You want to sell? Read more tips on taxes, procedure & Co. under Selling an apartment.

What influences the value of an apartment?

But let’s stick to the so-called “Pi times thumb value”, a very rough value determination. In order to determine the value of your apartment, a number of “soft” factors play a role.

Before we get deeper into the matter of evaluation of location, building fabric, market value & Co., we first ask 3 basic questions which reach us in consulting discussions with customers:

• How can I value a property?
• Who determines the market value of a property?
• How does the bank value a property?

Location, location, location: value enhancement and sales argument

This refers to all those things that you can see but cannot immediately translate into money or other value. First and foremost, this means, for example, the so-called micro and macro location of the apartment, i.e. the view of the immediate and regional surroundings. Whether your apartment is located on a busy street or in a quiet suburb, whether the surroundings of your apartment are rather middle-class or socially disadvantaged – all these “soft” conditions influence the value of your apartment.

Hard facts: Infrastructure and equipment

The “hard” factors of the micro-location include the proximity to doctors, public institutions or cultural sites. For here, the conditions can be measured at least in terms of distance and number of available facilities. Basically, the following applies here:

The closer you are to public life, the more value these factors add.

The proximity of your home to public transport is also – and certainly increasingly so – a plus point. After all, buses and trains are becoming increasingly important in urban and rural areas in the context of the climate debate. Certainly: the availability of your own parking spaces or even an underground car park also has a positive effect on the value of your apartment.

Do you know the crime rate in your residential environment? This is a real “mixed factor” of hard and soft in apartment valuation. On the one hand, this rate can be “hard” by means of figures, but on the other hand, the rate of a district does not necessarily apply to the immediate street situation of your property. Especially in this area there is a lot of “felt” security or insecurity.

Decrease in value or increase factor

These criteria have one thing in common: they cannot be converted into hard currency, or only with great difficulty. There is no exact value reduction or increase factor here. This also applies to the macro location of the apartment. In other words, the location of the apartment in a larger geographical region or a district in the case of larger cities. Even if apartments in southern Germany are generally considered more expensive than in the north, a chic apartment on Hamburg’s Alster is always worth more than in Göggingen near Augsburg, for example. An apartment – for example in Essen – is on average much more expensive in southern districts than in the north.

Checklist: Rate apartment for sale

Important when selling an apartment:

1. Take the time for the preparatory work
2. Present the apartment professionally
3. Use our service to achieve a good sales price.

Comparable values and square meter prices

In the apartment valuation we include the local square meter prices in the comparison. We determine comparable residential properties and their selling prices from nationwide and especially regional databases.

The square meter price which is usual in the industry and regionally obtained is apportioned to your free-hold apartment in the comparative value procedure. Thus you receive a realistic sales price estimate for your apartment. In addition to the comparative characteristics such as location and size of the apartment, individual furnishings and fittings are also included in the real estate value determination. Thus, conservatories or high energy efficiency can significantly increase the price. But also building damages, pending repairs or modernization measures are considered with the price determination.

Real estate prices in Germany

Here you will find a selection of the largest German cities with information on purchase prices, comparisons and development of economy and infrastructure at a glance.

Real estate prices:

• Berlin
• Düsseldorf
• Frankfurt
• Cologne
• Hamburg
• Hanover
• Munich
• Stuttgart

Criteria for the valuation

Other criteria for determining your real estate value include general information about the real estate object such as floor, room and equipment.

1. Year of construction of the object
2. Living floor
3. Number and size of rooms
4. Balcony, terrace, loggia and winter gardens
5. Community property
6. Rented apartments

Year of construction of the object

In the case of old buildings (built before 1945), renovation of old buildings increases the sales value. The price for apartments in well-preserved or renovated old buildings is often higher than the local average price. Newly built apartments are also generally valued higher. However, many apartments from the 1960s and 1970s often have to reckon with price discounts if a particularly poor building fabric is found.

• Purchase price reduction often for 60’s / 70’s buildings

Residential floor: first floor, penthouse & elevator

The higher the apartment is in the building, the higher its price. First floor apartments are less in demand and their price can be up to 30 percent below the average. If the higher-lying apartment is also accessible by elevator, the circle of potential buyers is also increased.

