FREITAG® Immobilien in Illmensee — for a successful sale of your property
Between the decision to sell and the notary appointment in Illmensee, 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.
Over 15 years of experience in the Munich surrounding area
Sound valuation by certified appraisers
Structured marketing instead of a standard listing
Internal bidding process upon request
Personal support up to the notary appointment
Clear communication and transparent processes
Buying a property in Illmensee — register in our database and let us notify you
Register your search criteria in our database free of charge. As soon as a suitable property becomes available in Illmensee, 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.
We will personally drive to you in Illmensee
Consultation Promise · Illmensee
Valuation and next steps in Illmensee
Personally by Gerhard Hahn · FREITAG® Immobilien GmbH
Over 30 years of experience as a real estate specialist
Before a sale or letting in Illmensee, we discuss the property, available documents and your objectives. Pricing requires suitable current comparable data. Agree the scope of advice and marketing personally with Gerhard Hahn.
»Mr Freitag successfully sold my company mudis and completely surprised me with the sale price. I am still absolutely thrilled!«
Alexandra Kagerbauer
Company sale
»FREITAG® Immobilien helped us quickly and professionally with a financially very urgent matter. Many thanks again for that!«
Rudolf Renner GmbH
Commercial property
Michael Freitag
Founder of FREITAG® Immobilien GmbH
Over 15 years of experience in Bavaria & surrounding areas
Your local agent
Real estate agent in Illmensee with over 15 years of experience
Anyone looking for an experienced real estate agent in Illmensee 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 Illmensee, we support owners, communities of heirs, capital investors, and landlords in all phases of real estate brokerage — with clear processes and transparent advice.
Personal, discreet, with over 15 years of market knowledge – your real estate agent for Illmensee.
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 Illmensee – discreetly, without obligation, and at an appointment time that suits you.
No traceable sample or calculation method is recorded for these figures. They are not confirmed current transaction prices or official land reference values for your plot.
Brief overview: Illmensee is an attractive location for owners, buyers, and tenants, as the municipality benefits from its location, accessibility, and quality of life. When marketing a property, it is important to present not only the object itself but also its surroundings in a compelling way. This includes, among other things, infrastructure, residential location, connectivity, local amenities, leisure value, and the general development of the Illmensee location. Real estate agents in Illmensee with over 15 years of experience. Anyone looking for an experienced real estate agent in Illmensee expects more than just the publication of an advertisement. A realistic valuation, a suitable marketing strategy, high-quality documentation, professional communication with prospective buyers, and secure contract processing are crucial. This is exactly where we come in. As real estate agents in Illmensee, we support owners with sales, lettings, and
Houses Ø/m²
3,420 €
Apartments Ø/m²
3,650 €
Rent avg/m²
9.80 €/m²
Land guide value €/m²
260 €
House purchase price development
Last stored average purchase price per m² for houses in Illmensee: 3,420 €/m²
The stored series covers 2016 to 2025. Its final value is 52% above the first. This describes only the stored figures, not today's market conditions or the value of an individual property.
Year
Avg. value
Change
2016
2,250 €/m²
–
2017
2,360 €/m²
+4.9 %
2018
2,500 €/m²
+5.9 %
2019
2,650 €/m²
+6 %
2020
2,820 €/m²
+6.4 %
2021
3,050 €/m²
+8.2 %
2022
3,280 €/m²
+7.5 %
2023
3,360 €/m²
+2.4 %
2024
3,390 €/m²
+0.9 %
2025
3,420 €/m²
+0.9 %
Apartment purchase price development
Last stored average purchase price per m² for apartments in Illmensee: 3,650 €/m²
The stored series covers 2016 to 2025. Its final value is 50.8% above the first. This describes only the stored figures, not today's market conditions or the value of an individual property.
Year
Avg. value
Change
2016
2,420 €/m²
–
2017
2,540 €/m²
+5 %
2018
2,690 €/m²
+5.9 %
2019
2,860 €/m²
+6.3 %
2020
3,050 €/m²
+6.6 %
2021
3,280 €/m²
+7.5 %
2022
3,520 €/m²
+7.3 %
2023
3,610 €/m²
+2.6 %
2024
3,630 €/m²
+0.6 %
2025
3,650 €/m²
+0.6 %
Apartment rental price development
Last stored average rent per m² in Illmensee: 9.80 €/m²
The stored series covers 2016 to 2025. Its final value is 36.1% above the first. This describes only the stored figures, not today's market conditions or the value of an individual property.
