Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Spechbach.
Between the decision to sell and the notary appointment in Spechbach, there are usually several months of work: gathering documents, reliably determining the value, finding the right buyer group, negotiating. We take over these steps completely and keep you informed of every interim status.
A significant proportion of properties in Spechbach 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 Spechbach. 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 Spechbach 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 Spechbach, 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 Spechbach.
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 Spechbach – 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 Spechbach. 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 Spechbach: 3,420 €/m²
House prices in Spechbach 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 |
|---|---|---|
| 2015 | 2,150 €/m² | – |
| 2016 | 2,260 €/m² | +5.1 % |
| 2017 | 2,390 €/m² | +5.8 % |
| 2018 | 2,540 €/m² | +6.3 % |
| 2019 | 2,690 €/m² | +5.9 % |
| 2020 | 2,860 €/m² | +6.3 % |
| 2021 | 3,080 €/m² | +7.7 % |
| 2022 | 3,280 €/m² | +6.5 % |
| 2023 | 3,360 €/m² | +2.4 % |
| 2024 | 3,420 €/m² | +1.8 % |
Current average purchase price per m² for apartments in Spechbach: 3,180 €/m²
Apartments in Spechbach 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 |
|---|---|---|
| 2015 | 1,980 €/m² | – |
| 2016 | 2,080 €/m² | +5.1 % |
| 2017 | 2,190 €/m² | +5.3 % |
| 2018 | 2,320 €/m² | +5.9 % |
| 2019 | 2,460 €/m² | +6 % |
| 2020 | 2,610 €/m² | +6.1 % |
| 2021 | 2,790 €/m² | +6.9 % |
| 2022 | 2,980 €/m² | +6.8 % |
| 2023 | 3,120 €/m² | +4.7 % |
| 2024 | 3,180 €/m² | +1.9 % |
Current average rent per m² in Spechbach: 10.90 €/m²
Rents in Spechbach 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 |
|---|---|---|
| 2015 | 7.20 €/m² | – |
| 2016 | 7.45 €/m² | +3.5 % |
| 2017 | 7.75 €/m² | +4 % |
| 2018 | 8.05 €/m² | +3.9 % |
| 2019 | 8.35 €/m² | +3.7 % |
| 2020 | 8.70 €/m² | +4.2 % |
| 2021 | 9.10 €/m² | +4.6 % |
| 2022 | 9.55 €/m² | +4.9 % |
| 2023 | 10.15 €/m² | +6.3 % |
| 2024 | 10.90 €/m² | +7.4 % |
Current average land value per m² in Spechbach: 290 €/m²
The land value in Spechbach 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 | 165 €/m² | – |
| 2016 | 175 €/m² | +6.1 % |
| 2017 | 188 €/m² | +7.4 % |
| 2018 | 202 €/m² | +7.4 % |
| 2019 | 218 €/m² | +7.9 % |
| 2020 | 236 €/m² | +8.3 % |
| 2021 | 255 €/m² | +8.1 % |
| 2022 | 275 €/m² | +7.8 % |
| 2023 | 285 €/m² | +3.6 % |
| 2024 | 290 €/m² | +1.8 % |
The real estate market in Spechbach can be classified as a small but stable sub-market in the surrounding area of the Rhine-Neckar region. On the buyer side, there is a predominant demand for family-friendly houses, while condominiums are primarily of interest to owner-occupiers and individual buy-to-let investors. The market tends to be a seller's market when well-maintained properties in sought-after locations are offered, as supply remains limited and comparable alternatives in neighbouring municipalities are often more expensive. At the same time, momentum has weakened somewhat since 2023, which can be attributed to higher financing costs and more cautious purchasing decisions. For buy-to-let investors, Spechbach remains attractive primarily due to its solid lettability and proximity to regional jobs, even if yields are naturally not comparable to classic high-yield locations. A rough gross rental yield range of approximately 3.0 to 4.2 % is realistic for existing apartments, depending on the purchase price, condition, micro-location, and management. Anyone evaluating property prices in Spechbach should therefore focus less on short-term speculation and more on long-term substance, location quality, and sustainable lettability. For buying a house in Spechbach and buying an apartment in Spechbach, demand remains robust, especially when the energy performance, floor plan, and plot size are convincing.