-30% for first floor apartments

From own experience real estate buyers are often “spontaneously in love” especially with penthouse and loft apartments. The purchase price here may definitely be slightly above the market value. With appropriate development of the attic with open space, additional, value-increasing factors are added.

Equally decisive, the higher the condominium, the sooner an elevator must be installed. Apartments without an elevator discourage many buyers nowadays, especially in the inner cities of metropolitan areas, which have many alternative real estate offers.

• Ground floor up to -30% of market value
• Loft / Penthouse increase the purchase price
• Important: elevator installation

Number and size of rooms

Rooms with at least ten square meters are counted. If it is less, the rooms are counted as half rooms. The kitchen and bathroom are not counted. In principle, apartments with many rooms are also valued at a higher price per square meter.

From experience, the number of bedrooms is what counts most. Especially for luxury properties, the number of bedrooms must be sufficient. Even singles attach importance here that sufficient capacities are available, whether they are needed after the purchase or not.

Number:

• Bedroom
• Living room
• Bath / baths
• Kitchen, walk-in kitchen
• Study office
• Walk-in closet
• Corridor / foyer

Balcony, terrace, loggia and winter gardens

Places to chill are sought after and so these additional features increase the possible selling price of the apartment. They enter with 25 per cent into the floor space calculation. In particularly favorable residential areas or with very complex organization they can be considered with up to 50 per cent as floor space.

Community property

Common property such as elevators, stairwells, roofs, doors, heating and utility lines can be very attractive special property. If the outdoor facilities are particularly well maintained or if meaningful common rooms are available, the market value of the apartment will also increase.

Rented apartments

If the future buyer cannot move directly into the new property, this often has an unfavorable effect on the purchase price. However, well-let properties are also sought after on the market. Investors take into account the expected yield of the property. Also in these cases we can help you decisively with an evaluation of your ETW.

Flat valuation online

Housing evaluation online? Many people use real estate portals for the evaluation of their apartment – but does that make sense? An algorithm can never assess the condition of your property as accurately as the human eye. Starting with the distribution of rooms with light exposure through south-north-north-east-west location, the possible further use for the buyer, the actual state of renovation, insights into the last modernization works, etc. If you generate your online evaluation online as PDF free of charge, you will receive a standard evaluation based on a few parameters.

This is not a sound evaluation! Because here never all conditions are asked in detail. This includes as described above, among others:

• Object data of the apartment
• Equipment of the interior
• Construction condition and facilities
• Modernization measures
• Individual object criteria of your apartment
• City district and local connection (school, supermarket, etc.)

If you carry out an online evaluation, you will also quickly notice that many portals also ask questions about the property, for example, when evaluating apartments: Does that make sense? No. That’s why such standardized queries usually don’t give you any relevant results that you can use to sell your apartment.

Sell? We will give you a clear assessment: Contact

Regional differences and real estate

As a real estate team with regional roots, we can only warmly recommend that you obtain your valuation from a trusted real estate agent. Here you will be asked really important questions, you will receive a free and well-founded assessment of your condominium based on truly market-relevant valuation criteria.

A simple online valuation, as it is offered on many real estate portals, can give you an insight, but not a sound analysis for the sale of your apartment.

Statistics Germany: Square meter prices

Here you can see the cities with the highest prices per square meter for condominiums in a comparison of 2010 and 2018* (in euros per square meter). More facts, figures and the development of real estate prices can be found at Real Estate Statistics.

1. Munich (Bavaria) with 8,342 euros per square meter; from 6,737 euros per square meter in 2014; increase of 1,695 euros per square meter in 4 years
2. Stuttgart (Baden-Württemberg) with 5,925 euros per square meter; from 4744 euros per square meter in 2014; increase 1,181 euros per square meter
3. Frankfurt am Main (Hesse) with 6,060 euros per square meter; from 4,373 euros per square meter in 2014; increase 1,687 euros per square meter
4. Freiburg im Breisgau (Bavaria) with 4,943 euros per square meter; from 4,740 euros per square meter in 2014; increase 203 euros per square meter
5. Ingolstadt (Bavaria) with 4,969 euros per square meter; from 4,287 euros per square meter in 2014; increase 682 euros per square meter

What are “hard” criteria for the valuation ?

