Market data › Locations › Property market Lower Franconia
Location profile
Property market Lower Franconia
Location data for Lower Franconia: demand, construction activity, building land and housing stock as time series, compared with Bavaria.
Data as of: 11 Oct 2026 · updated daily from the time series databases of the sources
Key figures
Lower Franconia in figures
At the end of 2025, Lower Franconia had 1.314.706 residents, 0,2 % fewer than five years earlier. The housing stock comprises 682.975 dwellings (2024); floor area per resident is 53,3 m². 2024 saw 3.483 dwellings completed in new residential buildings, equivalent to 2,6 dwellings per 1.000 residents (Bavaria: 3,5); building permits were issued in 2024 for 2.153 dwellings. The average transaction price for serviced building land in 2024 was around 175 €/m²; the average in Bavaria in 2025 was around 428 €/m². Disposable income per resident in 2022 was 26.636 €.
Standard land values and the data required for valuation (property yields, cost approach factors, index series) are determined by the responsible appraisal committee (§ 193 para. 5, § 196 BauGB). The statistical purchase values for building land are averages of the plots sold in the year and do not replace standard land values (Bodenrichtwerte).
Regional calculations use the member districts: totals for absolute values and the appropriate denominators for ratios. Values remain unavailable without a reliable denominator, such as the labour force for the unemployment rate. Missing district data is not treated as zero. Regions with the same boundaries as a federal state use its official figures.
| Key figure | Lower Franconia | Trend | Year | Bavaria |
|---|---|---|---|---|
| Population on 31.12. | 1.314.706 inhabitants | 2025 | – | |
| Population growth over 5 years | −0,2 % | 2025 | 0,8 | |
| Disposable income per inhabitant | 26.636 € | 2022 | 28.643 | |
| Housing stock (residential and non-residential buildings) | 682.975 | 2024 | – | |
| Dwellings per 1.000 residents | 518 per 1.000 inhabitants | 2024 | 512 | |
| Living space per inhabitant | 53,3 m² | 2024 | 50,0 | |
| Living space per dwelling | 102,9 m² | 2024 | 97,7 | |
| Approved dwellings in new residential buildings | 2.153 | 2024 | – | |
| Completed dwellings in new residential buildings | 3.483 | 2024 | – | |
| Completed dwellings per 1.000 inhabitants | 2,64 per 1.000 inhabitants | 2024 | 3,54 | |
| Purchase value, developed building land | 175 €/m² | 2024 | 428 | |
| Sales cases, developed building land | 1.095 | 2025 | – |
Demand
Population, income and labour market
Population Lower Franconia
InhabitantsInhabitants at 31.12. of the respective year (update of the population based on the latest census). The values are persons, not households.
- Lower Franconia1.314.706 inhabitants2025 · approx. −0,3 % vs. prior year
Population growth over 5 years
%Change in the number of inhabitants compared with five years earlier, in percent. A value of 2,3 % means: 2,3 percent more inhabitants than five years earlier; a negative value means a decline.
- Lower Franconia−0,21 %2025 · −0,30 percentage points vs. prior year
- Bavaria0,80 %2025 · −0,15 percentage points vs. prior year
Disposable income per inhabitant
€Disposable income of private households per inhabitant and year in euros, i.e. income after taxes and social contributions including government transfers (national accounts of the Länder). The value is an average per inhabitant and says nothing about individual households.
- Lower Franconia26.636 €2022 · approx. +6,1 % vs. prior year
- Bavaria28.643 €2022 · approx. +6,2 % vs. prior year
Unemployment rate
%Share of unemployed persons in all civilian labour force members in percent, annual average. A value of 3,3 % means: out of 1.000 labour force members, on average 33 are registered as unemployed.
- Bavaria4,00 %2025 · +0,30 percentage points vs. prior year
Supply
Construction activity
Dwellings in newly constructed residential buildings.
Approved and completed dwellings
DwellingsDwellings in newly built residential buildings per year. “Approved” are dwellings with a granted building permit (planned supply); “completed” are dwellings that actually became ready for occupancy. The values are numbers of dwellings, not buildings.
- Approved2.1532024 · approx. −20,5 % vs. prior year
- Completed3.4832024 · approx. −9,3 % vs. prior year
Completed dwellings by building type
DwellingsDwellings completed in the year in new residential buildings, split into single-family houses (1 dwelling), two-family houses (2 dwellings) and multi-family houses (3 and more dwellings). Dwellings are counted, not buildings.
- Single-family houses1.3112024 · approx. −14,7 % vs. prior year
- Two-family houses4702024 · approx. −19,2 % vs. prior year
- Multi-family houses1.7022024 · approx. −1,2 % vs. prior year
Completed dwellings per 1.000 inhabitants
per 1.000 inhabitantsConstruction intensity: completed dwellings in new residential buildings per 1.000 inhabitants. A value of 3,8 means: for every 1.000 inhabitants there are 3,8 new dwellings per year. This makes locations of different sizes comparable.
