Market value: Sales price 2026 for house & apartment

Let’s start with the 2 most important questions:

What does market value mean?

The market value is the price that can be realized in the ordinary course of business within the specified time frame in accordance with the legal circumstances and actual characteristics, the other properties and the location of the property or the other object of the valuation.

In 2004, the term “market value”, which is used throughout the EU, was added to the definition of market value in Section 194 of the German BuildingCode (BauGB). The market value is therefore an estimate of the price that can be achieved on the market. The market value is generally used for the sale and purchase of land and buildings. It may also be necessary to determine the market value in the event of foreclosures, tax assessments by the tax office, divorces and inheritances .

Where can I find the market value?

You won’t find the market value in a list, it has to be calculated using the typical valuation methods – more on this in a moment.

Determining the market value: How do you calculate the market value?

The market value assessment refers to the macro-location (city/region) and micro-location (immediate surroundings of the property) of the property, its section, size and any existing land charges that may reduce the value. In accordance with the BauGB, the market value is not a permanently fixed value, but refers to the reference date stated in the appraisal. It is possible that the market value may change significantly over a certain period of time.

The market value quantifies the value at the time of valuation. The market value appraisal takes the following points into account:

• Material value of the property, if developed
• Nature and location of the property (size, type of development)
• Legal circumstances (e.g. land register, monument protection)
• Other objects of the valuation

But:

In reality, however, market demand has a decisive influence on the value of your property.

The demand for real estate and the features sought vary greatly from region to region. Just think of A-locations such as Munich and Berlin, where the location plays a major role in the market value.

Documents for determining the market value

The following documents are generally evaluated for the valuation of real estate sales:

• Land register extract
• Building plans, floor plans, sections
• Building description
• Site plan and parcel map
• Calculation of living space
• Energy certificate

For condominiums, the following are also required:

• Minutes of the last three owners’ meetings
• Business plan
• Declaration of division (land register)
• Housing benefit statement

For income-producing properties, these must also be submitted:

• Operating costs
• Rental listings
• Rental agreements

Rights and encumbrances must also be viewed:

• Notarial deeds
• Special registrations (rights of way, residential rights, etc.)

Weighting of criteria for market value

Particular weight is given to the location and the expected future risks of the property. The risks are mostly modernization risks, such as the costs to be expected due to a renovation backlog. The most expensive maintenance measures, which generally include the roof, cellar, windows and heating, are also assessed. The type of house is also assessed. A building built before 1945 is an old building, after 1945 it is classified as a new building. The exterior design, floor plan, garden, façade, room layout and lighting conditions are also taken into account.

Factors such as location, balcony and attractiveness for the target group play an important role in the rentability of the property. Other factors included in the valuation are, for example, an elevator and the property’s fixtures and fittings:

• Plot area (proportionate living space or total area)
• Living space according to the Living Space Ordinance (WoFIV)
• Garage, underground garage, parking spaces (existing renovation risks)
• Basement additionally usable or e.g. renovation backlog in the basement
• Demographics for the property location
• Property type (commercial, residential, care, listed, other special forms, mixed property)

Valuation: 3 valuation methods

All important information on the valuation of real estate sales and the other valuation procedures clearly summarized for you:

Income capitalization approach: Breakdown into market value & building income value

The income capitalization approach divides the property into the market value of the land and the income value of the building. This includes rental income, maintenance costs and the costs of managing the land and building. The rental income less management costs and the land value including interest are therefore compared.

Material value method: Value for the new construction of a property

In the asset value method, the market value of the land is first determined using the standard land value, after which the building asset value is added. The real value of the building is calculated from the building production costs less any age-related reductions.

The tangible land value (market value of the land) and the tangible building value are added together and multiplied by a tangible value factor. The calculation of the asset value factor depends on the type of building, the provisional asset value and the standard land value. The total tangible asset value calculated in this way indicates the financial resources that would be required to rebuild the property.

Comparative value method: Comparison with similar properties

The comparative value method compares your property with similar properties. It is used in particular when selling condominiums and residential buildings. The comparative value can also be determined for undeveloped land.

Only properties in similar locations and with a comparable layout are taken into account in the comparison. The properties included in the valuation should be in the immediate vicinity of the residential property. The comparative value method is considered to be particularly realistic. It is often used to determine the value of properties, as the locations are relatively comparable regionally.

Valuate property 2026

House valuation, apartment valuation, what do you have to pay attention to for a good sales price? You can find my tips here:

• Valuate property 2026

Der Beitrag Determine market value: Determine market value & calculate sales price erschien zuerst auf ℄ Real Estates.

6 providers in comparison! Test winner + ranking

Here is the overview with test winner! After the list, you will find once again all the detailed calculations for the usage fee and the increase in value.

German part purchase – Best price / performance

Rank 1 by conditions in the 1st step of the partial sale and in the 2nd step of the total sale is currently Deutsche Teilkauf (as of 01/22).

• Usage fee p.a. = 2.89 % = 241 Euro
• Increase in value (total sales) = + 41.53
• Let evaluate on German part purchase

House anchor – Best conditions

Is part of Deutsche partial purchase, almost the same, only +1 euro in the monthly cost of use.

• Usage fee p.a. = 2.90 % = 242 Euro
• Increase in value (total sales) = + 41.53
• Get rated on house anchor

Value factor

At 29.13%, the increase in value over 15 years is -12.4% compared to #1 and #2. Likewise +1 euro per month, compared to the test winner.

