Selling an underground car park

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Selling a basement garage – rating, process, sale and real estate agent, what is important when selling your basement garage? Who buys a basement garage? For those selling for the first time (example Heritage) it is often most important: How much is a basement garage worth? My small guide for a first insight into the sales process (from 18 steps) and in advance, much more roughly: What is important in the rating. Everything as a first, small insight into the later sale. Tip! You want to sell “only” a single parking space? Then read more here: Selling a basement garage parking space. For sellers of basement garages, here is everything important, from valuation methods to the topic of taxes.

Key Facts -

Selling a basement garage: Value, real estate agent and process

Location: City, Street, and Fluctuation

Condition of Your Underground Garage

Very old underground garage: 40+ years old

Short-term and long-term tenants / Vacant spaces

Sale directly to me? Single parking space / entire underground garage

Step by Step: Sale Checklist

Preparation: Real estate agent, documents, and valuation

Selling phase: Network and negotiation

Sale process: Complete the transfer

Shared ownership underground garage: Individual parking space?

Location, location, location! Real estate market

What is a basement garage worth? Prices 2026

Who buys underground garages?

Selling an underground garage: Common mistakes

Frequently asked questions about selling a underground garage

Selling a basement garage: Value, real estate agent and process

Let’s start with one of the most important questions for first-time sellers: What is the value of my underground parking space? After the three central factors, you’ll find all the steps of the real estate sale process that are relevant for you and the sale of your underground parking space, from documents, through the real estate agent question, to purchase agreement and handover.

Let’s start with the three most important value factors:

Location (city, district, and street)
Condition of the underground parking space
Short-term, long-term tenants / vacancy

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Location: City, Street, and Fluctuation

Berlin, Hamburg, Munich, Cologne, Dusseldorf, Frankfurt and nationwide, the better the location of your underground garage, the easier the later rental of parking spaces to long-term and/or short-term parkers. In order to keep the vacancy rate as low as possible, the location is therefore the first thing to look at in the valuation.

Location in the valuation (currently and prospectively):

Macro perspective – In which city are you selling?
Meso perspective – Which district?
Micro perspective – Which street and house number?

Whether it’s a small town, medium-sized cities, or metropolitan areas, there are more and more cars in city centers every year. The higher the turnover and the fewer the competing offers at the location, the better – also for the return of investors.

In the next step, buyers (important to understand their perspective) assess the condition of your underground garage.

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Condition of Your Underground Garage

Few investors are willing to undertake an extensive underground garage renovation. Of course, there is a certain percentage that wants to buy very, very cheaply, and therefore looks for older or poorly maintained properties. The condition plays a central role in the rating of your underground garage, alongside its location.

For a specific rating, it is necessary to determine the current state and the desired state.

Typical defects from the first few decades are:

Underground garage base
Floor coatings
Concrete renovation
Crack sealing
Roof waterproofing

Sometimes it is also renovation backlog, for example due to disputes over renovation within the homeowners’ association.

Important in advance, it is just an example:

Maintenance costs for parking garages vary greatly depending on the condition

Very old underground garage: 40+ years old

Here’s an example of a truly old underground garage, with about 100 parking spaces:

Let’s say the underground garage is now 40, 50 years old, really at the end of its life and well worn. Renovation and refurbishment costs are therefore unavoidable for the new underground garage owner.

Per parking space of the underground garage, you can expect around ~6,000 euros (as a total project), for 100 parking spaces in size.

Just the reinforcement of an underground garage base would be around 1.4 million euros. On top of that comes the renovation of the concrete, around 1.1 million euros.

Summary of the example:

Example of renovating an old underground garage (~40-50 years old)
Unavoidable renovation and refurbishment costs for the new owner
Costs of about ~6,000 euros per parking space in the total project (100 parking spaces)
Reinforcement of the underground garage base: about 1.4 million euros
Concrete renovation: about 1.1 million euros additionally

Next, we take a look at the waterproofing of the underground garage ceiling. For the new insulation against dripping water, you can expect further costs of 0.5 million euros (Source: DZ Online). The individual items are getting smaller, but the total sum is still significant. Additional costs include smoke extraction, ventilation, or the renewal of electrical installations, in order to keep up with growing markets, such as the increasing number of electric vehicles in city centers and residential areas.

Short-term and long-term tenants / Vacant spaces

Alongside the short-term tenants on site, the rating also takes a look at long-term tenants and vacancies. In the rating, it ultimately comes down to short-term and long-term tenants as well as the potential (renovation, development, marketing) of the parking garage in the future.

Long-term rental agreements are naturally the ideal case, while vacancies are the opposite. To ensure the rating is realistic and to give future interested parties an overview, information about your tenants is collected. In addition, there are many smaller parameters, for example in good A-locations, the rental of commercial areas for advertising (entrances, parking areas, and facades).

This gives you three central factors of the valuation:

Location (city, district, and street)
Condition of the underground garage
Short-term, long-term tenants / vacancies

Sale directly to me? Single parking space / entire underground garage

I regularly receive inquiries asking if I would also be interested in buying a single parking space. Almost always the answer is no, outside of the metropolitan areas Berlin, Hamburg, Cologne, Dusseldorf, Frankfurt or Munich.