Let us therefore adhere to the strict criteria in the strict sense of the word when determining the value of an apartment. And in doing so, those which you as a citizen can usually easily reach. For example, the household income of a city or district. Although there is no direct correlation between the level of household income and the value of a home, a high income means you can expect a high standard of living, high purchasing power and also a certain attractiveness of the location.

If the residential environment – in this case also seen from a regional perspective – shows a high number of different attractive employers, this hard criterion also has a positive effect on the value of the housing. Finally, one can assume that the demand for living space in this environment is quite high and thus also the value of the supply (apartment).

Among the hard criteria, which are independent of the location of the apartment, is the basic economic stability in the country. The course of economic development – also known as the business cycle – has a noticeable influence on the demand for residential property and thus also on the price.

Valuation method

A property is worth as much as others are willing to pay for it – that is the basic principle of the real estate market. Of course, the purchase price of a house or apartment depends on how much it cost to build and extend. But if no buyer can be found for a luxury villa or luxury apartment at a price that would be reasonable in view of the construction costs, the value is unfortunately still lower. However, this also applies vice versa!

A “spoiled” apartment in an otherwise passable house, but located in a sought-after environment, generates a high demand and thus a high price. With this so-called “comparative value method” you can even determine an approximate value of your apartment yourself. Comparable in the sense of the comparative value procedure would be a similar apartment in the immediate vicinity.

For this purpose, however, the value-giving “example” of the neighboring apartment should also be reasonably up-to-date. A value that was achieved ten years ago – let’s say – also reflects the market situation ten years ago.

Note: Each of the three methods will usually come to a different result!

Calculation example comparison value

Simply explained: For the calculation real estate comparative value we set exemplarily two real estates in the relationship. Based on the information on purchase price and total living space, we can then calculate the proportional purchase price for your property.

Details of the property to be valued:

• Area of the property to be valued: 200 square meters
• Purchase price of the property to be valued: ?

Details of the comparative property:

• Area of the comparative property: 100 square meters
• Purchase price for comparative property: 300.000 Euro

Income value, comparative value and material value

In the case of rented real estate, the “capitalized earnings value method” is usually the focus of the valuation. In addition to the land value of the property, the rental income and the so-called property interest rate of the property are also used for valuation.

For owner-occupied apartments, the “real value method” is also often used in addition to the comparative value method, especially in the case of luxury properties. In the foreground here is the material value of the building structures, which is derived, among other things, from the cubic meter price of the building and a building price index.

Both of the latter two methods are in any case suitable for a very precise valuation of your apartment, but in the end can only be applied by an expert. In the end, only an experienced real estate agent has an overview of the market situation with the comparative value procedure.

This is quite normal, because the underlying parameters of the valuation are different. Your real estate agent as real estate expert will then explain to you which value is the right one for you or your goals.

Costs of an apartment valuation

For the calculation, a rough evaluation is first made. The price for the final valuation is therefore, in most cases, based on the estimated value of the property to be valued.

If the value of the property is below a limit of 150,000 Euros, you can expect approximate costs of 1,500 Euros. For luxury properties or apartment buildings with a property value of more than 1 million, the estimated fee is 3,000 euros.

• Below 150,000 Euro value, approx. 1,500 Euro
• Over 1.000.000 Euro value, ,about 3.000 Euro

Source: Federal Association of Experts

Conclusion on the apartment evaluation – Checklist

The comparison of the value of an apartment in your neighborhood offers you a very good first indication for the valuation of your own apartment. In principle, the following factors increase in value:

• The location of your apartment in an attractive residential area
• The location within a conurbation or the proximity to major centers
• A quiet inner-city location, also very central in the city
• Good connections to public transport
• Short distances to supermarkets, doctors, pharmacies, authorities
• A neat living environment
• The good condition of community facilities in the house
• A high level of care for your home
• An elevator system
• Parking spaces or underground car park

A thing for experts: the valuation of your apartment

Documents for valuation

The exact determination of the housing value includes thus a quantity of basic conditions with. Even if you do not have a sale of your apartment in mind at the moment, you should compile some basic documents for an exact valuation. These documents will help the real estate agent to make an exact appraisal and create a solid basis of trust for possible future buyers.

