Property Valuation Calculator: Estimate the Value of Your Property in Germany for Free

Property valuation: why knowing your property's value matters

The value of a property is not an abstract figure. It has a concrete impact on your wealth and your decisions. Whether you are buying, selling, inheriting, divorcing or sorting out your tax situation: in all these cases you need a reliable value estimate.

When buying, a well-founded valuation protects you from overpaying. When selling, it stops you from parting with your property below its value. In the case of inheritance and divorce the market value (Verkehrswert) forms the basis for dividing up the assets. And the tax office sets the taxable value for inheritance and gift tax, often by its own rules that you should be aware of.

Germany has three official valuation methods: the comparative value method (Vergleichswertverfahren) (based on actual sale prices of comparable properties), the income value method (Ertragswertverfahren) (for rented properties, based on the achievable rental income) and the intrinsic value method (Sachwertverfahren) (based on construction costs less age-related depreciation).

Our calculator uses a simplified intrinsic value method to give you a free initial orientation. It does not replace an appraisal, but it provides a solid basis for realistically estimating the value of your property, in just a few minutes and without signing up.

The intrinsic value method, simply explained

The intrinsic value method (Sachwertverfahren) answers a simple question: what would it cost to build this property new today, and how much less is it worth due to age and wear? The result is the preliminary intrinsic value, which is then multiplied by a market adjustment factor.

Step 1 – Determine the land value: The plot area is multiplied by the land value (Bodenrichtwert). Example: 600 m² of land × €250/m² = €150,000 land value. The land does not lose value through ageing.

Step 2 – Calculate the building value: This is where the standard construction costs (Normalherstellungskosten, NHK) come in. The living area is multiplied by the NHK per square metre and adjusted with the current construction price index. The age-related depreciation is then deducted, that is, the loss in value due to the age of the building. Condition factors such as modernisations or defects are applied as correction factors.

Step 3 – Preliminary intrinsic value: Land value + building value = preliminary intrinsic value. This is then corrected with a regional market adjustment factor.

When is the intrinsic value method used? Typically for single-family houses, semi-detached houses and terraced houses, that is, whenever there are too few comparable sales to apply the comparative value method. For condominiums in apartment buildings, however, the comparative value method is the standard.

What are land values (Bodenrichtwerte) and where do they come from?

The land value (Bodenrichtwert, BRW) is the average locational value of the land per square metre in a given zone. It is determined by the expert committees for land values (Gutachterausschüsse) that are based at every municipality or district. The legal basis is §196 BauGB (Federal Building Code).

The expert committees evaluate all property sales within their area of responsibility. Notaries (Notare) are required to report every purchase contract. From this real transaction data, land values are derived, usually every two years, in some federal states even annually. The results are publicly accessible.

The central point of reference for land values across Germany is BORIS-D (the land value information system for Germany). There you can look up the land value for any address in Germany free of charge. Some federal states additionally offer their own portals with more detailed information.

Important: The land value is not the same as the land value of your specific plot. The BRW refers to a typical reference plot in the respective zone. Differences in size, layout, location within the zone, development status or buildability can shift the actual land value up or down.

For our calculator you enter the land value for your address. Tip: check BORIS-D for the current value. If you do not know it, you can start with a guide value and experiment with how different land values affect your result.

Standard construction costs (NHK): what does a new build cost?

The standard construction costs (Normalherstellungskosten, NHK) indicate what it would cost to construct a comparable building new today, excluding the land but including all construction costs, incidental costs and fittings. They form the heart of the intrinsic value method.

The basis is the NHK 2010, an official table from the federal ministry that differentiates construction costs per square metre by building type and fitting standard. Typical values for residential buildings are between €700 and €1,400/m² (base year 2010). A detached single-family house with upscale fittings is well above a basic terraced house.

Since the NHK 2010 are based on the 2010 price level, they have to be extrapolated to the current price level using the construction price index of the Federal Statistical Office (Destatis). Construction costs have risen massively since 2010: the index stood at around 165–170 points at the end of 2025 (base 2010 = 100). This means a new build today costs around 65–70% more than in 2010.

The fitting quality has a considerable influence on the NHK. A building with basic fittings (standard bathroom, PVC floors, simple windows) is valued at significantly lower costs than one with upscale fittings (underfloor heating, parquet floors, electric shutters, heat pump).

