Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Stegen.
Anyone selling or letting a property in Stegen 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 Stegen 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
Firstly: an honest valuation of your property in Stegen — 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.
»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 Stegen 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 Stegen, 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 Stegen.
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 Stegen – discreetly, without obligation, and at an appointment time that suits you.
Market data for Stegen 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.
Current average purchase price per m² for houses in Stegen: 5,850 €/m²
House prices in Stegen 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 | 3,650 €/m² | – |
| 2016 | 3,820 €/m² | +4.7 % |
| 2017 | 4,020 €/m² | +5.2 % |
| 2018 | 4,260 €/m² | +6 % |
| 2019 | 4,520 €/m² | +6.1 % |
| 2020 | 4,820 €/m² | +6.6 % |
| 2021 | 5,220 €/m² | +8.3 % |
| 2022 | 5,540 €/m² | +6.1 % |
| 2023 | 5,470 €/m² | -1.3 % |
| 2024 | 5,850 €/m² | +6.9 % |
Current average purchase price per m² for apartments in Stegen: 4,950 €/m²
Apartments in Stegen 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 | 3,250 €/m² | – |
| 2016 | 3,390 €/m² | +4.3 % |
| 2017 | 3,560 €/m² | +5 % |
| 2018 | 3,760 €/m² | +5.6 % |
| 2019 | 3,980 €/m² | +5.9 % |
| 2020 | 4,220 €/m² | +6 % |
| 2021 | 4,520 €/m² | +7.1 % |
| 2022 | 4,760 €/m² | +5.3 % |
| 2023 | 4,720 €/m² | -0.8 % |
| 2024 | 4,950 €/m² | +4.9 % |
Current average rent per m² in Stegen: 13.90 €/m²
Rents in Stegen 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 | 9.80 €/m² | – |
| 2016 | 10.10 €/m² | +3.1 % |
| 2017 | 10.40 €/m² | +3 % |
| 2018 | 10.80 €/m² | +3.8 % |
| 2019 | 11.20 €/m² | +3.7 % |
| 2020 | 11.60 €/m² | +3.6 % |
| 2021 | 12.10 €/m² | +4.3 % |
| 2022 | 12.70 €/m² | +5 % |
| 2023 | 13.10 €/m² | +3.1 % |
| 2024 | 13.90 €/m² | +6.1 % |
Current average land value per m² in Stegen: 720 €/m²
The land value in Stegen 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 | 320 €/m² | – |
| 2016 | 340 €/m² | +6.3 % |
| 2017 | 365 €/m² | +7.4 % |
| 2018 | 395 €/m² | +8.2 % |
| 2019 | 430 €/m² | +8.9 % |
| 2020 | 470 €/m² | +9.3 % |
| 2021 | 540 €/m² | +14.9 % |
| 2022 | 650 €/m² | +20.4 % |
| 2023 | 700 €/m² | +7.7 % |
| 2024 | 720 €/m² | +2.9 % |
The real estate market in Stegen can be classified as high-quality and rather tight overall. On the buyer side, the market is dominated by limited supply, particularly for detached houses and well-laid-out apartments. For sellers, this generally means stable marketing opportunities, provided that the location, condition, and energy efficiency are right. At the same time, a certain price sensitivity has been observed since the rise in interest rates, which is why the market has moved somewhat away from the very dynamic phase seen until 2022. Nevertheless, demand remains robust because Stegen, as a place of residence in the direct catchment area of Freiburg, combines a high quality of life with good accessibility. For capital investors, the location is interesting if long-term lettability and value retention are the priorities. Rental yields are rather moderate compared to cheaper regions; roughly speaking, a gross rental yield of about 2.6 % to 3.4 % is realistic for apartments, depending on the quality of the property and the price level. For houses, the yield is usually lower, as purchase prices have risen more sharply than achievable rents. Overall, property prices in Stegen point to a stable, value-oriented market with limited short-term downside potential, but also with only limited yield opportunities. Anyone evaluating the price per square metre in Stegen for a house or apartment should therefore consider not only the pure price level but above all the quality of the location, energy condition, and long-term demand development.
