Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Stubenberg.
Between the decision to sell and the notary appointment in Stubenberg, 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 Stubenberg 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
You receive a fixed schedule: valuation, documents, exposé, buyer approach, viewings, negotiation, notary. Each step with clear responsibility and realistic timelines. This way, every owner in Stubenberg knows at all times where we stand — and what comes next.
»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 Stubenberg 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 Stubenberg, 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 Stubenberg.
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 Stubenberg – 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 Stubenberg. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Stubenberg is a municipality in the Lower Bavarian district of Rottal-Inn and a member of the Ering administrative community. It is situated in a small side valley of the Inn river, approximately 8 km northeast of Simbach and 9 km from Braunau. The current B 12 is scheduled for upgrade to the A 94 motorway, connecting Passau with Munich. The municipality comprises 70 constituent parts and one cadastral district, Stubenberg, with only a tower remnant of the former castle remaining. For property owners and buyers, this location offers a connection to the Rottal-Inn district and prospective improved transport links.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Stubenberg: 2,980 €/m²
House prices in Stubenberg 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 | 1,980 €/m² | – |
| 2018 | 2,070 €/m² | +4.5 % |
| 2019 | 2,160 €/m² | +4.3 % |
| 2020 | 2,290 €/m² | +6 % |
| 2021 | 2,470 €/m² | +7.9 % |
| 2022 | 2,690 €/m² | +8.9 % |
| 2023 | 2,860 €/m² | +6.3 % |
| 2024 | 2,940 €/m² | +2.8 % |
| 2025 | 2,970 €/m² | +1 % |
| 2026 | 2,980 €/m² | +0.3 % |
Current average purchase price per m² for apartments in Stubenberg: 3,420 €/m²
Apartments in Stubenberg 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 | 2,250 €/m² | – |
| 2018 | 2,360 €/m² | +4.9 % |
| 2019 | 2,480 €/m² | +5.1 % |
| 2020 | 2,650 €/m² | +6.9 % |
| 2021 | 2,860 €/m² | +7.9 % |
| 2022 | 3,120 €/m² | +9.1 % |
| 2023 | 3,300 €/m² | +5.8 % |
| 2024 | 3,380 €/m² | +2.4 % |
| 2025 | 3,410 €/m² | +0.9 % |
| 2026 | 3,420 €/m² | +0.3 % |
Current average rent per m² in Stubenberg: 8.90 €/m²
Rents in Stubenberg 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 | 6.20 €/m² | – |
| 2018 | 6.40 €/m² | +3.2 % |
| 2019 | 6.65 €/m² | +3.9 % |
| 2020 | 6.95 €/m² | +4.5 % |
| 2021 | 7.35 €/m² | +5.8 % |
| 2022 | 7.85 €/m² | +6.8 % |
| 2023 | 8.30 €/m² | +5.7 % |
| 2024 | 8.55 €/m² | +3 % |
| 2025 | 8.75 €/m² | +2.3 % |
| 2026 | 8.90 €/m² | +1.7 % |
Current average land value per m² in Stubenberg: 165 €/m²
The land value in Stubenberg 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 | 92 €/m² | – |
| 2018 | 98 €/m² | +6.5 % |
| 2019 | 105 €/m² | +7.1 % |
| 2020 | 114 €/m² | +8.6 % |
| 2021 | 126 €/m² | +10.5 % |
| 2022 | 142 €/m² | +12.7 % |
| 2023 | 156 €/m² | +9.9 % |
| 2024 | 161 €/m² | +3.2 % |
| 2025 | 164 €/m² | +1.9 % |
| 2026 | 165 €/m² | +0.6 % |
The real estate market in Stubenberg can generally be classified as a small, rather illiquid market where supply and demand depend heavily on local conditions. For buyers, this means: the selection is limited, but for suitable properties, there is often solid room for negotiation, especially for houses in need of renovation. Sellers benefit from the scarcity of good locations and the ongoing demand for quiet living in a rural area. The market thus shows the characteristics of a balanced to slightly seller-friendly environment, although individual properties can vary significantly depending on their condition and micro-location. For investors, Stubenberg is particularly interesting when a long-term investment horizon and stable lettability are the priority. The gross rental yield is roughly in the range of 3.0 to 4.0%, depending on the purchase price, degree of modernisation, and achievable rent. For apartments, the yield tends to be slightly better than for houses, as the entry prices per unit can be lower and the demand for compact living space remains stable. Overall, the moderate rental prices in Stubenberg and the continued rising, but recently stabilised, purchase prices point to a market with solid basic demand and limited short-term price pressure.
Anyone wishing to soundly classify the market in Stubenberg within the Bavarian market with its strong connection to Munich should take a look at the multi-year price development. For single-family and terraced houses in Stubenberg, the average purchase price moved from 1,980 €/m² in 2017 to currently 2,980 €/m² (2026) — a total change of +50.5% over 9 years, which corresponds to an average value increase of +4.6% p.a. Condominiums in Stubenberg started at around 2,250 €/m² in 2017 and are at 3,420 €/m² today (+52.0% over 9 years, Ø +4.8% p.a.). They are therefore often suitable as an entry into property ownership or as an investment with a manageable ticket size. The average net cold rent in Stubenberg developed from 6.20 €/m² (2017) to currently 8.90 €/m² — +43.5% over 9 years or Ø +4.1% p.a. For landlords, the continuous rent increase ensures a predictable adjustment to inflation and operating costs. The standard land value in Stubenberg rose from 92 €/m² (2017) to currently 165 €/m² (+79.3% 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 Stubenberg yields a calculated gross rental return of around 3.1% — 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. For owners in Stubenberg 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 % 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 Stubenberg compared to the median of all municipalities in Bayern.
