Buying property in Nuremberg: prices, yields and rules in 2026

Apartments in Nuremberg were listed at an average asking price of €3,990.2/m² in Q3 2026 according to CASAFARI Area Insights (location id 529630; asking prices from indexed listings, outliers excluded, not transaction prices), up 1.4% on a year earlier and 6.0% above Q2 2023. Average asking rents of €15.3/m² per month give an indicative gross yield of 4.6%. As Bavaria's second city, Nuremberg offers a domestically driven market at roughly half Munich's price level, with no second-home market and Germany's lowest transfer tax at 3.5%.

Consider an engineer recently transferred to Siemens Healthineers in Erlangen. After a weekend looking at Munich listings, she opens a search in Nuremberg's St. Johannis quarter, finds a bright two-bedroom flat listed at just under €4,000/m², and realises that the Franconian metropolis is the sensible, quiet choice rather than the romantic one.

What does an apartment in Nuremberg cost in 2026?

In Q3 2026, the average asking price for an apartment in Nuremberg stood at €3,990.2/m², compared with €3,935.6/m² in Q3 2025, an increase of €54.6/m² or 1.4% year on year. Measured against Q2 2023 (€3,765.4/m²), asking prices have risen by 6.0%. (The Q1 2023 figure of €3,414.7/m², which would imply a 16.9% rise, sits well below the following quarters and likely reflects thinner listing coverage early in the series, making Q2 2023 the safer baseline.)

From a recent low of €3,807.1/m² in Q4 2024, the series climbed steadily to a peak of €4,037.4/m² in Q2 2026 before easing by 1.2% in Q3 2026. One softer quarter after an eighteen-month climb is normal market breathing rather than a reversal.

These figures come from CASAFARI Area Insights for Nürnberg (location id 529630) and measure asking prices from indexed online listings with statistical outliers excluded, not notarised transaction prices. To see how sellers' expectations compare with what buyers actually signed for, we place them alongside the official register from the Gutachterausschuss für Grundstückswerte (the city's independent valuation committee).

According to Nuremberg's Grundstücksmarktbericht 2025 press release (published 13 April 2026), actual transaction prices in 2025 rose by 4% for existing apartments and by 2% for new builds. The spread behind the city-wide average is wide, and depends heavily on building age and energy efficiency:

Segment	2025 Price Range or Average	Annual Change	Data Source
Apartments (asking average, Q3 2026)	€3,990.2/m²	+1.4% y/y	CASAFARI Area Insights (location id 529630)
Existing apartments (transactions, 2025)	€1,800 – €6,800/m²	+4%	Gutachterausschuss Nürnberg
New-build apartments (transactions, 2025)	€4,600 – €9,500/m²	+2%	Gutachterausschuss Nürnberg
Semi-detached & terraced houses (2025)	€360,000 – €740,000	+2%	Gutachterausschuss Nürnberg
Detached houses (2025)	€390,000 – €1,200,000	−3%	Gutachterausschuss Nürnberg
Multi-family houses (2025)	€780,000 – €2,300,000	+6%	Gutachterausschuss Nürnberg

For broader context on how German cities compare with the rest of the continent, see our overview of property market trends across Europe.

Where is Nuremberg, and which quarters do buyers look at?

Nuremberg (Nürnberg) is Bavaria's second-largest city, with 546,397 registered residents at 31 December 2024 according to Nuremberg city statistics from the Amt für Stadtforschung und Statistik für Nürnberg und Fürth—an increase of 1,983 over 2023 and 29,627 more than ten years earlier. Crucially for the apartment market, 50.8% of the city's 291,392 households are single-person households. Nuremberg forms the centre of the Nuremberg–Fürth–Erlangen conurbation; ICE high-speed trains reach Munich Central Station in about an hour, and Albrecht Dürer Airport lies inside the city limits.

International buyers here are rarely looking for holiday homes; Nuremberg has no leisure second-home market. Instead, demand is anchored by domestic owner-occupiers and expatriate specialists working for Siemens, Siemens Healthineers, DATEV and Schaeffler, or for adidas and Puma in nearby Herzogenaurach, alongside academic staff and students at FAU Erlangen-Nürnberg and TH Nürnberg.

Owner-occupiers looking for period apartments and lively street life focus on the Nordstadt (particularly St. Johannis and Maxfeld) and Gostenhof. Buyers seeking quieter, leafier surroundings look east along the Pegnitz valley towards Mögeldorf and Erlenstegen. Families looking for houses mostly search at the outer edges of the city, where the Gutachterausschuss recorded 2025 prices of €360,000 to €740,000 for semi-detached and terraced houses (Doppel- und Reihenhäuser) and €390,000 to €1,200,000 for detached houses.

If you are weighing Franconia against the state capital or the federal market as a whole, read our guide to the German property market and the Munich area guide.

Rents and yields: what does a Nuremberg flat earn?

In Q3 2026, average asking rents for apartments in Nuremberg reached €15.3/m² per month according to CASAFARI Area Insights (location id 529630), up 2.0% from €15.0/m² in Q3 2025 and up 4.1% from €14.7/m² in Q4 2024. Rents are currently rising a touch faster than asking prices. (Note that in the CASAFARI rent series, Q1 to Q3 2024 repeat an unchanged €14.6/m² due to sparse listing data early in the series; analysts should take Q4 2024 as the first continuous quarter and not read a flat trend into early 2024.)