The important documents include:

1. Extract from the land register
2. Declaration of division
3. Floor plan
4. Ground plan
5. Minutes of the owners’ meeting
6. Housing allowance statement for the last three years
7. Overview of the maintenance reserve
8. Proof of insurance
9. Energy Performance Certificate
10. Copy of the rental contract, if your apartment is rented

Even though the energy pass is always issued for the entire house in which the apartment is located, this pass allows direct conclusions to be drawn about the energy status of the apartment. Therefore, the certificate should not be missing in any valuation.

For insurance companies, only the policies that secure the actual building fabric are important. Thus fire and/or building insurances. Since the apartment is usually part of a multiple dwelling, a copy of the policy must usually be requested from the insurance company via the administrator. The insurance of your household contents is not part of the valuation!

Avoid errors in the valuation

To mention one of the most important mistakes in the (own) valuation right away: Most condominium owners have strong emotional ties to their property. Usually they do not notice this bond themselves, but unconsciously set the value of their apartment too high.

The second mistake often occurs when the sale of the apartment takes place under (time) pressure. As a result, the price is usually too low, because owners hope that this will lead to a quicker sale. Exactly for this reason, it is also sensible to let the owner determine the value of the apartment even without any concrete intention to sell. This way I can be sure that I have a solid value basis “in the drawer” when selling and also gain insight into the value development of my apartment over the years.

Even though we have mentioned the comparative value procedure as the most common method of determining the value above and referred to the price level of comparable apartments in the immediate vicinity, this is precisely where errors can occur if you use the value statements of neighbors, friends or acquaintances, or even advertisements in relevant real estate listings. Because who knows already whether the statements made represent the later reality with the sales happening.

What can a real estate agent do in the investigation?

Who is the right person for the valuation of your apartment? An estate agent or an appraiser? The answer to this basic question depends on the goal that you are pursuing with him.

You will always need an appraiser or expert if the valuation has to stand up in court – for example in the event of a divorce. An even higher level is to have the appraisal valued by a “state-approved real estate appraiser”. Then the appraisal is accepted by all authorities. No matter which of these two ways you choose: these appraisals cost money. An actual difference in quality or even the achievement of different values does not exist with either appraiser.

Also the value of the apartment determined by the real estate agent will not differ from the values of the appraisers, if both work seriously and according to the same guidelines. However, the “expert opinion” of the real estate agent will not stand up in court or other authorities. This has nothing to do with a lack of education or qualification of the real estate agent.

If you would like to appear confident and competent in front of potential buyers with a valuation report, the (usually also free of charge) opinion of an independent real estate expert or real estate agent is absolutely sufficient.

Because there is one thing that all experts should bear in mind: not everyone who calls himself an appraiser or expert is one. Pay attention with appraisers, for example, to certificates and training on the part of the Chamber of Industry and Commerce, and with estate agent appraisers to appropriate expert opinions in valuations and sales processes of apartments.

Conclusion: Apartment valuation

The value of a property, including your apartment, can be determined using various valuation methods. The results are as numerous as the possibilities, because you will always get a different result. This is quite normal and correct, as each valuation procedure is based on a different approach.

Online valuation only appearance: Simplest parameters

Why? Portals want to fill in your contact details, “free of charge” and off you go…

An online evaluation is mainly based on the location of the property and usually does not sufficiently capture the actual condition of a property. Therefore, an online valuation tends to yield only an overly optimistic property value.

The result should not be viewed too euphorically.

If you then commission a broker or other expert – including a state surveyor – to carry out a valuation, he will determine a lower market value for you.

The appraiser always determines the value on a valuation date and works with data from the recent past. While an online valuation is a free tool, you will incur costs with a certified appraiser. However, there will never be any unpleasant surprises, because the success fee is already fixed in advance.

Data from the recent past as well as forecasts for the coming months are incorporated into his evaluation. In addition, the real estate agent will discuss the value with you and recommend an advertisement price.

The valuation is the linchpin of a real estate marketing. Here you as the owner should leave nothing to chance or dare to experiment. After all, your financial future is at stake and it should be rosy.