Year
Avg. value
Change
2016
7.20 €/m²
–
2017
7.40 €/m²
+2.8 %
2018
7.65 €/m²
+3.4 %
2019
7.90 €/m²
+3.3 %
2020
8.20 €/m²
+3.8 %
2021
8.55 €/m²
+4.3 %
2022
8.95 €/m²
+4.7 %
2023
9.30 €/m²
+3.9 %
2024
9.55 €/m²
+2.7 %
2025
9.80 €/m²
+2.6 %
Historical land guide values
Last stored land guide value per m² in Illmensee: 260 €/m²
The stored series covers 2016 to 2025. Its final value is 116.7% above the first. This describes only the stored figures, not today's market conditions or the value of an individual property.
Year
Avg. value
Change
2016
120 €/m²
–
2017
130 €/m²
+8.3 %
2018
145 €/m²
+11.5 %
2019
160 €/m²
+10.3 %
2020
180 €/m²
+12.5 %
2021
205 €/m²
+13.9 %
2022
230 €/m²
+12.2 %
2023
245 €/m²
+6.5 %
2024
255 €/m²
+4.1 %
2025
260 €/m²
+2 %
Market analysis & Classification
The recorded retrieval date is not evidence of new market values. For a decision today, check current property-specific data and the relevant official information.
Stored price series in Illmensee: 2016–2025
Stored annual figures for houses, flats and rents in Illmensee, each including the change compared to the previous year.
Year
Houses Avg/m²
YoY
Flats Avg/m²
YoY
Rent Avg/m²
YoY
2016
2,250 €/m²
–
2,420 €/m²
–
7.20 €/m²
–
2017
2,360 €/m²
+4.9 %
2,540 €/m²
+5 %
7.40 €/m²
+2.8 %
2018
2,500 €/m²
+5.9 %
2,690 €/m²
+5.9 %
7.65 €/m²
+3.4 %
2019
2,650 €/m²
+6 %
2,860 €/m²
+6.3 %
7.90 €/m²
+3.3 %
2020
2,820 €/m²
+6.4 %
3,050 €/m²
+6.6 %
8.20 €/m²
+3.8 %
2021
3,050 €/m²
+8.2 %
3,280 €/m²
+7.5 %
8.55 €/m²
+4.3 %
2022
3,280 €/m²
+7.5 %
3,520 €/m²
+7.3 %
8.95 €/m²
+4.7 %
2023
3,360 €/m²
+2.4 %
3,610 €/m²
+2.6 %
9.30 €/m²
+3.9 %
2024
3,390 €/m²
+0.9 %
3,630 €/m²
+0.6 %
9.55 €/m²
+2.7 %
2025
3,420 €/m²
+0.9 %
3,650 €/m²
+0.6 %
9.80 €/m²
+2.6 %
Data type: Historical guide values, collection method not documented.
No traceable sample or calculation method is recorded for these figures. They are not confirmed current transaction prices or official land reference values for your plot.
FAQ about real estate in Illmensee
Frequently asked questions about buying, selling, financing, and living in Illmensee — concisely answered.
🧭 Local Prices & Market in Illmensee
The average purchase price for houses in Illmensee is currently around 3,420 €/m² living space.A typical detached house with 140 m² therefore corresponds to a market value of approximately 479,000 €.The actual house price in Illmensee is significantly determined by the year of construction, energy condition, plot size, and quality of location within Baden-Württemberg.A thorough valuation ensures a market-appropriate classification and avoids both under- and overpricing.
In Illmensee, the average square metre price for houses is 3,420 €/m² and for condominiums is 3,650 €/m². Rents average 9.80 €/m² of living space, and the standard land value is around 260 €/m². This positions Illmensee at a market-typical level in comparison to Baden-Württemberg. Within the municipality, values vary significantly depending on micro-location, year of construction, and condition of the property.
