Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Stulln.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Stulln with a clear structure, sound market knowledge, and a marketing strategy tailored to the specific property. Whether it's a house sale, apartment sale, land sale, or letting — we stand for clean processes and targeted mediation of your property.
Instead of searching portals daily, we reverse the process: you register your profile for Stulln, we automatically match every new listing with it, and we actively contact you. No fees for searchers, no automated mass emails, no sharing of your data with third parties.
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
We generally market your property in Stulln 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!«
»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 Stulln 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 Stulln, 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 Stulln.
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 Stulln – 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 Stulln. The data is based on publicly available statistics and valuation committee analyses — as a basis for decision-making for owners, buyers, and investors.
Stulln is a municipality in the western Schwandorf district, and part of the Schwarzenfeld administrative community. With approximately 1700 residents, it is situated within the Upper Palatinate Forest Nature Park. Neighboring municipalities include Nabburg, Schwarzach bei Nabburg, Schwarzenfeld, and Schmidgaden. The first written records of the local history date to around 1000 AD, with a documented mention in 1174. This offers real estate buyers and owners a location with established regional connections and a mature environment.
Source for local facts: Wikipedia
Current average purchase price per m² for houses in Stulln: 2,650 €/m²
House prices in Stulln 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 |
|---|---|---|
| 2016 | 1,850 €/m² | – |
| 2017 | 1,940 €/m² | +4.9 % |
| 2018 | 2,050 €/m² | +5.7 % |
| 2019 | 2,170 €/m² | +5.9 % |
| 2020 | 2,290 €/m² | +5.5 % |
| 2021 | 2,450 €/m² | +7 % |
| 2022 | 2,620 €/m² | +6.9 % |
| 2023 | 2,680 €/m² | +2.3 % |
| 2024 | 2,650 €/m² | -1.1 % |
| 2025 | 2,650 €/m² | 0 % |
Current average purchase price per m² for apartments in Stulln: 2,950 €/m²
Apartments in Stulln 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 |
|---|---|---|
| 2016 | 1,980 €/m² | – |
| 2017 | 2,080 €/m² | +5.1 % |
| 2018 | 2,190 €/m² | +5.3 % |
| 2019 | 2,320 €/m² | +5.9 % |
| 2020 | 2,470 €/m² | +6.5 % |
| 2021 | 2,650 €/m² | +7.3 % |
| 2022 | 2,820 €/m² | +6.4 % |
| 2023 | 2,940 €/m² | +4.3 % |
| 2024 | 2,930 €/m² | -0.3 % |
| 2025 | 2,950 €/m² | +0.7 % |
Current average rent per m² in Stulln: 8.90 €/m²
Rents in Stulln 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 |
|---|---|---|
| 2016 | 6.20 €/m² | – |
| 2017 | 6.40 €/m² | +3.2 % |
| 2018 | 6.60 €/m² | +3.1 % |
| 2019 | 6.85 €/m² | +3.8 % |
| 2020 | 7.10 €/m² | +3.6 % |
| 2021 | 7.45 €/m² | +4.9 % |
| 2022 | 7.80 €/m² | +4.7 % |
| 2023 | 8.20 €/m² | +5.1 % |
| 2024 | 8.55 €/m² | +4.3 % |
| 2025 | 8.90 €/m² | +4.1 % |
Current average land value per m² in Stulln: 165 €/m²
The land value in Stulln 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 |
|---|---|---|
| 2016 | 92 €/m² | – |
| 2017 | 98 €/m² | +6.5 % |
| 2018 | 105 €/m² | +7.1 % |
| 2019 | 112 €/m² | +6.7 % |
| 2020 | 120 €/m² | +7.1 % |
| 2021 | 132 €/m² | +10 % |
| 2022 | 145 €/m² | +9.8 % |
| 2023 | 158 €/m² | +9 % |
| 2024 | 163 €/m² | +3.2 % |
| 2025 | 165 €/m² | +1.2 % |
The real estate market in Stulln is generally more of a buyer's market with limited liquidity, as the supply is small and the number of transactions is manageable. At the same time, its location in the extended catchment area of Schwandorf and the surrounding labour markets ensures a stable base demand. Detached houses and well-maintained existing properties remain in particular demand, while properties in need of renovation are more price-sensitive. For investors, Stulln is particularly interesting when properties are available at moderate entry prices and there is solid potential for letting to households from the regional area. The rough gross rental yield range is currently mostly around 3.0 to 4.2%, depending on the purchase price, condition, and letting situation. Compared to larger cities, the yields are not exceptionally high, but the price level for buying a house in Stulln and buying an apartment in Stulln is significantly lower. Overall, real estate prices in Stulln show a stable to slightly consolidating trend, while rental prices in Stulln and the standard land value (Bodenrichtwert) in Stulln continue to rise moderately. For long-term oriented buyers, the market remains predictable and is more value-stable than speculative.
