Over 15 years of experience in Munich, Bavaria & the surrounding area. Commission the best real estate agents for your property in Ulm.
Selling a property is a far-reaching decision. As experienced real estate agents, we support owners in Ulm 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.
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Ulm, 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
When multiple heirs have to decide on a property in Ulm, it's rarely just about square metres. For decades, Gerhard Hahn has been moderating precisely these constellations: a fair market value, a clear process, a clean payout. This way, the family stays together in the end, and the assets are in order.
»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 Ulm 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 Ulm, 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 Ulm.
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 Ulm – discreetly, without obligation, and at an appointment time that suits you.
Market data for Ulm 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 Ulm: 5,650 €/m²
House prices in Ulm 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 | 3,850 €/m² | – |
| 2017 | 4,050 €/m² | +5.2 % |
| 2018 | 4,300 €/m² | +6.2 % |
| 2019 | 4,580 €/m² | +6.5 % |
| 2020 | 4,850 €/m² | +5.9 % |
| 2021 | 5,180 €/m² | +6.8 % |
| 2022 | 5,520 €/m² | +6.6 % |
| 2023 | 5,600 €/m² | +1.4 % |
| 2024 | 5,620 €/m² | +0.4 % |
| 2025 | 5,650 €/m² | +0.5 % |
Current average purchase price per m² for apartments in Ulm: 4,950 €/m²
Apartments in Ulm 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 | 3,250 €/m² | – |
| 2017 | 3,420 €/m² | +5.2 % |
| 2018 | 3,620 €/m² | +5.8 % |
| 2019 | 3,860 €/m² | +6.6 % |
| 2020 | 4,120 €/m² | +6.7 % |
| 2021 | 4,420 €/m² | +7.3 % |
| 2022 | 4,760 €/m² | +7.7 % |
| 2023 | 4,900 €/m² | +2.9 % |
| 2024 | 4,930 €/m² | +0.6 % |
| 2025 | 4,950 €/m² | +0.4 % |
Current average rent per m² in Ulm: 14.80 €/m²
Rents in Ulm 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 | 9.80 €/m² | – |
| 2017 | 10.20 €/m² | +4.1 % |
| 2018 | 10.70 €/m² | +4.9 % |
| 2019 | 11.20 €/m² | +4.7 % |
| 2020 | 11.70 €/m² | +4.5 % |
| 2021 | 12.30 €/m² | +5.1 % |
| 2022 | 13.00 €/m² | +5.7 % |
| 2023 | 13.60 €/m² | +4.6 % |
| 2024 | 14.20 €/m² | +4.4 % |
| 2025 | 14.80 €/m² | +4.2 % |
Current average land value per m² in Ulm: 1,050 €/m²
The land value in Ulm 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 | 620 €/m² | – |
| 2017 | 680 €/m² | +9.7 % |
| 2018 | 750 €/m² | +10.3 % |
| 2019 | 820 €/m² | +9.3 % |
| 2020 | 890 €/m² | +8.5 % |
| 2021 | 960 €/m² | +7.9 % |
| 2022 | 1,030 €/m² | +7.3 % |
| 2023 | 1,045 €/m² | +1.5 % |
| 2024 | 1,050 €/m² | +0.5 % |
| 2025 | 1,050 €/m² | 0 % |
The real estate market in Ulm can generally be classified as a stable, high-demand market with limited supply. On the buyer side, the selection remains restricted, particularly for well-located existing properties and energy-efficient real estate, which supports prices. At the same time, the interest rate turnaround has reduced the purchasing power of many households, meaning the market is presenting itself as somewhat more balanced compared to previous years. For sellers, Ulm remains attractive, provided the location, condition, and energy standard are convincing. For houses, demand is particularly high in family-friendly residential areas, while apartments are in demand primarily in central and well-connected locations. For capital investors, the location is interesting due to the solid rental demand, the economic base, and good lettability. The rough gross rental yield range is usually around 2.8 % to 4.2 % gross, depending on the property, micro-location, and condition. Overall, the combination of stable real estate prices in Ulm, robust rental prices in Ulm, and scarce land areas points to a long-term resilient market. The price per square metre in Ulm is therefore likely to be characterised by moderate adjustments rather than strong fluctuations in the future.
The data from recent years paints a clear picture of price movements for Ulm within the Baden-Württemberg market, with its proximity to Stuttgart and the Lake Constance region. For single-family and terraced houses in Ulm, the average purchase price moved from 3,850 €/m² in 2016 to currently 5,650 €/m² (2025) — a total change of +46.8 % over 9 years, which corresponds to an average value increase of +4.4 % p.a. Condominiums in Ulm started at around 3,250 €/m² in 2016 and are now at 4,950 €/m² (+52.3 % over 9 years, Ø +4.8 % 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 Ulm developed from 9.80 €/m² (2016) to currently 14.80 €/m² — +51.0 % 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 (Bodenrichtwert) in Ulm rose from 620 €/m² (2016) to currently 1,050 €/m² (+69.4 % 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 Ulm yields a calculated gross rental yield of around 3.6 % — without taking into account vacancies, maintenance, and ancillary purchase costs. Experience shows that realistic net yields are 0.8 to 1.5 percentage points lower. With around 128,000 inhabitants, Ulm forms a manageable market size — which means: properties that are priced in line with the market and well-prepared are generally sold or let quickly, while overpriced offers remain on the market longer and lose negotiating room. For owners in Ulm who are 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.): 2.8 – 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 Ulm compared to the median of all municipalities in Baden-Württemberg.