| Key figure | Stubenberg | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,980 €/m² | 3,650 €/m² | -18.4 % |
| Flats Ø | 3,420 €/m² | 3,850 €/m² | -11.2 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Stubenberg, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2017 | 1,980 €/m² | – | 2,250 €/m² | – | 6.20 €/m² | – |
| 2018 | 2,070 €/m² | +4.5 % | 2,360 €/m² | +4.9 % | 6.40 €/m² | +3.2 % |
| 2019 | 2,160 €/m² | +4.3 % | 2,480 €/m² | +5.1 % | 6.65 €/m² | +3.9 % |
| 2020 | 2,290 €/m² | +6 % | 2,650 €/m² | +6.9 % | 6.95 €/m² | +4.5 % |
| 2021 | 2,470 €/m² | +7.9 % | 2,860 €/m² | +7.9 % | 7.35 €/m² | +5.8 % |
| 2022 | 2,690 €/m² | +8.9 % | 3,120 €/m² | +9.1 % | 7.85 €/m² | +6.8 % |
| 2023 | 2,860 €/m² | +6.3 % | 3,300 €/m² | +5.8 % | 8.30 €/m² | +5.7 % |
| 2024 | 2,940 €/m² | +2.8 % | 3,380 €/m² | +2.4 % | 8.55 €/m² | +3 % |
| 2025 | 2,970 €/m² | +1 % | 3,410 €/m² | +0.9 % | 8.75 €/m² | +2.3 % |
| 2026 | 2,980 €/m² | +0.3 % | 3,420 €/m² | +0.3 % | 8.90 €/m² | +1.7 % |
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 Stubenberg — concisely answered.
For owners in Stubenberg 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 Stubenberg 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 Stubenberg, 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 Stubenberg 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 Stubenberg. We structure these points so that the sales proceeds and the subsequent rental burden are in a reasonable relationship.
Owners of hotels and restaurants in Stubenberg 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 Stubenberg 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 Stubenberg 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.
For Stubenberg, Gerhard Hahn draws on a network of pre-registered capital investors, family offices, and owner-occupiers that has grown over 30 years — many of whom have a specific search profile in the surrounding area. Personal appointments in Stubenberg 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 Stubenberg and the surrounding Rottal-Inn district, specialising in the sale of residential properties. Offers 14 current listings for sale. High rating of 4.5 stars based on 6 reviews.
Visit websiteOwner-managed estate agent focusing on residential properties in Stubenberg, Bavaria. Specialising in properties for sale with 41 listings. Excellent rating of 4.9 stars from 26 reviews.
Visit websiteActive estate agent for residential properties in the Stubenberg region, Rottal-Inn district. Offers 82 listings, 44% of which are for sale. Rated 4.3 stars from 37 reviews.
Visit websiteExperienced local estate agent with a focus on residential property sales in Stubenberg and the surrounding area. High follower count of 551 and 91 listings. Solid rating of 4.4 stars from 105 reviews.
Visit websiteConsultancy firm focusing on real estate in Stubenberg, specialising in properties for sale. Offers 3 listings. Top rating of 4.9 stars from 15 reviews.
Visit websiteReal estate specialist for residential properties in Stubenberg, Rottal-Inn district. Specialising in sales with 8 listings. Good rating of 4.7 stars from 11 reviews.
Visit websiteLocal estate agent focusing on residential properties in Stubenberg. Offers 6 listings exclusively for sale. Rated 4.5 stars from 5 reviews.
Visit websiteEstate agent for residential properties in Stubenberg and the region, with 45 listings for sale. Strong rating of 4.6 stars from 6 reviews.
Visit websiteAre you looking for a real estate agent not directly in Stubenberg, 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 Stubenberg (Ø 2,980 €/m²) — ideal for an honest market comparison and alternative location assessments.
Stubenberg 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.
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.
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.
For houses, tenant quality matters more than the final price point. We select tenants who will look after the property long-term.
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
The article reports on a new residential complex with 18 subsidized rental apartments in Stubenberg and highlights the use of timber construction. Sustainability, affordability, and high living quality are mentioned as the guiding principles of the project. The text serves as direct evidence of current residential construction in the municipality.
ÖWG Wohnbau describes a project in Stubenberg with 18 subsidized rental apartments, which were handed over in autumn 2025. The article classifies the project as a residential development in the municipality and explicitly mentions the address Stubenberg 262a-c, 263. Although the article is just outside the required deadline, it is a clear match for the topic of residential construction in Stubenberg.
The municipality provides information about development areas and states that the building plots in the "Prienbach Süd II" and "Unter der Linde II" areas have already been allocated. It is also noted that the development plan can be viewed at the town hall. The article thus directly concerns the development of building land and settlement in Stubenberg.
In the interview, the mayor of Stubenberg says that the municipality is practically sold out in terms of building land. At the same time, he points out that new development areas are not currently concrete and that negotiations are underway with owners regarding potential land. This is a clear indication of the tense situation regarding residential and land development in Stubenberg.
The municipal website documents the expansion of the A94 in the Stubenberg area. Even though the article primarily describes the traffic and infrastructure context, it is relevant to the location development of the municipality because it concerns the structural development and connectivity of the town.