Dividing the annualised asking rent by the average asking price (12 × €15.3 ÷ €3,990.2) produces an indicative gross rental yield of 4.6% in Q3 2026, computed before transaction costs, ongoing non-recoverable maintenance, vacancy and the local rent brake.

A 4.6% gross yield in a major West German city explains why private capital investors from across Bavaria and Baden-Württemberg are active here. According to the Gutachterausschuss 2025 report, sales of new-build apartments doubled in 2025 compared with 2024, and roughly half of all new-build units sold were one-room micro-apartments aimed at students, commuters and young professionals. Further up the scale, regional family offices and small institutional buyers drove transaction prices for multi-family houses (Mehrfamilienhäuser) up by 6% in 2025, with most buildings trading between €780,000 and €2,300,000. You can see how investors use CASAFARI data to screen yields and stock across regional cities.

Is the Nuremberg market recovering or still correcting?

Both the asking-price series and the official land registry show a market in steady recovery after the interest-rate correction of 2022 and 2023, rather than a new boom.

According to the Gutachterausschuss report for 2025, the number of registered purchase contracts in Nuremberg rose to 5,621 in 2025 from 4,666 in 2024, a 20% increase in transaction volume. Total monetary turnover reached roughly €2.4 billion (up from €2.3 billion in 2024), of which about €1.8 billion was residential property.

This local recovery mirrors the national stabilisation. According to the Destatis house price index, Q2 2026 (Statistisches Bundesamt, press release no. 336 of 24 September 2026), German residential property prices rose by 0.6% year on year in Q2 2026 (provisional) and by 0.3% quarter on quarter, taking the index to 100.6 (2025 = 100), after a revised +1.2% year-on-year gain in Q1 2026.

Within Nuremberg, performance varies by asset class. While apartments and multi-family buildings gained between 2% and 6% in 2025, detached houses softened by 3%, a thin segment sensitive to financing costs. Official standard land values (Bodenrichtwerte) as of 1 January 2026 tell the same story: across 1,262 valuation zones, land for one- and two-family houses fell by 7% compared with 1 January 2024 (€210–1,500/m²), whereas land for multi-storey residential buildings rose by 4% (€570–3,300/m²).

What rules and taxes apply when you buy in Nuremberg?

Germany places no restrictions on foreign property buyers: EU and non-EU nationals alike may purchase real estate in Nuremberg without a special permit or local residence status, though Germany does not offer a residency-by-investment (golden visa) scheme.

Transaction costs in Bavaria are the lowest in the country. Under § 11 GrEStG, the transfer tax rate (Grunderwerbsteuer) in Bavaria is 3.5% of the notarised purchase price, a rate Bavaria has kept unchanged since the federal states gained rate-setting powers in 2006. Notary and land-registry (Grundbuch) fees add roughly 1.5% to 2.0%. For residential purchases by private consumers, German law requires the estate agent's commission to be shared between buyer and seller.

Landlords must factor in two strict municipal and state frameworks:

• Rent control (Mietpreisbremse): Under the Bavarian Mieterschutzverordnung 2026–2029, in force from 1 January 2026 to 31 December 2029 across 285 municipalities including Nuremberg, the rent on a new letting of an existing flat may not exceed the local reference rent (Mietspiegel) by more than 10%. First lettings of new builds first occupied after 1 October 2014 and comprehensively modernised flats are exempt. For ongoing tenancies, rent increases are capped at 15% over three years (Kappungsgrenze), and tenants enjoy a ten-year protection period against termination for own use (Kündigungssperrfrist) if a building is converted into individual condominiums and sold.
• Short-term lets and misuse (Zweckentfremdungsverbotssatzung): In force city-wide since 30 May 2019, Nuremberg's housing protection bylaw requires a permit from the Stab Wohnen if you let a property as a holiday flat, leave it vacant for more than three months, or convert it to commercial use. An owner-occupier may let their own primary home to guests for up to eight weeks per calendar year without a permit. On 22 July 2026, the city council amended the bylaw to require a mandatory registration number for all short-term lets from 1 October 2026 (implementing EU Regulation 2024/1028 via the Bundesnetzagentur data hub). According to the city's notice on short-term rental registration, as of 1 October 2026 the technical registration procedure was still under development and numbers could not yet be applied for; note that registration does not replace a Zweckentfremdung permit. Fines reach up to €50,000 for failing to register, and substantially higher for unpermitted misuse.

Buyers of older post-war buildings should also budget for energy upgrades under the federal Building Energy Act (Gebäudeenergiegesetz, GEG) and Nuremberg's municipal heat plan (kommunale Wärmeplanung). Because asking prices vary sharply between renovated and unrenovated stock, always check Comparables and valuations before you make an offer on a specific street and building.

How to check these numbers yourself

Every asking-price and rent figure in this guide can be reproduced directly through the CASAFARI API. Location Lookup resolves "Nürnberg" to location id 529630, which you pass to the Area Insights time-series endpoint to retrieve quarterly sale_apartment_psqm and rent_apartment_psqm values.

If you prefer to query the database in plain English without writing code, you can ask the same data through Casafari MCP. For engineering teams building valuation or sourcing workflows, see the Area Insights documentation for developers and the Comparables and valuation API documentation. You can create an account on the CASAFARI platform to obtain access tokens and explore the Nuremberg data yourself.