a contemporary condition. The most recent market phase has been characterized by normalization. After strong price increases up to 2022, purchase prices and standard land values have leveled off at a high level. This points more towards a market with selective demand than a clear buyer's or seller's market. In good locations and for properties with impressive energy efficiency, marketing remains comparatively swift, while properties requiring extensive renovation are more likely to face price negotiations. For investors, Schwarzenfeld is interesting primarily due to its stable lettability and manageable entry price. The rough gross rental yield range is typically around 3.4 to 4.8% gross, depending on the condition of the property, location, and price level. This makes Schwarzenfeld a viable option for investors with a long-term horizon and a focus on solid cash flow profiles.
Anyone wishing to soundly classify the market in Schwarzenfeld within the Bavarian market, with its strong ties to Munich, should take a look at the multi-year price development. For single-family and terraced houses in Schwarzenfeld, the average purchase price moved from 1,780 €/m² in 2016 to the current 2,750 €/m² (2025) — a total change of +54.5% over 9 years, which corresponds to an average value increase of +5.0% p.a. The previous peak was reached in 2023 at 2,790 €/m²; since then, the market has corrected by -1.4% — a pattern typical in many German mid-sized markets following the interest rate turnaround. Condominiums in Schwarzenfeld started at around 1,920 €/m² in 2016 and are now at 2,980 €/m² (+55.2% over 9 years, Ø +5.0% p.a.). They are therefore often suitable as an entry into home ownership or as an investment with a manageable ticket size. The average net cold rent in Schwarzenfeld developed from 5.90 €/m² (2016) to the current 8.90 €/m² — +50.8% over 9 years or Ø +4.7% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Schwarzenfeld rose from 115 €/m² (2016) to the current 210 €/m² (+82.6% 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 Schwarzenfeld yields a calculated gross rental yield of around 3.6% — 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 6,500 inhabitants, Schwarzenfeld is a manageable market size — which means: market-priced, well-prepared properties are usually sold or let quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Schwarzenfeld 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 – 4.8 % 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 Schwarzenfeld compared to the median of all municipalities in Bayern.
| Key figure | Schwarzenfeld | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,750 €/m² | 3,650 €/m² | -24.7 % |
| Flats Ø | 2,980 €/m² | 3,850 €/m² | -22.6 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Schwarzenfeld, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 1,780 €/m² | – | 1,920 €/m² | – | 5.90 €/m² | – |
| 2017 | 1,860 €/m² | +4.5 % | 2,020 €/m² | +5.2 % | 6.10 €/m² | +3.4 % |
| 2018 | 1,960 €/m² | +5.4 % | 2,150 €/m² | +6.4 % | 6.35 €/m² | +4.1 % |
| 2019 | 2,080 €/m² | +6.1 % | 2,290 €/m² | +6.5 % | 6.60 €/m² | +3.9 % |
| 2020 | 2,210 €/m² | +6.3 % | 2,440 €/m² | +6.6 % | 6.90 €/m² | +4.5 % |
| 2021 | 2,420 €/m² | +9.5 % | 2,630 €/m² | +7.8 % | 7.25 €/m² | +5.1 % |
| 2022 | 2,690 €/m² | +11.2 % | 2,890 €/m² | +9.9 % | 7.70 €/m² | +6.2 % |
| 2023 | 2,790 €/m² | +3.7 % | 3,020 €/m² | +4.5 % | 8.15 €/m² | +5.8 % |
| 2024 | 2,760 €/m² | -1.1 % | 2,990 €/m² | -1 % | 8.55 €/m² | +4.9 % |
| 2025 | 2,750 €/m² | -0.4 % | 2,980 €/m² | -0.3 % | 8.90 €/m² | +4.1 % |
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 Schwarzenfeld — concisely answered.
For owners in Schwarzenfeld 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 Schwarzenfeld 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 Schwarzenfeld, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
For many businesses, capital is tied up in Schwarzenfeld in their own property instead of in operational business. Sale & Lease-Back solves this: sale to an investor, simultaneously a long-term lease agreement that secures usage. Business operations, address, and workforce remain where they are.
