Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Spiegelau.
Between the decision to sell and the notary appointment in Spiegelau, 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Spiegelau, 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
We generally market your property in Spiegelau 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!«
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Anyone looking for an experienced real estate agent in Spiegelau 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 Spiegelau, 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 Spiegelau.
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 Spiegelau – 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 Spiegelau. These are average values for the entire location — the location, year of construction, and condition of a specific property can deviate significantly from these.
Spiegelau is a municipality in the Lower Bavarian district of Freyung-Grafenau with 3900 inhabitants. The main town is a state-approved resort situated in the Donau-Wald region, within the Bavarian Forest and directly adjacent to the Bavarian Forest National Park. Neighboring municipalities include Frauenau, Kirchdorf im Wald, Eppenschlag, Schönberg, Grafenau, and Sankt Oswald-Riedlhütte. The history of the area is closely linked to the glass and timber industries, with the Spiegelau glassworks first documented in 1521. Owning property in Spiegelau means living in an environment characterized by its location within the National Park and its historical industrial development.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Spiegelau: 2,650 €/m²
House prices in Spiegelau 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 | 1,950 €/m² | – |
| 2018 | 2,050 €/m² | +5.1 % |
| 2019 | 2,170 €/m² | +5.9 % |
| 2020 | 2,310 €/m² | +6.5 % |
| 2021 | 2,470 €/m² | +6.9 % |
| 2022 | 2,620 €/m² | +6.1 % |
| 2023 | 2,590 €/m² | -1.1 % |
| 2024 | 2,560 €/m² | -1.2 % |
| 2025 | 2,620 €/m² | +2.3 % |
| 2026 | 2,650 €/m² | +1.1 % |
Current average purchase price per m² for apartments in Spiegelau: 2,980 €/m²
Apartments in Spiegelau 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 | 2,150 €/m² | – |
| 2018 | 2,260 €/m² | +5.1 % |
| 2019 | 2,390 €/m² | +5.8 % |
| 2020 | 2,540 €/m² | +6.3 % |
| 2021 | 2,720 €/m² | +7.1 % |
| 2022 | 2,900 €/m² | +6.6 % |
| 2023 | 2,870 €/m² | -1 % |
| 2024 | 2,840 €/m² | -1 % |
| 2025 | 2,930 €/m² | +3.2 % |
| 2026 | 2,980 €/m² | +1.7 % |
Current average rent per m² in Spiegelau: 8.90 €/m²
Rents in Spiegelau 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 | 6.60 €/m² | – |
| 2018 | 6.80 €/m² | +3 % |
| 2019 | 7.05 €/m² | +3.7 % |
| 2020 | 7.30 €/m² | +3.5 % |
| 2021 | 7.60 €/m² | +4.1 % |
| 2022 | 7.95 €/m² | +4.6 % |
| 2023 | 8.20 €/m² | +3.1 % |
| 2024 | 8.40 €/m² | +2.4 % |
| 2025 | 8.70 €/m² | +3.6 % |
| 2026 | 8.90 €/m² | +2.3 % |
Current average land value per m² in Spiegelau: 165 €/m²
The land value in Spiegelau 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 | 95 €/m² | – |
| 2018 | 100 €/m² | +5.3 % |
| 2019 | 108 €/m² | +8 % |
| 2020 | 118 €/m² | +9.3 % |
| 2021 | 130 €/m² | +10.2 % |
| 2022 | 145 €/m² | +11.5 % |
| 2023 | 152 €/m² | +4.8 % |
| 2024 | 156 €/m² | +2.6 % |
| 2025 | 162 €/m² | +3.8 % |
| 2026 | 165 €/m² | +1.9 % |
The real estate market in Spiegelau can be classified as a relatively small but stable regional market. On the buyer side, there is primarily demand for detached houses, well-maintained existing apartments, and smaller properties with good usability. At the same time, supply is limited, which contributes to a certain price stability in sought-after locations. Spiegelau therefore acts neither as a distinct seller's market nor as a clear buyer's market; rather, property quality, state of modernisation, and micro-location determine the scope for negotiation. For capital investors, the location is particularly interesting due to the moderate entry price and the solid rents in relation to it. The rough gross rental yield range is usually around 3.0 to 4.5% depending on the condition of the property and the price level, and slightly higher for particularly well-purchased or easily lettable apartments. Anyone evaluating property prices in Spiegelau should consider not only the price per m² but also the long-term demand for housing in rural areas, the tourist character of the region, and the limited new construction activity. Overall, the market suggests a cautious, value-oriented investment strategy with a focus on substance and location quality.
Anyone wishing to soundly classify the market in Spiegelau within the Bavarian market, with its strong connection to Munich, should take a look at the multi-year price development. For detached and terraced houses in Spiegelau, the average purchase price moved from 1,950 €/m² in 2017 to currently 2,650 €/m² (2026) — a total change of +35.9% over 9 years, which corresponds to an average value increase of +3.5% p.a. Condominiums in Spiegelau started in 2017 at around 2,150 €/m² and are now at 2,980 €/m² (+38.6% 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 Spiegelau developed from 6.60 €/m² (2017) to currently 8.90 €/m² — +34.8% over 9 years or Ø +3.4% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value (Bodenrichtwert) in Spiegelau rose from 95 €/m² (2017) to currently 165 €/m² (+73.7% 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 Spiegelau results in 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 3,900 inhabitants, Spiegelau forms a limited but continuous transaction volume — which means: properties that are priced in line with the market and well-prepared are generally sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Spiegelau who are considering a sale or letting, an individual, data-based valuation is the most important first step — it replaces estimates from online calculators, which cannot reflect micro-location, energy efficiency, and property substance. FREITAG® provides this valuation free of charge and without obligation.