The data from recent years paints a clear picture of price movements for Spechbach in the Baden-Württemberg market, with its proximity to Stuttgart and the Lake Constance area. For detached and terraced houses in Spechbach, the average purchase price moved from 2,150 €/m² in 2015 to the current 3,420 €/m² (2024) — a total change of +59.1 % over 9 years, which corresponds to an average value increase of +5.3 % p.a. Condominiums in Spechbach started at around 1,980 €/m² in 2015 and are now at 3,180 €/m² (+60.6 % over 9 years, Ø +5.4 % p.a.). This makes them suitable as an entry point into home ownership or as a buy-to-let investment with a manageable ticket size. The average net cold rent in Spechbach developed from 7.20 €/m² (2015) to the current 10.90 €/m² — +51.4 % 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 Spechbach rose from 165 €/m² (2015) to the current 290 €/m² (+75.8 % 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 Spechbach yields a calculated gross rental yield of around 4.1 % — 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 1,800 inhabitants, Spechbach forms a comparatively tight market segment — which means that well-prepared properties priced in line with the market are usually sold quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Spechbach 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 – 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 Spechbach compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Spechbach | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 3,420 €/m² | 3,850 €/m² | -11.2 % |
| Flats Ø | 3,180 €/m² | 3,760 €/m² | -15.4 % |
| Rents Ø | 10.90 €/m² | 10.80 €/m² | +0.9 % |
Annual average values for purchase prices (houses & flats) and rents in Spechbach, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 2,150 €/m² | – | 1,980 €/m² | – | 7.20 €/m² | – |
| 2016 | 2,260 €/m² | +5.1 % | 2,080 €/m² | +5.1 % | 7.45 €/m² | +3.5 % |
| 2017 | 2,390 €/m² | +5.8 % | 2,190 €/m² | +5.3 % | 7.75 €/m² | +4 % |
| 2018 | 2,540 €/m² | +6.3 % | 2,320 €/m² | +5.9 % | 8.05 €/m² | +3.9 % |
| 2019 | 2,690 €/m² | +5.9 % | 2,460 €/m² | +6 % | 8.35 €/m² | +3.7 % |
| 2020 | 2,860 €/m² | +6.3 % | 2,610 €/m² | +6.1 % | 8.70 €/m² | +4.2 % |
| 2021 | 3,080 €/m² | +7.7 % | 2,790 €/m² | +6.9 % | 9.10 €/m² | +4.6 % |
| 2022 | 3,280 €/m² | +6.5 % | 2,980 €/m² | +6.8 % | 9.55 €/m² | +4.9 % |
| 2023 | 3,360 €/m² | +2.4 % | 3,120 €/m² | +4.7 % | 10.15 €/m² | +6.3 % |
| 2024 | 3,420 €/m² | +1.8 % | 3,180 €/m² | +1.9 % | 10.90 €/m² | +7.4 % |
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 Spechbach — concisely answered.
Many owners in Spechbach 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 Spechbach 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.
For production halls, office buildings, medical centres (Ärztehäuser), and logistics areas in Spechbach 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 Spechbach 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 Spechbach 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 Spechbach 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 Spechbach 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 Spechbach requires genuine comparative data and a feel for micro-location — Gerhard Hahn has internalised both after 30+ years of market proximity in Bavaria and Baden-Württemberg. Personal appointments in Spechbach 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 Spechbach (74937) and the surrounding area including Lobbach, Epfenbach and Eschelbronn. Specialising in property sales, property valuations, energy performance certificates and house sales with commitment and expertise. Offers professional advice for buyers, sellers and landlords.
Visit websiteLocal estate agent based in Wiesenbach, brokering properties in the Spechbach region and surrounding areas. Specialising in the purchase, sale and valuation of residential properties. Owner-managed company with a strong regional presence.
Estate agent from Heilbronn-Sontheim, offering advice on the purchase and sale of properties and also active in Spechbach. Offers valuations for houses and apartments. Regional expertise in the Rhein-Neckar-Kreis district.
Visit websiteRegional agent in the area around Spechbach, specialising in the brokerage of residential properties. Offers comprehensive services throughout the buying and selling process. Strong market knowledge in Langenzell, Epfenbach and Neidenstein.
Your estate agent in the Rhein-Neckar-Kreis district with many years of expertise and regional market knowledge. Specialising in the sales and management of residential properties around Spechbach. Collaborative all-round service for buyers and sellers.
Visit websiteOwner-managed agent from Mosbach, brokering properties in the Neckar-Odenwald-Kreis district including Spechbach. Offers personal advice and an all-inclusive package for the quick sale of residential properties. Your primary point of contact for the entire sales process.
Visit websiteAre you looking for a real estate agent not directly in Spechbach, 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 Spechbach (Ø 3,420 €/m²) — ideal for an honest market comparison and alternative location assessments.
Spechbach 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.
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.
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.
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 municipal page for the companies section is a direct hit with Spechbach in the source context. However, no concrete news event regarding trade, construction, or real estate can be derived from the search result.
The IHK list includes Spechbach regarding assessment rates for trade tax and property tax B. The municipality is explicitly mentioned; the information is relevant for location policy and the economy, even if the hit is not an editorial article.
The page states the property tax B assessment rate of 380 percent for Spechbach and classifies it as current municipal information. In terms of content, this fits the topic of location and location cost policy, even if it is not a classic news article.
The official gazette of the municipality of Spechbach can be found as a current municipal information channel. Without a specific construction, real estate, or economic topic recognizable in the snippet, no reliable news entry can be made from it.
The overview for the Rhein-Neckar-Kreis lists Spechbach with its municipal assessment rates. The hit is relevant for business-related municipal topics but shows no specific construction or real estate report.
The page mentions Spechbach with a trade tax assessment rate of 350 percent. This is an explicit municipal economic indicator and is therefore thematically close to location policy and investments.
The municipal page describes the inspection of a development plan and refers to Spechbach as the responsible municipality. This is an administrative service, not a news article, but a direct hit with the municipality name in the source context.
In the catalogue of works, Spechbach is mentioned as the location of an urban planning project; development measures for a building area are noted as the action. This is the clearest finding with a direct reference to building area development in Spechbach.