With an average purchase price of 3,650 €/m² for condominiums and an average rent of 9.80 €/m², the calculated gross rental yield in Illmensee is approximately 3.2 %. The approximate market range is between 2.8 % and 4.1 % gross, depending on location, year of construction, energy efficiency, and tenant structure. For capital investors, particularly well-rentable existing apartments with a low vacancy risk and stable rental levels in Illmensee are of interest. The net yield, after deducting non-apportionable management costs, is typically 0.5 – 1.0 percentage points lower.
The average standard land value in Illmensee is currently around 260 €/m². It represents the location value for undeveloped building land determined by expert committees and forms the basis for valuations, loan-to-value ratios, and inheritance or gift tax. Within Illmensee, the standard land value varies significantly depending on micro-location, development land status, and degree of development — central locations and established residential areas achieve noticeable premiums, while rural or peripherally located areas are traded at correspondingly lower prices. A property-specific valuation also considers plot size, topography, and developability.
The average net rent in Illmensee is currently around 9.80 €/m² per living area. For a typical 70 m² apartment, this corresponds to a monthly net rent of approximately 686 €, and for 90 m², around 882 €. Actual rental prices depend heavily on the year of construction, renovation status, energy efficiency, floor, balcony/terrace, parking space, and specific location within Illmensee. In addition, there are utility costs, typically 2.50 – 4.00 €/m² for heating, water, waste collection, and communal electricity.
At the current average square metre price of 3,650 €/m² for condominiums, the following guide values apply to Illmensee: A 2-room apartment with 55 m² is around 201,000 €, a 3-room apartment with 75 m² is around 274,000 € and a 4-room apartment with 100 m² is around 365,000 €. As rent, this corresponds to a net rent in 9.80 €/m² of approximately 539 € (2 rooms), 735 € (3 rooms) or 980 € (4 rooms) per month. Renovated first-occupancy or new-build apartments in Illmensee regularly achieve higher prices, while simpler existing properties from the 1960s/70s are correspondingly lower.
With a current standard land value of approximately 260 €/m², the following approximate plot values result in Illmensee: 500 m² ≈ 130.000 €, 700 m² ≈ 182.000 € and 1,000 m² ≈ 260,000 €. Actual plot prices deviate, sometimes significantly, upwards or downwards depending on location, development status, buildability (GRZ/GFZ), hillside location, and status as future building land. Building land in central residential areas and in new development areas regularly achieves premiums in Illmensee compared to the average standard land value.
Between 2016 and 2025, prices in Illmensee developed as follows: Houses from 2,250 €/m² to 3,420 €/m² (+52 %), Condominiums from 2,420 €/m² to 3,650 €/m² (+50.8 %), Rents from 7.20 €/m² to 9.80 €/m² (+36.1 %). This development reflects both national market trends and the specific demand situation in Illmensee.
In Illmensee, demand for real estate is at a typical level for the region, moving at With around 2,000 inhabitants. Energy-efficient flats and family-friendly houses in quiet locations are sold particularly quickly. Capital investors specifically look for easily rentable existing properties with a manageable vacancy risk. Properties priced at market value regularly achieve comparatively short marketing times.
🏡 Buying real estate in Illmensee
The path to the right property in Illmensee begins with a clear requirements profile: living space, plot, location, energy condition, and budget. In addition to the large online portals, it is worth contacting a local real estate agent — many attractive properties between 3,420 €/m² (houses) and 3,650 €/m² (flats) are brokered through personal networks (so-called "off-market properties"). We support buyers with viewings, valuations, document checks, and financing arrangements.
Illmensee offers moderate square metre prices (3,420 €/m² for houses, 3,650 €/m² for flats) and a gross rental yield range of 2.8 % – 4.1 %. With around 2,000 inhabitants, the municipality has has an intact structure. For owner-occupiers, Illmensee offers a high quality of life at fair prices — for investors, a region with sustainable rental potential.
In Illmensee, almost all types of properties can be found: detached houses, semi-detached houses, terraced houses, condominiums in apartment buildings (Ø 3,650 €/m²), and building plots with land values starting from around 260 €/m².The spectrum also includes existing properties for renovation, apartment buildings for investors, and rental apartments from 9.80 €/m².The corresponding marketing strategies are equally diverse.