Rental yield range (approx.): 3 – 4.5 % 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 Spiegelau compared to the median of all municipalities in Bayern.
| Key figure | Spiegelau | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,650 €/m² | 3,650 €/m² | -27.4 % |
| 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 Spiegelau, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,950 €/m² | – | 2,150 €/m² | – | 6.60 €/m² | – |
| 2018 | 2,050 €/m² | +5.1 % | 2,260 €/m² | +5.1 % | 6.80 €/m² | +3 % |
| 2019 | 2,170 €/m² | +5.9 % | 2,390 €/m² | +5.8 % | 7.05 €/m² | +3.7 % |
| 2020 | 2,310 €/m² | +6.5 % | 2,540 €/m² | +6.3 % | 7.30 €/m² | +3.5 % |
| 2021 | 2,470 €/m² | +6.9 % | 2,720 €/m² | +7.1 % | 7.60 €/m² | +4.1 % |
| 2022 | 2,620 €/m² | +6.1 % | 2,900 €/m² | +6.6 % | 7.95 €/m² | +4.6 % |
| 2023 | 2,590 €/m² | -1.1 % | 2,870 €/m² | -1 % | 8.20 €/m² | +3.1 % |
| 2024 | 2,560 €/m² | -1.2 % | 2,840 €/m² | -1 % | 8.40 €/m² | +2.4 % |
| 2025 | 2,620 €/m² | +2.3 % | 2,930 €/m² | +3.2 % | 8.70 €/m² | +3.6 % |
| 2026 | 2,650 €/m² | +1.1 % | 2,980 €/m² | +1.7 % | 8.90 €/m² | +2.3 % |
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 Spiegelau — concisely answered.
Many owners in Spiegelau 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 Spiegelau 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 Spiegelau 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 Spiegelau 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 Spiegelau is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Owners of hotels and restaurants in Spiegelau 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 Spiegelau 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 Spiegelau 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.
A reliable valuation in Spiegelau 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 Spiegelau 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.
Owner-managed estate agency led by Daniel Schwarz, focusing on property sales in Spiegelau. The company possesses extensive local market knowledge and positive client reviews.
Visit websiteLocal estate agent led by Daniela Franek, specialising in property sales in the Spiegelau region. The company offers personal advice and support.
Visit websiteEstate agency led by Mitja Rekar with an established presence in Spiegelau and the surrounding area. The focus is on the sale of residential properties with high levels of client satisfaction.
Visit websiteActive estate agent led by Tobias Sachse with a large property portfolio in Spiegelau. The company is distinguished by high ratings and an extensive market presence.
Visit websiteSmaller, specialised estate agency led by Ancolie Stöberl, focusing on property sales in Spiegelau. The company enjoys excellent client reviews.
Visit websiteEstablished estate agency led by Marion Ritzer with many years of experience in Spiegelau. The company offers comprehensive real estate services with very good client reviews.
Visit websiteLocal estate agency in Spiegelau with telephone number 08553 92 02 25, specialising in property sales in the National Park region. The company is well-established and accessible.
Branch of the VON POLL IMMOBILIEN group led by Mathias Zank, with a presence in Spiegelau. The company offers professional estate agency services with a focus on property sales.
Visit websiteAre you looking for a real estate agent not directly in Spiegelau, 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 Spiegelau (Ø 2,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Spiegelau 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.
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.
A plot of land sells based on what can be built on it. We determine the realistic building rights and approach property developers and private buyers in parallel.
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.
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
We calculate how much a registered right of residence (Wohnrecht) reduces the purchase price — and whether property annuity (Immobilienverrentung) is worthwhile for you compared to a traditional sale.
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
A report describes the planned expansion of the industrial area in Spiegelau in Oberkreuzberg. Mentioned are approximately 30,000 square meters of additional industrial space, a new access road, and a development plan including noise protection and landscaping. This is a significant industrial and site development topic for the municipality.
The article describes the start of the planning process for the new residential area "Wohnen am alten Sägewerk" in Spiegelau. Single-family homes and multi-story buildings are planned for the former industrial site. This is a large residential quarter project with a direct connection to the municipality.
Spiegelau is participating in a funding process for the development of gigabit-capable broadband networks. The tender mentions an open selection process for the expansion and construction of an ultra-fast NGA network, thus affecting the digital site development of the municipality. This is a municipal infrastructure and investment topic with economic relevance.
For the 2025 fiscal year, Spiegelau is setting the tax rates for property tax A and B at 160 percent each. Additionally, the trade tax is set at 305 percent. This is a directly economically relevant municipal decision with implications for property and business location costs.
The municipality of Spiegelau is documenting the construction progress at the Augrub sewage treatment plant in a construction diary. The entry refers to the commissioning of the new facility on 19.07.2023 and classifies the construction as a municipal infrastructure project. This represents a concrete, location-based construction and investment process.
An investor wants to build an indoor soccer arena with a sports café on the former sawmill site in Spiegelau. The municipal council had previously discussed the project in a non-public session and has now given the green light unanimously. The project is described as a new use of an area in the town and as an economic revitalization.
The municipality of Spiegelau is issuing a tender for a southern sub-area of the former sawmill site in Klingenbrunn for development as an area for multi-story residential construction. Specifications regarding the floor area ratio and floor space index show that a concrete residential construction project is being prepared here. The process is a clear indication of the conversion of commercial land into residential land.
