Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Setzingen.
Anyone selling or letting a property in Setzingen 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 Setzingen 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 Setzingen 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.
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Anyone looking for an experienced real estate agent in Setzingen 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 Setzingen, 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 Setzingen.
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 Setzingen – 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 Setzingen. 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 Setzingen: 3,650 €/m²
House prices in Setzingen 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 |
|---|---|---|
| 2017 | 2,650 €/m² | – |
| 2018 | 2,780 €/m² | +4.9 % |
| 2019 | 2,930 €/m² | +5.4 % |
| 2020 | 3,120 €/m² | +6.5 % |
| 2021 | 3,340 €/m² | +7.1 % |
| 2022 | 3,620 €/m² | +8.4 % |
| 2023 | 3,690 €/m² | +1.9 % |
| 2024 | 3,650 €/m² | -1.1 % |
| 2025 | 3,650 €/m² | 0 % |
| 2026 | 3,650 €/m² | 0 % |
Current average purchase price per m² for apartments in Setzingen: 3,250 €/m²
Apartments in Setzingen 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 |
|---|---|---|
| 2017 | 2,350 €/m² | – |
| 2018 | 2,470 €/m² | +5.1 % |
| 2019 | 2,610 €/m² | +5.7 % |
| 2020 | 2,760 €/m² | +5.7 % |
| 2021 | 2,930 €/m² | +6.2 % |
| 2022 | 3,160 €/m² | +7.8 % |
| 2023 | 3,240 €/m² | +2.5 % |
| 2024 | 3,220 €/m² | -0.6 % |
| 2025 | 3,240 €/m² | +0.6 % |
| 2026 | 3,250 €/m² | +0.3 % |
Current average rent per m² in Setzingen: 9.90 €/m²
Rents in Setzingen 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 |
|---|---|---|
| 2017 | 7.20 €/m² | – |
| 2018 | 7.40 €/m² | +2.8 % |
| 2019 | 7.65 €/m² | +3.4 % |
| 2020 | 7.95 €/m² | +3.9 % |
| 2021 | 8.35 €/m² | +5 % |
| 2022 | 8.85 €/m² | +6 % |
| 2023 | 9.25 €/m² | +4.5 % |
| 2024 | 9.55 €/m² | +3.2 % |
| 2025 | 9.75 €/m² | +2.1 % |
| 2026 | 9.90 €/m² | +1.5 % |
Current average land value per m² in Setzingen: 310 €/m²
The land value in Setzingen 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 |
|---|---|---|
| 2017 | 180 €/m² | – |
| 2018 | 190 €/m² | +5.6 % |
| 2019 | 205 €/m² | +7.9 % |
| 2020 | 225 €/m² | +9.8 % |
| 2021 | 250 €/m² | +11.1 % |
| 2022 | 285 €/m² | +14 % |
| 2023 | 300 €/m² | +5.3 % |
| 2024 | 305 €/m² | +1.7 % |
| 2025 | 308 €/m² | +1 % |
| 2026 | 310 €/m² | +0.6 % |
The real estate market in Setzingen can be classified as a small, rather owner-occupier-oriented market. On the buyer side, households with a regional connection dominate, looking for a house or apartment in a rural setting while appreciating the proximity to Ulm and the surrounding labour markets. On the seller side, supply is limited, which stabilises pricing and dampens larger fluctuations. Compared to the surrounding centres, property prices in Setzingen remain moderate, yet are clearly above the level of previous years. This points to a market with solid basic demand and limited new construction activity. For capital investors, Setzingen is particularly interesting when the focus is on long-term lettability and no very high liquidity of the submarket is expected. The rough gross rental yield range is typically around 3.0 to 4.2% depending on the property condition, location, and purchase price. Apartments with good lettability and a reasonable entry price can achieve slightly higher yields than detached houses. Overall, the market remains balanced to slightly buyer-friendly, while well-maintained existing properties and building plots remain in demand. Those monitoring the price per square metre in Setzingen will recognise a stable, but not overheated market with a solid long-term perspective.