You want to sell? Read more tips on taxes, procedure & Co. under selling an apartment.

Real estate prices: Mainz ahead of Wiesbaden

Question: You are mainly active in Mainz and the surrounding area as an investor and financial advisor in real estate. In your opinion, what is the development of the real estate market in the region around Mainz?

Meanwhile, rents per square metre and also purchase prices for the residential square metre in Mainz are higher than in Wiesbaden or Cologne, for example. I think that says it all. In terms of rents, the €10 mark was cracked as the average rent per square meter at the beginning of 2019. When it comes to buying a condominium, Mainz is currently averaging just under €3,600 per square meter, about €10 more than its neighboring city. Everyone knows that the situation between Mainz and Wiesbaden is about the same as between Cologne and Düsseldorf. A mostly loving competition.

From the perspective of real estate buyers, especially those who want to use their property as an investment, this is a great development. There are serious statistics that predict a six-figure profit after 25 years, especially for the purchase of a non-owner-occupied condominium. Of course, you have to ask yourself what that’s due to.

Wiesbaden in comparison

In Wiesbaden, I think it can be said without envy, the premium sector is still in the foreground when it comes to real estate. So more or less luxurious houses and apartments at the corresponding prices. As a rule, these are also lived in by the residents themselves. In Mainz, on the other hand, there are numerous new large-scale housing projects. Most of the time it is also about upscale living, but certainly only rarely about luxury. I would mention the new residential area at the harbour, or the “Heilig-Kreuz-Areal”. Especially on the waterfront, living is very attractive. There are many people who compare this new quarter directly with a location in Nice – no joke!

These apartments are being built mainly because word has got around for workers from the Frankfurt area that it is good and – compared to Frankfurt – cheap to live in Mainz. This increases the demand for living space and also the price. If I now begin to speculate a little as to why this is better for Mainz than for Wiesbaden, I will say: Mainz is larger, more modern, perhaps also a little more lively and dynamic than Wiesbaden. But as I said, this is real speculation. It is based on what my customers tell me when they give reasons for buying in Mainz in particular.

• Read more: Investment Wiesbaden

Everyone can count on it: online tools for the real estate market

Question: Which Internet sites and offers are there for real estate investors, which are also useful and usable from the point of view of an expert? What do you think about the online loan calculators?

I’ll start with the loan calculators: I can’t see anything being done wrong there. That’s why I won’t recommend any computer in particular. The calculators of Stiftung Warentest or a reputable online newspaper are certainly not suspicious with regard to hidden forwarding of the user’s data. Basically, such an online calculator can only be an initial source of information. For example, for my question, what I have to pay monthly for my real estate loan with regard to the interest and repayment rate. I can also go about it the other way round and ask: if I have a sum x available each month, what loan amount can I afford to buy a flat?

On the other hand, I don’t know of any loan calculator – not even that of a financial institution – that calculates the interest rate I have to pay for my loan in view of my equity and other collateral. That is always a matter of personal discussion with the bank. That’s why calling up and using various loan calculators on the internet doesn’t help. The best loan calculator with the most accurate information and the safest result for me is still the conversation with the financier himself. You should be quiet from different banks give an offer. There are sometimes really spraybare differences in the interest rate offered.

Among the otherwise best-known websites for real estate investors are the well-known real estate portals. Here, too, I can neither recommend nor discourage. Who is seriously interested in buying a property, should always register at the same time on several portals. Because not only private people as salesmen of real estates, also brokers often have preferential portals. That leads to the fact that I find on different Internet sides also different real estate offers. I recommend besides to announce itself on the homepages of respectable real estate agents. About newsletter one always learns very promptly what is happening in the desired real estate market.

Anyone thinking about real estate as an investment naturally wants to know what return their property will yield. In other words: how much money will I earn with my investment? For this purpose, there are of course many tools on the Internet. The yield calculators for real estate are usually linked to a real estate agency or financial institution. This is not a disadvantage, you should just know it. Because the vast majority of online calculators for property yields can not take into account every detail of the property. That is why it is always much better to get an overview via the online calculator in order to then seek a personal discussion on the basis of a real property.

Not all returns are the same! What you should pay attention to when buying real estate.

Question: How do you calculate the rental yield of a property?

