Plots & New Builds in Upper Franconia – from Building Plot to Project
A plot of land is the basis of every property – and at the same time the investment with the most open questions: what may be built? Is it serviced? What further costs will arise? What is it worth today? FrankenImmo advises private buyers, owners, communities of heirs, developers and municipalities throughout Upper Franconia (Oberfranken).
Matching listings
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Currently for sale: See 4 plots from €38,000
Key points at a glance
- Building plots are scarce in Bamberg, Bayreuth and the Forchheim district, and considerably cheaper in rural locations.
- The value depends on the standard land value, planning law, site servicing, shape and location.
- Before any purchase, the development plan, land register and site servicing costs must be checked.
- Owners of larger plots often achieve considerably more with planning permission – especially when selling to developers.
- FrankenImmo supports the purchase, sale and development of plots throughout Upper Franconia.
The Land Market in Upper Franconia
Building land in Upper Franconia is considerably cheaper than the Bavarian average. Depending on the location, standard land values (Bodenrichtwerte) for residential building land range from under €40/m² in rural municipalities of the Frankenwald and Fichtelgebirge to over €300/m² in sought-after locations in Bamberg and Bayreuth. In Hof and in medium-sized towns such as Kulmbach, Kronach or Marktredwitz, good residential locations are often between €80 and €180/m².
At the same time, the supply of serviced plots that can be built on immediately is limited. Many municipalities allocate building plots in new development areas through their own allocation procedures; private plots often come onto the market through inheritances – and are frequently sold below value because the building possibilities have not been checked.
Current values for your location can be found on the official portal BORIS Bayern and in our market report Standard land values in Upper Franconia.
What Makes a Plot Valuable
- Planning law: is there a development plan (Bebauungsplan), does § 34 BauGB (built-up area) apply, or is the plot in the undesignated outer area (Außenbereich)?
- Extent of development: site coverage ratio (GRZ), floor area ratio (GFZ), number of full storeys, roof shape.
- Site servicing (Erschließung): road, water, sewage, electricity, telecommunications – and whether servicing contributions have already been paid.
- Subsoil and encumbrances: slope, soil conditions, contamination and easements in the land register (Grundbuch).
- Shape and orientation: an easily usable building plot facing south-west fetches significantly higher prices.
Our Services for Plots
- Buying a plot: search, review of the development plan and site servicing, a breakdown of costs up to the start of construction.
- Selling a plot: valuation based on development potential, marketing to private buyers and developers.
- Site servicing & development plan: what servicing costs, who pays for it and how to check the planning rights.
- Working with developers: land acquisition, project partnerships and marketing of new-build projects.
Building Plot Prices in Upper Franconia (Guide)
| Location | Standard land value, residential building land (approx.) | 600 m² building plot (approx.) |
|---|---|---|
| Bamberg, city | €250–500/m² | €150,000–300,000 |
| Bayreuth, city | €120–280/m² | €72,000–170,000 |
| Forchheim district | €150–350/m² | €90,000–210,000 |
| Coburg, Hof, Kulmbach | €40–180/m² | €24,000–108,000 |
| Rural municipalities | €15–60/m² | €9,000–36,000 |
Guide values based on standard land values; plus site servicing costs where applicable. Current values are shown by BORIS Bayern. More in the report Standard land values.
From Plot to House: the Timetable
| Phase | Typical duration |
|---|---|
| Search and review | weeks to months |
| Purchase contract and land register | 2–3 months |
| Planning with an architect or house provider | 2–6 months |
| Building permit or exemption | 1–4 months |
| Construction of a detached house | 9–15 months |
Anyone who starts on the financing early and knows the funding programmes saves time. → Funding programmes, Financing guide
Frequently asked questions
Are there still affordable building plots in Upper Franconia?
Yes, especially in smaller municipalities in the Hof, Wunsiedel, Kronach and Kulmbach districts. Many municipalities offer building plots in new development areas at fixed prices, some with reductions for families.
How do I find out what may be built on my plot?
The first step is to look at the municipality's development plan, which you can view at the building authority or in the geoportal. If there is no development plan, the buildability depends on the surrounding buildings (§ 34 BauGB). A preliminary building enquiry (Bauvoranfrage) gives binding certainty. We carry out this review as part of our valuation.
What does a building plot cost in Upper Franconia?
Depending on the location, between approximately €40 and over €300 per square metre. On top of this come additional purchase costs of around 5 to 6% (land transfer tax of 3.5% in Bavaria, notary and land register) and, where applicable, site servicing and connection costs.
Do you also acquire plots for developers?
Yes. We broker plots and existing properties with development potential to developers and project developers from our network – discreetly and, if desired, without a public advertisement.
Sources & further reading
- boris-bayern.de – BORIS Bayern – standard land values
- geoportal.bayern.de – BayernAtlas – cadastral maps and aerial photographs
What is your property worth today?
A market-based valuation using real comparable sales from Upper Franconia – free, without obligation, usually within 48 hours.
- One personal contact for all of Upper Franconia
- Reply usually within 24 hours