My small recommendation or tip, should you want to sell a single parking space: Contact your co-owners. You can get the list from the WEG management. Put up a notice. If the parking space is well rented out, especially in today’s time of inflation and little money from the bank (interest rates), you might even want to consider keeping your parking space instead.

Step by Step: Sale Checklist

Selling underground parking garages is significantly more specific than the simple sale of a parking space, garage, or individual garage. Many underground parking garages are not sold through real estate portals, but rather through personal networks, often by good and experienced real estate agents.

Nevertheless, it is important to understand the sale process so that you can prepare well and also find an experienced real estate agent.

Preparation: Real estate agent, documents, and valuation

The most important things to consider when preparing for a property sale.

Selling phase: Network and negotiation

In the second phase, it’s about marketing your property to find buyers and investors with sufficient creditworthiness.

Sale process: Complete the transfer

From the purchase contract to handover.

Shared ownership underground garage: Individual parking space?

Finally, regarding the smallest unit: Can you also sell an underground garage parking space individually? The individual sale of underground garage parking spaces is possible. However, it depends on whether it is considered separate ownership or a special usage right. The difference is, if you have a parking space with its own land register entry (separate ownership), the sale is straightforward. With a special usage right, which belongs to a condominium, the special usage right can only be sold to another co-owner.

Here you can find more information about the individual sale of parking spaces in an underground garage:

Sell parking space

Location, location, location! Real estate market

Parking spaces are in short supply at many hotspots in Germany. So here’s the good news first: Your parking garage will sell at a realistic selling price. After all, there were 2.92 million new car registrations last year alone. According to the KBA (Federal Motor Transport Authority), the vehicle stock in Germany increased by a total of 1.1 million vehicles, compared to the previous year’s figure of approximately 66.9 million registered vehicles in Germany, an increase of +1.6 %.

66.9 million registered vehicles in Germany

With the right buyer and investor network, typically through experienced real estate agents with successful deals, you will be able to sell your underground garage relatively quickly.

Here’s a closer look at the general real estate sales in the larger cities:

What is a basement garage worth? Prices 2026

The value of an underground garage depends strongly on the location, size, and condition. As a general rule: Individual underground garage spaces are significantly less valuable than entire underground garage objects.

Type	Average Value	Location
Individual parking space (Standard)	5,000–20,000 €	Downtown area
Individual parking space (A-City)	15,000–50,000 €	Munich, Frankfurt, Berlin
Double parking / lift	8,000–25,000 €	depending on the city
Underground garage (10–30 spaces)	150,000–800,000 €	City area
Underground garage (30–80 spaces)	500,000–3,000,000 €	A-City center
Commercial underground garage (80+ spaces)	from 2,000,000 €	Downtown location

Status: 2026. Values without guarantee, dependent on location, condition, year of construction, ceiling height.

Who buys underground garages?

Target groups for underground parking garages are:

Single parking space: Neighbors, tenants, commuters in the surrounding area – best advertised via posters in the building or on Immoscout/eBay Kleinanzeigen
Small underground garage (up to 30 spaces): Private investors, real estate companies, homeowners’ associations (WEG)
Larger underground garage: Institutional investors, parking space operators (Q-Park, APCOA, Contipark), project developers

Tip: Sell larger underground garages almost exclusively through specialized real estate agents or directly to institutional buyers. The classic private market is not suitable for these properties.

Selling an underground garage: Common mistakes

Wrong price perception: Underground garage parking spaces are often offered too expensive or too cheap. Without market knowledge, deviations of ±30% can happen quickly.
No zoning plan checked: Critical for larger objects – can the underground garage be used for other purposes? Are there possibilities for rezoning?
Rent agreements not checked: Ongoing rental agreements (monthly parking spaces, long-term parking) significantly influence the buyer pool and the rating.
Wrong marketing medium: Individual parking spaces on Immoscout, larger objects only via real estate agent or directly to parking space operators.

Frequently asked questions about selling a underground garage

Was ist ein Tiefgaragenstellplatz wert?
Ein einzelner Stellplatz in einer Tiefgarage ist je nach Stadt zwischen 5.000 und 50.000 € wert. In München erreichen Stellplätze in zentralen Lagen regelmäßig 30.000–50.000 €, in Leipzig oder Dresden sind 8.000–15.000 € marktüblich.

Kann ich meine Tiefgarage ohne Makler verkaufen?
Einzelne Stellplätze lassen sich oft selbst verkaufen – über Aushänge im Haus, Immoscout, Kleinanzeigen. Für größere Tiefgarageneinheiten oder ganze Anlagen ist ein spezialisierter Makler sinnvoll, da der Käuferkreis sehr spezifisch ist.

Muss ich bei einem Tiefgaragenverkauf Steuern zahlen?
Wenn die Tiefgarage weniger als 10 Jahre in Ihrem Besitz war, fällt auf den Gewinn Einkommensteuer (Spekulationssteuer) an. Nach 10 Jahren ist der Verkauf steuerfrei – außer es handelt sich um gewerblichen Grundstückshandel (mehr als 3 Objekte in 5 Jahren).

Was passiert mit laufenden Mietverträgen beim Tiefgaragenverkauf?
Bestehende Mietverträge gehen automatisch auf den Käufer über (§ 566 BGB: “Kauf bricht nicht Miete”). Das ist für Anleger attraktiv – für Käufer die Selbstnutzung wollen, ein möglicher Hinderungsgrund.

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