Anyone wishing to soundly classify the market in Stegen 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 single-family and terraced houses in Stegen, the average purchase price moved from 3,650 €/m² in 2015 to currently 5,850 €/m² (2024) — a total change of +60.3 % over 9 years, which corresponds to an average value increase of +5.4 % p.a. Apartments in Stegen started in 2015 at around 3,250 €/m² and are now at 4,950 €/m² (+52.3 % over 9 years, Ø +4.8 % p.a.). This makes them frequently suitable as an entry into property ownership or as a capital investment with a manageable ticket size. The average net cold rent in Stegen developed from 9.80 €/m² (2015) to currently 13.90 €/m² — +41.8 % over 9 years or Ø +4.0 % p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Stegen rose from 320 €/m² (2015) to currently 720 €/m² (+125.0 % in 9 years) — a significant indicator of the structural location quality and local demand for building land. Based on current values, a rented apartment in Stegen yields a calculated gross rental yield of around 3.4 % — 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 4,500 inhabitants, Stegen forms a comparatively narrow market segment — which means: properties priced in line with the market and well-prepared are usually sold or let quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Stegen 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.): 2.6 – 3.4 % 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 Stegen compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Stegen | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,850 €/m² | 3,850 €/m² | +51.9 % |
| Flats Ø | 4,950 €/m² | 3,760 €/m² | +31.6 % |
| Rents Ø | 13.90 €/m² | 10.80 €/m² | +28.7 % |
Annual average values for purchase prices (houses & flats) and rents in Stegen, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2015 | 3,650 €/m² | – | 3,250 €/m² | – | 9.80 €/m² | – |
| 2016 | 3,820 €/m² | +4.7 % | 3,390 €/m² | +4.3 % | 10.10 €/m² | +3.1 % |
| 2017 | 4,020 €/m² | +5.2 % | 3,560 €/m² | +5 % | 10.40 €/m² | +3 % |
| 2018 | 4,260 €/m² | +6 % | 3,760 €/m² | +5.6 % | 10.80 €/m² | +3.8 % |
| 2019 | 4,520 €/m² | +6.1 % | 3,980 €/m² | +5.9 % | 11.20 €/m² | +3.7 % |
| 2020 | 4,820 €/m² | +6.6 % | 4,220 €/m² | +6 % | 11.60 €/m² | +3.6 % |
| 2021 | 5,220 €/m² | +8.3 % | 4,520 €/m² | +7.1 % | 12.10 €/m² | +4.3 % |
| 2022 | 5,540 €/m² | +6.1 % | 4,760 €/m² | +5.3 % | 12.70 €/m² | +5 % |
| 2023 | 5,470 €/m² | -1.3 % | 4,720 €/m² | -0.8 % | 13.10 €/m² | +3.1 % |
| 2024 | 5,850 €/m² | +6.9 % | 4,950 €/m² | +4.9 % | 13.90 €/m² | +6.1 % |
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 Stegen — concisely answered.
For owners in Stegen 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 Stegen 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 Stegen, 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 Stegen 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 Stegen. 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 Stegen 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 Stegen 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 Stegen legally permissible under building law, we clarify before marketing.
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.
Gerhard Hahn knows the price structures, location qualities, and buyer demographics in Stegen from over three decades of personal brokerage experience. Personal appointments in Stegen 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 agency based in Freiburg im Breisgau, active as an estate agent for Stegen and the entire South Baden region. Specialising in the sale of houses, apartments, commercial properties, and land at the optimal price with a satisfaction guarantee. A broad spectrum including construction and housing companies.
Visit websiteAre you looking for a real estate agent not directly in Stegen, 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 Stegen (Ø 5,850 €/m²) — ideal for an honest market comparison and alternative location assessments.
Stegen 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.
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.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
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.
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.
Comparative value, intrinsic value (Sachwert) or income approach (Ertragswert): We select the appropriate method for the property and disclose the derivation, instead of just stating a number.
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 project titled 'Nadelhäuser in Stegen-Oberbirken' describes residential buildings in the development area at Nadelhof in Stegen-Oberbirken. The text mentions the requirements of the development plan and the allocation modalities of the municipality of Stegen, making it a concrete reference to a residential construction project in Stegen.
In the council information system of the building committee of Stegen, the further procedure regarding the development plan for the community center is mentioned, among other things. This is a clear reference to a municipal construction project in Stegen, although the entry lies outside the end date requested by the user and is not an editorial news article.
The page for Stegen mentions current and historical property tax assessment rates for the municipality as well as a note on a revenue-neutral assessment rate starting in 2025. This concerns municipal economic policy in Stegen, but is not a journalistic article.
The Service-BW page of the municipality of Stegen explains how development plans can be viewed locally. In terms of content, this directly concerns Stegen, but it is service information and not an independent news item regarding a construction or real estate project.
On the website of the municipality of Stegen, the Nadelhof/Oberbirken development area is listed as a separate topic. This indicates a concrete local development and construction area project in Stegen, but it is an administrative page rather than a classic news report.