| Key figure | Ulm | Baden-Württemberg (Median) | Difference |
|---|---|---|---|
| Houses Ø | 5,650 €/m² | 3,850 €/m² | +46.8 % |
| Flats Ø | 4,950 €/m² | 3,760 €/m² | +31.6 % |
| Rents Ø | 14.80 €/m² | 10.80 €/m² | +37 % |
Annual average values for purchase prices (houses & flats) and rents in Ulm, each including the change compared to the previous year.
| Year | Houses Avg/m² | YoY | Flats Avg/m² | YoY | Rent Avg/m² | YoY |
|---|---|---|---|---|---|---|
| 2016 | 3,850 €/m² | – | 3,250 €/m² | – | 9.80 €/m² | – |
| 2017 | 4,050 €/m² | +5.2 % | 3,420 €/m² | +5.2 % | 10.20 €/m² | +4.1 % |
| 2018 | 4,300 €/m² | +6.2 % | 3,620 €/m² | +5.8 % | 10.70 €/m² | +4.9 % |
| 2019 | 4,580 €/m² | +6.5 % | 3,860 €/m² | +6.6 % | 11.20 €/m² | +4.7 % |
| 2020 | 4,850 €/m² | +5.9 % | 4,120 €/m² | +6.7 % | 11.70 €/m² | +4.5 % |
| 2021 | 5,180 €/m² | +6.8 % | 4,420 €/m² | +7.3 % | 12.30 €/m² | +5.1 % |
| 2022 | 5,520 €/m² | +6.6 % | 4,760 €/m² | +7.7 % | 13.00 €/m² | +5.7 % |
| 2023 | 5,600 €/m² | +1.4 % | 4,900 €/m² | +2.9 % | 13.60 €/m² | +4.6 % |
| 2024 | 5,620 €/m² | +0.4 % | 4,930 €/m² | +0.6 % | 14.20 €/m² | +4.4 % |
| 2025 | 5,650 €/m² | +0.5 % | 4,950 €/m² | +0.4 % | 14.80 €/m² | +4.2 % |
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 Ulm — concisely answered.
Many owners in Ulm 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 Ulm 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 Ulm 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 Ulm 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 Ulm is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Hospitality properties in Ulm 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 Ulm — 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 Ulm , 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.
Buyers and sellers in Ulm benefit from negotiation experience spanning over 30 years: Gerhard Hahn conducts discussions to close deals, not just to list properties. Personal appointments in Ulm 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.
Specialised real estate agent for the sale and letting of houses and apartments in Ulm, Neu-Ulm and the surrounding area. DAHLER operates locally as an established estate agency group with local expertise.
Visit websiteActive in the region from Lake Constance to Ulm since 1994 with over 30 years of experience. The team at Münsterplatz provides support with the purchase, sale and valuation of properties in Ulm and Neu-Ulm. In 2025, over 300 properties were successfully sold.
Visit websiteIndependent real estate agents with sound regional market knowledge for Ulm, Neu-Ulm and the surrounding area. Specialised in villas, houses and apartments for sale and rent with personal and discreet advice.
Visit websiteA well-coordinated team of real estate specialists with many years of market knowledge for the valuation and sale of properties in the Ulm and Neu-Ulm region.
Visit websiteReal estate agent in Ulm that combines tradition with innovation. Support with the purchase, sale and letting of properties with strategic marketing and personal commitment.
Visit websiteWith over 20 years of experience in the real estate industry, the 11-strong team assists with the purchase, sale and valuation of properties in Ulm and the surrounding area with comprehensive, individually tailored service.
Visit websiteReal estate agent for over 13 years in Senden, Ulm and the surrounding area. Specialised in the sale and letting of residential and commercial properties on the Danube.
Visit websiteAre you looking for a real estate agent not directly in Ulm, 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 Ulm (Ø 5,650 €/m²) — ideal for an honest market comparison and alternative location assessments.
Ulm 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:
From measurements and the energy performance certificate to buyer selection: We fully prepare your house before it goes on the market — and conduct negotiations up to notarisation.
Whether rented or vacant: We assess which buyer group is realistic for your flat, and consistently align the exposé, price, and approach accordingly.
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Valuation based on the income approach (Ertragswert), review of rental agreements, and targeted approach to portfolio holders and family offices — without public advertising.
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 current market report for the city of Ulm describes a housing market that remains strained. Although the number of completed apartments rose significantly in 2025, initial sales of new-build apartments declined compared to the previous year.
The CityReport Ulm/Neu-Ulm 2026 sees demand for new-build properties continuing to focus primarily on condominiums. At the same time, supply and new construction activities remain scarce, which keeps prices high.
The Real Estate Market Report Ulm Q1 2026 shows stable purchase prices and significantly different rental trends. Rental apartments continue to become more expensive, while other segments are tending to stabilize.
The real estate market report for Ulm Q2 2025 reports moderate price and rent increases in all segments. New-build apartments in particular remain scarce and achieve the highest rents.
The city of Ulm confirms that the property tax for 2026 will remain unchanged. Only property owners with changed assessment bases will receive a new notice.
The city of Ulm explains the new property tax starting in 2025 in an FAQ. The calculation bases and the new assessment rates are explained in detail there.
The city of Ulm has published the assessment rates for the property tax reform. As of 2025, lower assessment rates apply than before, which changes the property tax for many owners.
An article describes the Ulm land model practiced for decades: The city buys up land itself in order to prevent later speculation and to develop building land in a controlled manner.