Property purchase in Illmensee follows a clear process: search, viewing, document review (land register, energy performance certificate, declaration of division), financing commitment, purchase price negotiation, notarised purchase agreement, priority notice of conveyance, purchase price payment, and transfer of ownership in the land register.With an average house price of 3,420 €/m², a careful valuation is essential.Typically, 6 – 12 weeks pass from the notary appointment to the handover.
💰 Financing & Costs in Illmensee
When buying property in Illmensee (Baden-Württemberg), approximately 9 – 12% in ancillary purchase costs are incurred: real estate transfer tax (3.5 – 6.5% depending on the federal state), approx. 1.5 – 2.0% for the notary and land registry, and potentially the real estate agent's commission, which has been split equally between buyer and seller since 2020.For a house price of around 479,000 €, this amounts to several tens of thousands of Euros extra. A complete cost breakdown should be definitively available before the notary appointment.
For a sound financing in Illmensee, banks recommend at least the ancillary purchase costs (around 9 – 12 %) and 10 – 20 % of the purchase price as equity. For a detached house at around 479,000 €, this totals approximately 15 – 30 % equity. The higher the equity share, the better the conditions. Full financing is possible, but more expensive and tied to a good income. KfW subsidies can further reduce the required equity.
For property purchase in Illmensee, classic annuity loans from local banks (Sparkasse, Volksbank, Raiffeisenbank), supra-regional mortgage banks, and online financiers are available. Additionally, KfW programmes (e.g., Home Ownership 124, energy-efficient renovation 261), building savings contracts, and Wohn-Riester can be included. For property prices around 3,420 €/m², comparing several offers is worthwhile — interest rate differences of 0.2 % often make a five-figure difference over 20 years.
📈 Property sales in Illmensee
A successful real estate sale in Illmensee is based on a market-driven valuation (houses approx. 3,420 €/m², flats approx. 3,650 €/m²), professional documents (exposé, floor plans, energy performance certificate, high-quality photos), targeted marketing via regional portals, real estate agent network, and, if applicable, off-market approach. Equally important are honest communication, prepared viewings, and secure contract processing with the notary. We accompany owners from the initial valuation to the handover of keys — structured and discreetly.
The average marketing period in Illmensee is 3 – 6 months, calculated from the start of the commission until notarisation. Owner-occupied flats priced appropriately for the market and with good energy efficiency are often sold within 6 – 10 weeks, detached houses in popular locations within 2 – 4 months. Properties requiring renovation or those priced too high significantly prolong the process. Additionally, there are 6 – 12 weeks from the notary appointment until the transfer of ownership.
The valuation in Illmensee is carried out according to the recognised procedures of the ImmoWertV: comparative value method (for flats and typical houses), asset value method (for detached single-family houses), and income capitalisation method (for rented multi-family houses). The basis for this is current comparable sales, land values (approx. 260 €/m² in Illmensee), year of construction, condition, energy efficiency, plot size, and micro-location. The result is a verifiable market value as a basis for the sales price strategy and negotiation.
Selling without a real estate agent is generally possible in Illmensee, but it comes with risks: incorrect pricing, unprofessional documentation, high time commitment, lack of negotiation experience, and legal pitfalls. An experienced real estate agent handles property valuation, marketing, credit checks of interested parties, negotiations, and notary preparation. For typical sale prices, the commission, split equally, regularly justifies itself through a potentially higher sale price achieved and significantly less effort for the owner.
📍 Location & Life in Illmensee
Illmensee is located in Baden-Württemberg and offers its approximately 2,000 inhabitants a mix of manageable structures and solid provision of schools, doctors, retail, and clubs. The combination of moderate property prices (3,420 €/m² for houses), intact infrastructure, and a natural environment makes Illmensee a balanced residential location.
Illmensee offers typical local infrastructure: schools, kindergartens, general practitioners, pharmacies, retail, and adequate transport links to the surrounding centres. This basic provision is equally relevant for families, commuters, and best agers, and supports the sustainable value development of the local property market.
Illmensee is particularly suitable for families looking for affordable home ownership (houses approx. 3,420 €/m²) in a nature-rich environment, as well as for commuters to the surrounding economic centres. Best-agers also appreciate the quiet residential quality with intact amenities. Capital investors benefit from stable rental demand (9.80 €/m²) and a gross rental yield range of 2.8 % – 4.1 %.
