Accessible Living in Upper Franconia – Demand, Funding and Properties
Upper Franconia (Oberfranken) is one of the regions of Bavaria most affected by demographic change. In many municipalities, people over 65 already make up 25% or more of the population, and the share is rising. At the same time, there are few accessible apartments: according to estimates, fewer than 5% of existing apartments in Germany meet the requirements of DIN 18040-2 for accessible living.
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This creates a gap, and an opportunity: for owners who want to adapt their property for older age, for investors who create accessible housing, and for people looking for an apartment where they can live independently in later life too.
Demographic Background: Why Upper Franconia Is Particularly Affected
Upper Franconia has seen a slight population decline for years, mainly in rural municipalities. At the same time, the proportion of older people is rising disproportionately. According to the Bayerisches Landesamt für Statistik (Bavarian State Office for Statistics), the proportion of people over 65 in Upper Franconia is expected to rise to over 30% by 2035.
For the property market, this means that demand for accessible, or at least low-barrier, apartments will increase significantly in the coming years, and supply cannot currently meet this demand.
What Does "Accessible" Mean in Practice?
DIN 18040-2 defines the technical requirements for accessible (barrierefrei) living. The key criteria:
Step-free access: There must be no steps from the building entrance to the apartment door. In multi-family buildings, a lift or ramp is required.
Door widths: At least 80 cm clear passage width, at least 90 cm for wheelchair accessibility.
Manoeuvring space: Sufficient manoeuvring space must be available in the kitchen, bathroom and hallway (150 × 150 cm for turning a wheelchair).
Level-access shower: No shower tray, no threshold.
No thresholds: No thresholds at balcony and terrace doors, no door thresholds within the apartment.
Controls: Light switches, sockets and door handles at a reachable height (85–105 cm).
The full standard is available from the Deutsches Institut für Normung (DIN) (German Institute for Standardisation). The Bundesarbeitsgemeinschaft Wohnungsanpassung (Federal Working Group on Home Adaptation) offers a practical summary.
Funding for Accessible Living
KfW funding: age-appropriate conversion
The Kreditanstalt für Wiederaufbau (KfW) offers funding programmes specifically for accessible conversion of existing properties: low-interest loans and investment grants. Eligible measures include installing level-access showers, widening doors, removing thresholds, lifts and stairlifts. Current terms: kfw.de.
Long-term care insurance grant
If a care grade (Pflegegrad) is recognised (from care grade 1), measures to improve the living environment can be subsidised with up to €4,000 per measure. If several people in need of care live in one household, the grant can rise to up to €16,000.
Bavarian state funding programmes
Through BayernLabo, the Free State of Bavaria offers supplementary funding for accessible new builds and conversions, particularly for lower-income households and families.
Important: Funding applications usually have to be submitted before conversion work begins. Early advice is essential.
Finding Accessible Properties in Upper Franconia
Accessible existing apartments are rare in Upper Franconia. Suitable properties are most likely to be found in the following categories:
New-build apartments: Since the tightened Bavarian Building Code (Bayerische Bauordnung), new buildings with more than two apartments must meet accessibility requirements to a certain extent. New-build projects in Bayreuth, Hof and Coburg therefore increasingly offer accessible units.
Ground-floor apartments: In existing buildings, ground-floor apartments are often the only option for near-accessible entry. Subsequent adaptation (removing thresholds, converting the bathroom) is usually possible at manageable cost.
Assisted living: Several locations in Upper Franconia offer assisted living (Betreutes Wohnen), a combination of your own apartment and available support services. Municipal advice centres for older people can provide information on locations near you.
Converting your own house: If you want to stay in your own house, targeted conversion work can often achieve a sufficiently low-barrier home. Particularly effective: bathroom conversion, a stairlift or adapting living space on the ground floor.
Accessibility as an Increase in Value
Accessible features increase the value of a property, and not only for older buyers. Level-access showers, threshold-free entrances and generous manoeuvring space are increasingly seen as comfort features and valued by all age groups. Investing in accessibility today makes your property future-proof and widens the pool of potential buyers or tenants.
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Frequently asked questions
What does "accessible" mean for residential property?
Accessible living under DIN 18040-2 includes step-free access, sufficient door widths, a level-access shower, no thresholds and defined manoeuvring space. Wheelchair accessibility sets higher requirements.
What funding is available for accessible conversions?
KfW loans and grants, long-term care insurance grants (up to €4,000 per measure with a care grade) and state funding programmes from BayernLabo. Some programmes can be combined; applications must be submitted before building work begins.
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