There are different methods. But first of all: why should a real estate investor even think about a yield calculation? The answer is quite simple, because only by a yield calculation I can compare a real estate investment with another investment in its value. In addition, different properties also have different yields. Just because I like an apartment or a house, it is not necessarily a good investment. With a yield calculation, properties in different locations and regions can be compared with each other. An example: if you absolutely want to buy a property in Mainz for investment purposes, you may quickly notice that it may be better to move to the surrounding area. For the same money you often get “more” property and a higher return.

But now to the different calculation methods. Let’s start with a basic decision as to which yield is meant at all when a real estate agent claims that the property has a yield of xy%. For example, in the case of the gross yield, only the purchase costs and incidental acquisition costs of the property are calculated against the rental income. In the case of the net yield, the running costs for maintenance, administration and taxes are also included in the consideration.

Yield calculator: An example

Return on equity – also a frequently used term: here the interest that I may have to pay for a real estate loan is included in the current expense of the net return and put into relation with the amount of equity used for the real estate purchase. If interest rates are low – as they have been for years – the interest item in the calculation is very small, and the return on equity is then naturally correspondingly high. By the way, repayment amounts or increases in the value of the property are not taken into account here. This is especially important with regard to the repayment, because by repaying the loan I increase step by step – like in a piggy bank – my equity. With regard to the income from the apartment, if the rent does not increase, my income and my return on equity would decrease. Conversely, the increase in value of the property also means an increase in equity. This would show up as an increase in yield if I can sell the property at a profit or – for example when buying another property – give myself an interest rate advantage when financing by mortgaging the first and now more valuable property.

I admit that these are already very detailed calculations. For the beginning, the pure property yield is sufficient. Here it is pretended that the property is paid completely from equity. All incomes and expenditures to the object are seized and with the purchase price in the relationship gestzt. So I can easily calculate the pure return of the object.

Finally, a very important aspect must be taken into account when calculating the return: namely the investment period! Real estate returns should also be calculated over a period of at least 10 years. Here, the development of rental income, but also an increase in value are included in the calculation. Maintenance costs over the years must also be included. Here, at the latest, you need either very good market knowledge of your own or the advice and knowledge of a good expert.

As a rule of thumb, I’ll conclude with this calculation: If you paid about 25 times the net annual cold rent for the property when you bought it, you can multiply the corresponding rental income by 25 again after an imaginary period of 10 years and an average rent increase of about 1% to calculate the value of your property in ten years. If I also include about 20% of the rental income for maintenance etc., I can again apply my yield calculation from above for the scenario ten years later.

Not everything shines here: gold as an investment

Question: Gold has long been a popular investment. Please explain to our readers three reasons for and against gold as an investment.

I can do that – I think – very briefly: If you are afraid of a total currency crash, you should buy gold for your money. Because gold will always have a certain value due to its limited occurrence.

But that is all that speaks for gold as an investment from my point of view. In the long term, gold is exposed to much higher fluctuations in value on the capital market than many shares or equity funds. The second reason against gold as an investment is that gold is traded in dollars. So with gold I not only have to assess the performance as such, the exchange rate between the dollar and the euro is also important. For example, if gold has appreciated in value, a weak exchange rate can have a much smaller impact. Thirdly, I need to store gold either in a bank deposit, or very securely at home. Both of these incur costs. After all, only about 16% of the population say gold is a good investment to build wealth. A property to rent out is trusted by 27% to be good for wealth planning. I can only agree with that.

My conclusion: If you want to avoid short-term capital market weaknesses, you are welcome to invest in gold for a limited period of time. In the longer and long term, there are much more valuable forms of investment. By the way, this is also what consumer protectionists say.

You can find more statistics at Statista

Question: In your experience, which three investments are the best?

There is certainly no such thing as “the” best investments. Because the investment must always fit the individual and his goals. One investor is looking for maximum security, while another has no problem with risk and loss. Then there are people who literally want to see what they have invested their money in, which again other investors do not care at all.

At least for all people who want to see where their money has gone, real estate is the best form of investment. If you do it right with real estate, you also have a stable and decent performance. And finally, I can also live in my investment myself later on.