Anyone wishing to make a well-founded assessment of the market in Stulln within the Bavarian market, with its strong links to Munich, should take a look at the multi-year price development. For detached and terraced houses in Stulln, the average purchase price moved from 1,850 €/m² in 2016 to the current 2,650 €/m² (2025) — a total change of +43.2% over 9 years, which corresponds to an average value increase of +4.1% p.a. The previous peak was reached in 2023 at 2,680 €/m²; since then, the market has corrected by -1.1% — a typical pattern in many German mid-sized markets following the interest rate turnaround. Apartments in Stulln started at around 1,980 €/m² in 2016 and are now at 2,950 €/m² (+49.0% over 9 years, Ø +4.5% p.a.). This makes them suitable as an entry point into home ownership or as an investment with a manageable ticket size. The average net cold rent in Stulln developed from 6.20 €/m² (2016) to the current 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 (Bodenrichtwert) in Stulln rose from 92 €/m² (2016) to the current 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 apartment in Stulln yields 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 1,700 inhabitants, Stulln forms a limited but continuous transaction volume — which means: properties that are priced in line with the market and well-prepared are usually sold quickly, while overpriced offers remain on the market longer and lose room for negotiation. For owners in Stulln 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 the 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 Stulln compared to the median of all municipalities in Bayern.
| Key figure | Stulln | Bayern (Median) | Difference |
|---|---|---|---|
| Houses Ø | 2,650 €/m² | 3,650 €/m² | -27.4 % |
| Flats Ø | 2,950 €/m² | 3,850 €/m² | -23.4 % |
| Rents Ø | 8.90 €/m² | 9.80 €/m² | -9.2 % |
Annual average values for purchase prices (houses & flats) and rents in Stulln, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 1,850 €/m² | – | 1,980 €/m² | – | 6.20 €/m² | – |
| 2017 | 1,940 €/m² | +4.9 % | 2,080 €/m² | +5.1 % | 6.40 €/m² | +3.2 % |
| 2018 | 2,050 €/m² | +5.7 % | 2,190 €/m² | +5.3 % | 6.60 €/m² | +3.1 % |
| 2019 | 2,170 €/m² | +5.9 % | 2,320 €/m² | +5.9 % | 6.85 €/m² | +3.8 % |
| 2020 | 2,290 €/m² | +5.5 % | 2,470 €/m² | +6.5 % | 7.10 €/m² | +3.6 % |
| 2021 | 2,450 €/m² | +7 % | 2,650 €/m² | +7.3 % | 7.45 €/m² | +4.9 % |
| 2022 | 2,620 €/m² | +6.9 % | 2,820 €/m² | +6.4 % | 7.80 €/m² | +4.7 % |
| 2023 | 2,680 €/m² | +2.3 % | 2,940 €/m² | +4.3 % | 8.20 €/m² | +5.1 % |
| 2024 | 2,650 €/m² | -1.1 % | 2,930 €/m² | -0.3 % | 8.55 €/m² | +4.3 % |
| 2025 | 2,650 €/m² | 0 % | 2,950 €/m² | +0.7 % | 8.90 €/m² | +4.1 % |
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 Stulln — concisely answered.
Many owners in Stulln 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 Stulln 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 Stulln 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 Stulln 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.
Hospitality properties in Stulln are valued differently from residential properties: Key factors are turnover, contribution margin, seating capacity, kitchen technology, licences, and whether the business can function without the previous owner. We value based on the earnings approach and openly state which portions are attributable to the property, inventory, and goodwill.
Marketing is conducted discreetly. A publicly visible sales offer unsettles staff, regular customers, and suppliers in Stulln — therefore, we approach interested parties specifically and under a confidentiality agreement.
Whether selling, leasing, or handing over to a successor within the family: We structure the path that suits the situation of your business in Stulln , and accompany you until the notary or lease agreement appointment.
Managing Director of FREITAG® Beteiligungsgesellschaft mbH
Gerhard Hahn has been appraising and brokering real estate in Bavaria and Southern Germany for more than three decades. His focus is on properties that are not publicly advertised, and on constellations where multiple owners need to find a common solution.
Especially in a smaller municipality like Stulln, discretion is crucial. For over 30 years, Gerhard Hahn has primarily marketed off-market — without signs, without portals, without unnecessary external exposure. Personal appointments in Stulln 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 Stulln with precise knowledge of regional property prices in Stulln, Wölsendorf, Frotzersricht, and Kögl. Specialised in the sale and brokerage of residential properties in the area. Offers professionally designed property brochures for the local market.
Property consultant near Stulln in Schwarzenfeld, active in the Schwandorf region. Knowledgeable about local market conditions for residential property sales. Offers on-site consultations.
Estate agent in Nabburg-Venedig near Stulln, specialising in the purchase and sale of residential properties. Regional expert for the Upper Palatinate property market. Full service from property brochure to completion.
Visit websiteLocal estate agent focusing on residential properties in the region around Stulln. She offers consultancy and brokerage services for buyers and sellers in Schwarzach-Unterauerbach and the surrounding area. As an owner-managed branch, she combines personal service with the Postbank network.
Visit websiteAre you looking for a real estate agent not directly in Stulln, 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 Stulln (Ø 2,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Stulln 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.
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.
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 of Stulln has passed the resolution to draw up the development plan "Wiesenweg III", thereby creating the foundation for a new building area. The article cites the ongoing demand for building plots as the trigger for the project.
Pharma Stulln announces a site expansion and speaks of an investment in the future. The article refers to the expansion of capacities at the Stulln location.
Stulln is described as a residential community with stable commercial enterprises and reports high trade tax revenues. The article also highlights that the municipality is debt-free and has been able to manage major infrastructure measures.
In connection with the "Wiesenweg II" development plan, the municipal council approved an exemption for the construction of a single-family home with a double garage. The article thus shows a concrete residential construction decision in Stulln.