Property Annuity (Immobilienverrentung) & Usufruct in Illmensee
Sell your property in Illmensee and continue to live in it.
For owners in Illmensee 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 Illmensee 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 Illmensee, free of charge, which model suits their life situation, and obtain offers from selected investors and foundations.
Sell commercial property and lease back: Sale & Lease-Back
Entrepreneurs in Illmensee 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 Illmensee 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 Illmensee is suitable for a Sale & Lease-Back and obtain transparent offers — without obligation and without hidden costs.
Inn, café or guesthouse in Illmensee hand over to good hands.
Hospitality properties in Illmensee 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 Illmensee — 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 Illmensee , and accompany you until the notary or lease agreement appointment.
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.
Why for Illmensee
For your property in Illmensee, we first clarify the documents, condition and purpose of the instruction. An individual valuation requires suitable comparable data and a review of the property. Discuss the appointment, responsibilities and scope with Gerhard Hahn before giving an instruction.
The best real estate agents in Illmensee according to ChatGPT
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.
1
Engel & Völkers Illmensee
Local estate agent in Illmensee focusing on the sale, valuation, purchase, and consultancy of residential properties. Offers comprehensive market knowledge of the Lake Constance region and individual service for owners and buyers. Specialises in exclusive listings in the municipality of Illmensee (postcode 88636).
Owner-managed estate agency from the Sigmaringen region, active with listings in Illmensee (postcode 88636), represented by Ms Outi-Johanna Cantor. Specialises in the sale of houses and apartments in rural locations such as Illmensee. Offers local expertise for the property market at Lake Constance.
3
Objektkonzept GmbH
Active on Immowelt with property listings directly in Illmensee (postcode 88636), focusing on the sale of residential properties. Local company with specific listings in the municipality. Suitable for buyers and sellers in the Sigmaringen region.
4
allkauf Haus GmbH
Estate agent with property listings in Illmensee (postcode 88636) via Immowelt, specialising in houses and apartments. Offers local brokerage in the Lake Constance region. Actively involved with properties in the vicinity of Illmensee.
5
SOMMER Immobilienvermittlungfrom Immenstaad
Immenstaad am Bodensee
Professional estate agent and IHK-certified property valuer with over 20 years of experience in the Lake Constance-Upper Swabia region. The company offers comprehensive services in the sale, letting, and valuation of residential properties with personal support from the initial consultation to completion.
Joachim Stützle Immobilienlösungenfrom Oberuhldingen
Oberuhldingen am Bodensee
Established estate agent at Lake Constance for over 20 years, focusing on house sales and professional support in the region. The office is based in Oberuhldingen and serves clients in Überlingen, Meersburg, Immenstaad, Friedrichshafen, and other Lake Constance municipalities.
Experienced estate agent with over 20 years of market knowledge in Pfullendorf and the surrounding area. The company offers competent and transparent advice on the sale of residential properties with a free initial consultation.
Are you looking for a real estate agent not directly in Illmensee, but in the surrounding area? FREITAG® also serves the following municipalities in Baden-Württemberg with local market knowledge, current purchase prices, and personal advice:
You can find the complete market overview with all municipalities in Baden-Württemberg on the Overview page Baden-Württemberg.
Comparable price range
Municipalities with a similar price level to Illmensee
These locations are within a price band of ±10% around the current average house price per square metre of Illmensee (Ø 3,420 €/m²) — ideal for an honest market comparison and alternative location assessments.
Illmensee 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.
Sell an apartment in Illmensee
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.
Sell a plot of land in Illmensee
We clarify the development plan, development status, and suspected contamination in advance — this prevents price reductions during negotiations.
Sell a commercial property in Illmensee
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.
Letting & Property Annuity
Letting property in Illmensee
Let a flat in Illmensee
Credit checks, self-disclosure forms, handover protocols, and a clear tenancy agreement — we handle the entire letting process, including viewings.
Letting a house in Illmensee
Detached houses, semi-detached houses, or terraced houses appeal to different target groups — we ensure the appropriate presentation and solvent tenants.
Property Annuity (Immobilienverrentung) in Illmensee
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.
Property Valuation in Illmensee
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.
Personal Consultation
Would you like to sell or let your property in Illmensee?
Contact us — we will advise you without obligation on valuation, marketing, and next steps.