On the other hand, if you are not afraid of the big risk, you can invest your money in commodities or rare earths, for example. At some major banks and also on the consultancy market, there are people who know their stuff quite well. As I said, it’s not for the faint-hearted and, by the way, it’s also an investment that should run for a little longer.

For pure security fanatics who would rather do without spectacular profits, there are funds whose profit is capped, but which are also protected against loss. But there we are actually quite close to good real estate again.

Mainz offers big city life with small town charm

Question: In your experience or that of your clients, what is the quality of life like in Mainz? Which sights and events make the city attractive for tenants and investors?

Mainz is a big city with the charm of a lovely small town – at least that’s what everyone who loves living in this city says. By the way, I also think that you don’t notice the city’s 220,000 inhabitants. This is certainly also due to the fact that the individual districts of today, such as Mombach, Gonsenheim, Hechtsheim, etc., have retained their own character. After all, they were all once independent communities. But even in the inner city, you’re not beaten to death by high-rise buildings, wide street aisles or anything like that. There is a cosy old part of town with a lot of half-timbered houses and other old, well-proportioned buildings around the cathedral. The cathedral itself is of course not a museum, but a lively inner city church.

That the location of the city is something special, knew already the Romans. Until today, the Roman theatre has remained as a witness of this time. Somehow, everything in Mainz has remained quite moderate. Although Mainz has been playing in the first Bundesliga for years, the new stadium at the gates of the city near the university is not a giant arena. Mainz is a university town. And that includes – in addition to a thriving and loving pub scene – a correspondingly large cultural offering. The municipal theatre is a well-functioning three-part house that is known beyond the city limits.

Sure: and then there is the carnival, pardon: Fastnacht – as the Mainzers say. Without “Weck,Woi, Wurscht” – i.e. bread rolls, wine and sausage – one survives neither the “Fassenacht” nor city life in Mainz at all. Whether this culinary triad already existed at the time of Johannes Gutenberg – who lived and worked in Mainz – I don’t know.

Demand exceeds supply: Real estate in Mainz

Question: Which real estate is currently the most popular investment in Mainz?

Actually, all types of real estate that the market offers. From single-family homes on the outskirts of the city to old or new condominiums and apartment buildings, and even office properties in the city centre or one of the many business parks – Mainz offers something for every anal desire. As everywhere, it’s a question of price and that depends not only on location, condition and age but also on the overall offer. No matter what it is: I advise every prospective buyer to have clarified all questions about financing etc.. Because there are currently many more interested parties than offers. You have to act fast.

Bingen is a real alternative

Question: Let’s assume a reader is a real estate investor in the Rhine-Main region and is looking for new worthwhile properties. What is your insider tip for profitable properties in Mainz and the surrounding area?

Quite clearly: Bingen on the Rhine or the one or the other municipality bordering there. This has something to do with the fact that on the one hand the real estate prices here are significantly cheaper than in Mainz or the neighboring cities such as Ingelheim, Nierstein or so. Rents in the Bingen area are also lower than in the immediate metropolitan area, but again not that much lower relative to the purchase price. Thus the yield, about which we spoke above, is often clearly better with real estates more in the country. So it is well worth looking a little further afield.

• Capital investment Bingen

How a Diskret broker works

Question: You yourself describe the Lukinski brokerage office as a discreet broker. What does that mean exactly?

This means that we offer the properties offered to us without the classic – let me call it – “market writing”. For the seller this means: he can be sure that no one in the immediate vicinity will notice his intention to sell. The usual advertising signs in the windows or in the front garden are not necessary. Our vehicles are kept inconspicuous and are completely neutral in colour.

The exposés are only sent to customers who we have contacted beforehand and included in our database. Of course we also use real estate marketing portals, but our appearance or the appearance of the property is designed so that hardly anyone can draw conclusions about the location of the property. So if you want to offer your property on the market with maximum discretion, for example because you want to avoid annoying discussions with neighbours or friends, a discreet estate agent like Lukinski is the right choice for you.

For the buyer, this also means maximum discretion. This is particularly important if you value serious negotiations without the often usual “price gouging” by a rush of interested parties. The buyer can be sure that his person remains behind the scenes. Only after moving into the new home will his identity become public with the new neighbours.

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