A lot changes in the balance sheet — the property leaves the fixed assets, depreciation becomes rental expense. Whether this is advantageous for your company depends on the legal form, financing structure, and tax starting position; therefore, we calculate this together with your tax advisor before anything is signed.
Crucial for the achievable price are the lease agreement term, creditworthiness, and third-party usability (Drittverwendungsfähigkeit) of the property in Schwarzenfeld. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Whether a country inn, city café, hotel garni, or boarding house with an annex — for hospitality and accommodation properties in Schwarzenfeld 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 Schwarzenfeld 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 Schwarzenfeld 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.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Schwarzenfeld from over three decades of personal brokerage experience. Personal appointments in Schwarzenfeld 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 real estate consultant in Schwarzenfeld, specialising in the sale of and advice on houses, apartments, and land in 92521 Schwarzenfeld and the surrounding area. As an owner-managed business, they offer personal expert services for the regional property market. Known for providing competent support for local property transactions.
Visit websiteActive estate agent in Schwarzenfeld (postcode 92521) who facilitates residential properties such as houses and apartments in the Schwandorf region. Listed on Immowelt with listings specifically for the local market. Owner-managed service with a focus on local sales and brokerage.
Visit websiteSpecialising in the letting and sale of new-build apartments in Schwarzenfeld, such as those on Gartenackerstraße for first-time occupancy. Local point of contact for owners and tenants in 92521 Schwarzenfeld. Offers competent brokerage for residential properties in the Upper Palatinate.
Visit websiteLocal company in Schwarzenfeld operating as an estate agent for residential properties and offering management services. Registered in the commercial register and based in 92521 Schwarzenfeld, specialising in sales and brokerage in accordance with § 34c GewO. Focus on houses and residential properties in the region.
Visit websiteMaximilian Ottow of KENSINGTON Finest Properties International specialises in the sale and letting of high-quality residential properties. He is active in Schwarzenfeld and the Schwandorf district and is highly rated with 5.0 stars from 21 reviews on ImmoScout24. As an experienced agent, he offers expert advice for the region.
Visit websiteAre you looking for a real estate agent not directly in Schwarzenfeld, 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 Schwarzenfeld (Ø 2,750 €/m²) — ideal for an honest market comparison and alternative location assessments.
Schwarzenfeld 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.
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.
Office, practice, warehouse, hotel, or gastronomy — discreet marketing with a sound valuation and personal support until completion.
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.
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
Mittelbayerische reports on higher tax revenues and record employment in Schwarzenfeld. The article also mentions construction measures, the new 'Traunricht Südhang' development area, and ongoing residential projects such as the Wohnpark am Miesberg.
Mittelbayerische reports on the delays at the 'Traunricht Südhang' development area in Schwarzenfeld. The focus is on the question of why the development and the start of construction are taking so long.
The Weigl Group presents the 'Wohnpark am Miesberg' in Schwarzenfeld. Five apartment buildings with underground garages and a total of around 45 apartments are planned; sales were scheduled for the beginning/middle of 2025.
A real estate offer in Schwarzenfeld announces a new construction project with eight residential units. It describes an apartment building in a central location, KfW-55 standard, and a planned completion date in September 2023.
The market town of Schwarzenfeld explains the new 'Traunricht Südhang' development area in the district of Traunricht. 23 plots are planned; after the revision of the zoning plan, construction and marketing were supposed to begin in 2023 according to the status at that time.
ONETZ reports that Schwarzenfeld is planning a new 'Traunricht Südhang' development area. The article covers municipal planning and the preparation of additional building land.
In the proceedings for the West industrial estate in Schwarzenfeld, the amendment of the zoning and green space plan is being made public. The area includes an existing industrial estate on the southwestern edge of town.
ONETZ reports on the purchase of a retail strip in Schwarzenfeld by Wolfgang Meier. The article discusses the property, which includes several apartments and hotel rooms, as well as the economic use of the building.
