Holiday Homes in the Fichtelgebirge and Frankenwald – Locations, Yield and Buying Advice
The Fichtelgebirge and the Frankenwald are developing into one of the most exciting tourist regions in Franconia. Hiking, mountain biking, winter sports, thermal springs and a growing restaurant scene attract more visitors every year. For property buyers this opens up an interesting prospect: holiday homes as an investment with the option of personal use – at entry prices that would be unthinkable in the Alps or on the Baltic coast.
Inhalt dieser Seite (3)
At the same time, holiday properties have specific risks and particularities that require a closer look: the permit situation, occupancy, management and the question of whether tourist letting at the specific location is viable in the long term.
The Region: Why the Fichtelgebirge and Frankenwald?
Tourism in figures
According to the Fichtelgebirge Tourist Association (Tourismusverband Fichtelgebirge), the Fichtelgebirge has recorded a continuous rise in overnight stays in recent years. The combination of nature tourism, health offerings (Therme Fichtelberg, Siebenquell GesundZeitResort) and a growing range for active holidaymakers attracts both day visitors and guests staying several days.
The Frankenwald – awarded the title "Quality Hiking Region" (Wanderqualitätsregion) – appeals to a nature-loving target group that increasingly prefers holiday apartments to hotels. Information on tourism in the region is provided by the Fichtelgebirge Tourist Office and Frankenwald Tourismus.
Sought-after locations for holiday homes
Bischofsgrün: Traditional winter sports resort on the Ochsenkopf, used by tourists all year round, high demand for holiday apartments.
Bad Berneck: State-recognised climatic health resort (Luftkurort) with historic charm, thermal spring, good connection to the A9.
Warmensteinach: Close to the Ochsenkopf, family-friendly, winter sports and summer activities.
Mehlmeisel: Quiet location, wildlife park, nature tourism, low entry prices.
Weißenstadt: On the Weißenstädter See lake, growing tourist offering, new-build projects close to the lake.
Bad Steben: State spa (Staatsbad) in the Frankenwald, thermal baths, health tourism profile, rising demand.
Expected Yields: What Is Realistic?
Income side
A well-positioned holiday apartment (2–4 people, 45–65 m², modern fittings) in the Fichtelgebirge can achieve daily rates of €60–120 with an occupancy of 120–180 days per year – depending on location, season and quality of fittings.
Example calculation (conservative):
| Parameter | Value |
|---|---|
| Purchase price (incl. furnishings) | €130,000 |
| Letting days per year | 140 |
| Average daily rate | €75 |
| Gross annual income | €10,500 |
| Less operating costs (approx. 25%) | –€2,625 |
| Net annual income | €7,875 |
| Gross yield | 8.1% |
| Net yield (before tax) | 6.1% |
Operating costs include: cleaning, laundry, platform fees (Airbnb, Booking), insurance, maintenance, management and, where applicable, guest communication.
This calculation is for guidance only. The actual results depend on individual factors and should be calculated with a tax adviser before buying.
What influences the yield
Fittings: Guests today expect a certain level of quality – Wi-Fi, a modern kitchen, a well-kept bathroom, high-quality beds. An investment of €10,000–20,000 in furnishings can increase the achievable daily rate by 20–30%.
Marketing: Professional photos, optimised descriptions and active maintenance of listings on platforms such as Airbnb, Booking.com and Fewo-direkt are crucial for occupancy.
Personal use: Every day you use the apartment yourself is a day without rental income. With personal use of 30–60 days per year, the gross yield falls accordingly. The combination of personal use and letting must be calculated deliberately.
Legal Framework
Permit for holiday letting
The commercial letting of a holiday apartment may require a permit in Bavaria. The following are relevant:
Planning law admissibility: The municipality's development plan (Bebauungsplan) can determine whether use as a holiday apartment is permitted. In purely residential areas (reines Wohngebiet, WR), holiday letting is generally not allowed; in general residential areas (allgemeines Wohngebiet, WA) it may be permitted by way of exception. In mixed areas and special areas it is usually possible.
Misappropriation bylaw (Zweckentfremdungssatzung): Some municipalities have issued bylaws regulating the conversion of housing into holiday apartments. This is still rare in Upper Franconia but should be checked in each individual case.
Trade law: Regular letting of a holiday apartment counts as a commercial activity and requires a trade registration (Gewerbeanmeldung) at the competent trade office.
Tax treatment: Income from holiday letting is subject to income tax and, where applicable, VAT (if the small business threshold is exceeded). Tax advice before buying is essential.
FrankenImmo – Results-driven brokerage
Phone: 0151 58363197 | Book a consultation
Frequently asked questions
What yield can I achieve with a holiday apartment in the Fichtelgebirge?
With a good location and fittings, gross yields of 5–8% are realistic with 120–180 letting days. Personal use reduces the yield accordingly.
Do I need a permit for holiday letting?
In most cases, yes. Planning law admissibility, any misappropriation bylaws and trade registration must be checked before buying. The competent district office (Landratsamt) or building regulations office can provide binding information.
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