Investment in Upper Franconia – Solid Yields Where Other Markets Have Long Since Overheated
While gross yields of under 3% are common in Munich, Nuremberg or Regensburg, investors in Upper Franconia (Oberfranken) can still find properties yielding 5 to 8% – with stable demand, moderate purchase prices and an economy driven by medium-sized businesses. FrankenImmo brokers yield properties, apartment buildings and care properties and connects owners with a network of more than 1,200 verified investors.
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Currently for sale: See 2 investment properties from €100,000
Why Upper Franconia Is Interesting for Investors
Entry prices below the Bavarian average. Residential and commercial properties in Upper Franconia often cost 30 to 40% less than the Bavarian average. This lowers the equity required and improves the ratio of rent to purchase price.
Stable rental demand in the centres. University towns such as Bayreuth, Bamberg, Coburg and Hof, major employers in industry, healthcare and logistics, and good links via the A9, A70, A72 and A93 ensure reliable demand for rental apartments.
Potential for value growth through renovation. Many existing buildings date from the 1950s to the 1980s. Anyone who renovates for energy efficiency increases rental income and property value – supported by funding programmes from KfW and BAFA.
Off-market access. A large proportion of the interesting investment properties in the region are never publicly advertised. Owners – often communities of heirs or long-standing private landlords – prefer to sell discreetly. Through our network, you hear about them first.
Our Asset Classes
| Asset class | Typical gross yield | Suitable for |
|---|---|---|
| Freehold apartments in university towns | 4.0 – 5.5% | first-time investors, retirement provision |
| Apartment buildings (6–20 units) | 5.0 – 7.5% | private investors, family offices |
| Mixed residential and commercial buildings | 5.5 – 8.0% | experienced investors |
| Care properties | 3.5 – 4.5% | investors focused on security |
| Commercial, logistics, warehousing | 6.0 – 9.0% | institutional and commercial investors |
The ranges are empirical values from our brokerage practice in Upper Franconia and are no substitute for an individual assessment.
How We Work with Investors
- Search profile: you tell us the volume, locations, asset class and expected yield – in a personal conversation or via investor matching.
- Preliminary review: we screen properties, check tenant lists, maintenance backlogs and rental potential, and only send you what matches your profile.
- Due diligence: leases, land register (Grundbuch), building permits, energy performance certificate (Energieausweis), profitability calculation – structured in a data room.
- Negotiation and completion: we mediate between seller and buyer, coordinate financing and the notary (Notar), and support the handover.
Frequently asked questions
What yield is realistic in Upper Franconia?
For apartment buildings in good locations in Hof, Bayreuth or Kulmbach, gross yields are often between 5 and 7.5%, and for mixed residential and commercial buildings sometimes higher. Condition, tenant structure and location are decisive. How to calculate the net yield and the return on equity is explained in our guide Calculating rental yield.
From what volume can I invest with FrankenImmo?
We support investors from a single freehold apartment upwards. For off-market apartment buildings, the typical volume is between €400,000 and €3 million, and higher for commercial and portfolio acquisitions.
Do you also help with tax questions?
We work closely with tax advisers in the region and prepare key figures such as the depreciation (AfA) basis or the purchase price allocation. The tax advice itself is provided by your tax adviser. An overview is given in Tax-efficient investing.
Get off-market opportunities first.
Register your search profile – we will contact you as soon as a suitable property comes to market discreetly.
- One personal contact for all of Upper Franconia
- Reply usually within 24 hours