Our calculator uses the NHK 2010 as a base and automatically extrapolates using the current construction price index. You select the building type and fitting standard, and the rest happens in the background.

Age-related depreciation: why older buildings are worth less

A building loses value over the years: through wear, the ageing of building materials and technical obsolescence. This loss in value is called age-related depreciation (Alterswertminderung). In the intrinsic value method it is calculated as a percentage deduction from the building's replacement value.

The calculation follows the principle of straight-line depreciation over the economic total useful life of the building. The formula: age-related depreciation = building age ÷ total useful life. A 30-year-old single-family house with an 80-year total useful life has an age-related depreciation of 37.5%, so it is still worth 62.5% of the replacement value.

Modernisations extend the remaining useful life. Re-roofing, replacing the heating system or renewing windows effectively resets the building's economic age. A core refurbishment can increase the remaining useful life by 20–30 years and thus significantly raise the building value.

Tip: use our energy efficiency quick check to see what energy condition your building is in. Energy-efficiency renovations improve the energy balance, and they also have a positive effect on the remaining useful life and therefore on the intrinsic value.

Market adjustment: why intrinsic value and market value differ

The preliminary intrinsic value tells you what your property is worth purely on paper, based on land value and construction costs less ageing. But the actual market value, that is, the price a buyer is willing to pay, often deviates considerably from it. The reason: supply and demand.

In sought-after metropolitan areas such as München, Hamburg or Frankfurt demand far exceeds supply. Here the market value is typically 30 to 50% above the calculated intrinsic value. Buyers pay a premium for the location, infrastructure, jobs and quality of life. The so-called market adjustment factor here is between 1.3 and 1.5.

The opposite is true in structurally weak rural regions, for example in parts of Sachsen-Anhalt, Thüringen or Mecklenburg-Vorpommern. There the market value is often 20 to 30% below the intrinsic value. The building may be substantially sound, but the low demand pushes down the achievable price. The market adjustment factor here can be between 0.7 and 0.8.

The expert committees publish regional market adjustment factors that quantify exactly this difference. Our calculator lets you set the factor manually so you can run through different scenarios. As a rule of thumb: in growing major cities rather 1.2–1.5, in the countryside rather 0.7–1.0.

When do I need a professional appraisal?

Our calculator gives you a solid initial estimate, but there are situations in which a certified market value appraisal (Verkehrswertgutachten) is indispensable. Only an appraisal prepared by a publicly appointed and sworn surveyor has legal evidentiary value.

Our tip: Use the immotap calculator for an initial orientation and a realistic expectation. If your result raises questions or you need legally sound figures, commission a professional appraisal. That way you go into the conversation with the surveyor optimally prepared.

Property prices in Germany 2026: regional differences

The German property market is not a single market but a mosaic of hundreds of local markets with extremely different price levels. The range goes from under €800/m² in rural regions of Sachsen-Anhalt to over €12,000/m² in München's prime locations. Anyone who wants to value a property must be aware of these regional differences.

The most expensive locations (existing properties, €/m²): München leads with €6,000–12,000/m², followed by Frankfurt (4,000–7,000), Hamburg (3,500–6,500), Berlin (3,500–6,000) and Stuttgart (3,000–5,500). In these cities the market adjustment factors are well above 1.0. The market value regularly exceeds the intrinsic value.

The cheapest regions: In Sachsen-Anhalt, Thüringen and parts of Brandenburg, existing properties are available for €800–1,500/m². Here the intrinsic value can even exceed the market value, because the construction costs are higher than what buyers are willing to pay.

Market development 2022–2026: After the boom of 2010–2021 came the interest rate turnaround in 2022, with noticeable price corrections of 5–15% depending on the region. The years 2024 and 2025 brought stabilisation across the board. In early 2026 a slight recovery is emerging, particularly in the major cities, driven by declining construction activity and continued demand. In rural regions, by contrast, development remains subdued.

For your valuation this means: the location is the most important value factor, more important than year of construction, fittings or energy efficiency. Alongside our calculator, also use the living area calculator to determine the correct living area, as it is the basis of every valuation per square metre.