Anyone wishing to soundly assess the market in Setzingen within the Baden-Württemberg market, with its proximity to Stuttgart and the Lake Constance region, should take a look at the multi-year price development. For detached and terraced houses in Setzingen, the average purchase price moved from 2,650 €/m² in 2017 to currently 3,650 €/m² (2026) — a total change of +37.7% over 9 years, which corresponds to an average value increase of +3.6% p.a. The previous peak was reached in 2023 at 3,690 €/m²; since then, the market has corrected by -1.1% — a typical pattern in many German medium-sized markets following the interest rate turnaround. Condominiums in Setzingen started at around 2,350 €/m² in 2017 and are now at 3,250 €/m² (+38.3% over 9 years, Ø +3.7% p.a.). They are therefore often suitable as an entry into home ownership or as a capital investment with a manageable ticket size. The average net cold rent in Setzingen developed from 7.20 €/m² (2017) to currently 9.90 €/m² — +37.5% over 9 years or Ø +3.6% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Setzingen rose from 180 €/m² (2017) to currently 310 €/m² (+72.2% 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 Setzingen yields a calculated gross rental yield of around 3.7% — 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 2,000 inhabitants, Setzingen forms a manageable market size — which means: well-priced, well-prepared properties are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Setzingen 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 the micro-location, energy efficiency, and building fabric. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 4.2 % 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 Setzingen compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Setzingen | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,650 €/m² | 3,850 €/m² | -5.2 % |
| Flats Ø | 3,250 €/m² | 3,760 €/m² | -13.6 % |
| Rents Ø | 9.90 €/m² | 10.80 €/m² | -8.3 % |
Annual average values for purchase prices (houses & flats) and rents in Setzingen, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 2,650 €/m² | – | 2,350 €/m² | – | 7.20 €/m² | – |
| 2018 | 2,780 €/m² | +4.9 % | 2,470 €/m² | +5.1 % | 7.40 €/m² | +2.8 % |
| 2019 | 2,930 €/m² | +5.4 % | 2,610 €/m² | +5.7 % | 7.65 €/m² | +3.4 % |
| 2020 | 3,120 €/m² | +6.5 % | 2,760 €/m² | +5.7 % | 7.95 €/m² | +3.9 % |
| 2021 | 3,340 €/m² | +7.1 % | 2,930 €/m² | +6.2 % | 8.35 €/m² | +5 % |
| 2022 | 3,620 €/m² | +8.4 % | 3,160 €/m² | +7.8 % | 8.85 €/m² | +6 % |
| 2023 | 3,690 €/m² | +1.9 % | 3,240 €/m² | +2.5 % | 9.25 €/m² | +4.5 % |
| 2024 | 3,650 €/m² | -1.1 % | 3,220 €/m² | -0.6 % | 9.55 €/m² | +3.2 % |
| 2025 | 3,650 €/m² | 0 % | 3,240 €/m² | +0.6 % | 9.75 €/m² | +2.1 % |
| 2026 | 3,650 €/m² | 0 % | 3,250 €/m² | +0.3 % | 9.90 €/m² | +1.5 % |
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 Setzingen — concisely answered.
Many owners in Setzingen 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 Setzingen 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 Setzingen 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 Setzingen 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 Setzingen is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Owners of hotels and restaurants in Setzingen 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 Setzingen 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 Setzingen the right strategy.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
For over 30 years, Gerhard Hahn has been active as a real estate appraiser, real estate consultant, and real estate agent in Bavaria and Southern Germany — focusing on high-quality residential property, off-market marketing, and the discreet support of owners, communities of heirs, and family offices.
Many property owners in Setzingen wish to sell without neighbours, tenants, or employees finding out. Gerhard Hahn has been providing precisely this discreet approach for over 30 years. Personal appointments in Setzingen 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.
The owner-managed real estate team Sklenar operates in Langenau (89129) and, as a local estate agent, covers the entire postcode area including Setzingen in the Alb-Donau district. With many years of experience, they specialise in the sale of houses and residential properties in the local area. They offer comprehensive services for buyers and sellers in the region.
Visit websiteEngel & Völkers is a premium estate agent present in Langenau (89129), serving the market in Setzingen as well as surrounding towns such as Albeck. They specialise in exclusive residential properties and offer high-quality brokerage services. As a branch of an international network, they combine local expertise with global reach.
Visit websitePflug Immobilien & Werte is an experienced estate agent with sound market knowledge in the Alb-Donau district and the surrounding region. They offer professional advice on the sale, letting, and valuation of residential properties. Personal support from the initial assessment to the conclusion of the contract is their priority.
Visit websiteActive for over 30 years as an estate agent in Metzingen, Nürtingen, Reutlingen and the entire region, with detailed market knowledge for the purchase and sale of residential properties. The owner-managed agency knows the area around Metzingen in great detail and provides local support to clients. Specialised in residential properties in the Ermstal region.
Visit websiteA leading real estate agency with over 40 employees in Stuttgart and the surrounding area, specialising in the purchase, sale, and letting of private and commercial properties. Available on-site in Metzingen with competent agents for the local market. Offers comprehensive services for residential properties in the region.
Visit websiteA leading estate agent and surveyor since 1972 in the Metzingen, Reutlingen, and Stuttgart region, now in its second generation. Specialised in the valuation, sale, and letting of residential properties with high regional expertise. Reliably guides clients through all processes.
Visit websiteAre you looking for a real estate agent not directly in Setzingen, but in the surrounding area? FREITAG® also serves the following municipalities in Baden-Württemberg 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 Setzingen (Ø 3,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Setzingen 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:
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.
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.
Professional market placement, well-considered tenant selection, and legally sound documents for a smooth letting of your flat.
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.
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 municipality's publication page once again mentions the planned sale of two building plots in Setzingen. In addition, there is a notice regarding a building application for an area for which no development plan exists, pointing to local construction and planning issues.
The municipality of Setzingen announces the sale of two building plots for the current year. Interested parties can apply in writing within a specified period; this is a concrete piece of local residential construction and land development news with a direct connection to the municipality.