- Lower Franconia2,6 per 1.000 inhabitants2024 · approx. −9,6 % vs. prior year
- Bavaria3,5 per 1.000 inhabitants2024 · approx. −18,2 % vs. prior year
Approved dwellings per 1.000 inhabitants
per 1.000 inhabitantsConstruction intensity: approved dwellings in new residential buildings per 1.000 inhabitants. A value of 3,8 means: for every 1.000 inhabitants there are 3,8 newly approved dwellings per year. This makes locations of different sizes comparable.
- Lower Franconia1,6 per 1.000 inhabitants2024 · approx. −20,7 % vs. prior year
- Bavaria3,1 per 1.000 inhabitants2024 · approx. −16,6 % vs. prior year
Approved dwellings by building type
DwellingsDwellings approved in the year in new residential buildings, split into single-family houses (1 dwelling), two-family houses (2 dwellings) and multi-family houses (3 and more dwellings). Dwellings are counted, not buildings; not every approved project is built.
- Single-family houses7832024 · approx. −4,6 % vs. prior year
- Two-family houses2582024 · approx. −17,3 % vs. prior year
- Multi-family houses1.1122024 · approx. −29,4 % vs. prior year
Completed living space
1.000 m²Living space of the dwellings completed in the year in new residential buildings, in 1.000 m². A value of 50 means 50.000 m² of living space.
- Living space in new residential buildings410,1 1.000 m²2024 · approx. −8,7 % vs. prior year
Building land
Purchase values for building land
Statistics on purchase values for building land; missing years are blocked by the statistics or have no sales cases.
Purchase value, developed building land
€/m²Average purchase value per m² of the developed building plots sold in the year (statistics on purchase values for building land). The value is not a standard land value: it depends on the location and size of the plots actually sold and therefore fluctuates. Gaps mean: statistically blocked or no sales.
- Lower Franconia175 €/m²2024
- Bavaria428 €/m²2025 · approx. +12,5 % vs. prior year
Sales cases, developed building land
NumberNumber of sales of developed building land in the year. The fewer the cases, the less reliable the average purchase value.
- Sales cases1.0952025 · approx. +4,4 % vs. prior year
Sold area of developed building land
1.000 m²Total area of all developed building plots sold in the year in 1.000 m². A value of 100 means 100.000 m².
- Area744,0 1.000 m²2024
Purchase sum, developed building land
€ thousandTotal of all purchase prices of the developed building plots sold in the year in thousand euros. A value of 10.000 means EUR 10 million.
- Purchase sum130.367 € thousand2024
Stock
Housing stock
Housing stock
DwellingsStock of dwellings in residential and non-residential buildings at 31.12. of the year (update of the residential building and dwelling stock). Dwellings are counted, not buildings.
- Dwellings682.9752024 · approx. +0,6 % vs. prior year
Residential buildings by size
BuildingsStock of residential buildings at 31.12., classified by the number of dwellings in the building: with 1 dwelling (single-family houses), with 2 dwellings (two-family houses) and with 3 and more dwellings (multi-family houses). The values are buildings, not dwellings: a value of 21.928 for “with 1 dwelling” means 21.928 residential buildings with exactly one dwelling.
- with 1 dwelling233.7672024 · approx. +0,4 % vs. prior year
- with 2 dwellings78.7952024 · approx. +0,3 % vs. prior year
- with 3 or more dwellings50.9982024 · approx. +0,7 % vs. prior year
Living space per inhabitant
m²Total living space of the housing stock divided by the number of inhabitants, in m² per inhabitant. A value of 47,6 means: each inhabitant has 47,6 m² of living space available on paper.
- Lower Franconia53,3 m²2024 · approx. +0,4 % vs. prior year
- Bavaria50,0 m²2024 · approx. +0,2 % vs. prior year
Dwellings per 1.000 residents
per 1.000 inhabitantsHousing stock per 1.000 inhabitants (dwelling density). A value of 481 means: there are 1.000 dwellings per 481 inhabitants. Together with population development this shows how tight or relaxed the supply is.
- Lower Franconia517,9 per 1.000 inhabitants2024 · approx. +0,3 % vs. prior year
- Bavaria511,6 per 1.000 inhabitants2024 · approx. +0,2 % vs. prior year
Living space per dwelling
m²Average living space of a dwelling in the stock in m². A value of 98,9 means: a dwelling is 98,9 m² on average.
- Lower Franconia102,9 m²2024 · approx. +0,1 % vs. prior year
- Bavaria97,7 m²2024 · approx. +0,1 % vs. prior year
Other locations
Location profiles at a glance
To the map · Price indices by property type: Residential, Multi-family houses, Office, Retail