• Usage fee p.a. = 2.90 % = 242 Euro
• Increase in value (total sales) = + 29.13
• Let evaluate on value factor

Partial sale One

Teilverkauf One offers fair conditions for sellers with Deutsche Teilkauf and Hausanker.

• Usage fee p.a. = 2.89 % = 241 Euro
• Increase in value (total sale) = + 28.50
• Get rated on partial sale One

House provision

Also with Hausvorsorge you pay monthly + 1 Euro compared to the test winner. In terms of total sales, Hausvorsorge is currently – 15.19% in relation to rank 1 and rank 2.

• Usage fee p.a. = 2.90 % = 242 Euro
• Increase in value (total sales) = + 26.34

Engels & Völkers

• Usage fee p.a. = 2.75 % = 229 Euro
• Increase in value (total sale) = + 25.33

German part purchase – test winner

The conditions at a glance (source: Rechner deutsche-teilkauf.de).

• Valuation on: German part purchase

User fee: 241 € / month / 2.89 % p.a.

• Share: 20%
• User fee: 241 Euro

Usage fee after partial sale in %:

• User fee / year = 2,892 euros
• % p.a. = 2.89

Total sales: + 41.53 % increase in value

Total sale at Deutsche Partial purchase after 15 years, incl. appreciation and fees.

• Value in 15 years: 699,128 euros
• Residual share: 566,103 euros
• Fee: No implementation fee
• Second disbursement: 566,103 euros

Value appreciation and fees in %:

• Increase in value: 41.53
• Fees: 0 %‬
• Second payout: 41.53

The total revenue is thus (in 15 years) 566,103 euros.

House anchor

Hausanker belongs to Deutsche Teilkauf. The conditions are almost the same. Only in the usage fee you pay monthly + 1 Euro. The conditions at a glance (source: hausanker.de calculator).

• Rating on house anchor

User fee: 242 € / month / 2.90 % pa.

• Share: 20%
• User fee: 242 euros

Usage fee after partial sale in %:

• User fee / year = 2,904 Euro
• % p.a. = 2.90

Total sales: + 41.53 % increase in value

Total sale at Deutsche Partial purchase after 15 years, incl. appreciation and fees.

• Value in 15 years: 699,128 euros
• Residual share: 566,103 euros
• Fee: No implementation fee
• Second disbursement: 566,103 euros

Value appreciation and fees in %:

• Increase in value: 41.53
• Fees: 0 %‬
• Second payout: 41.53

The total revenue is thus (in 15 years) 566,103 euros.

Value factor

With Wertfaktor you can sell a property worth 500,000 euros only from 20%, maximum 50%. The conditions at a glance (source: calculator Wertfaktor.de).

• Valuation on value factor.

User fee: 242 € / month / 2.90 % pa.

• Share: 20%
• User fee: 242 euros

Usage fee after partial sale in %:

• User fee / year = 2,904 Euro
• % p.a. = 2.90

Total sales: + 29.13 % increase in value

Total sale at value factor after 15 years, including appreciation and fees.

• Value in 15 years: 673,000 euros
• Residual share: 538,400 euros
• Fee: – 21.872 Euro
• Second disbursement: 516,528 euros

Value appreciation and fees in %:

• Value appreciation: 34.60
• Fees: 4.06 %‬
• Second payout: 29.13
• Attention: Total sale under inflation

The total revenue is thus (in 15 years) 538,368 euros.

House provision

The conditions at a glance (source: Rechner hausvorsorge.com):

User fee: 242 € / month / 2.90 % pa.

• Share: 20%
• User fee: 242 euros

Usage fee after partial sale in %:

• User fee / year = 2,904 Euro
• % p.a. = 2.90

Total sales: + 26.34 % increase in value

Total sale at home provision after 15 years, including appreciation and fees.

• Value in 15 years: 672,934 euros
• Residual share: 538,347 euros
• Fee: – 32.974 Euro
• Second disbursement: 505,373 euros

Value appreciation and fees in %:

• Increase in value: 34.59
• Fees: 6.12 %‬
• Second payout: 26.34
• Attention: Total sale under inflation

The total revenue is thus (in 15 years) 561,813 euros.

Engels & Völkers

Place 5 in the raking of the partial buyers is Engels & Völkers with the following conditions in the overview (source: computer ev-liquidhome.com):

User fee: 229 € / month / 2.75 % pa.

• Share: 20%
• User fee: 229 Euro

Usage fee after partial sale in %:

• User fee / year = 2,748 euros
• % p.a. = 2.75

Total sales: + 25.33 % increase in value

Total sale at Engels & Völkers Liquidhome after 15 years, including appreciation and fees.

• Value in 15 years: 672,934 euros
• Residual share: 538,347 euros
• Fee: – 37,011 Euro
• Second disbursement: 501,336 euros

Value appreciation and fees in %:

• Increase in value: 34.59
• Fees: 6.86 %‬
• Second payout: 25.33
• Attention: Total sale under inflation

The total revenue is thus (in 15 years) 560,086 euros.

Partial purchase makes sense? Partial sale + credit comparison

Partial purchase – Can you sell part of your house? Yes. Sell part of your own property, continue to live in it, it sounds tempting, especially if there is immediate money. The terraced house, single-family house or even the condominium in the apartment building. Surely you have already seen the advertisements of the many part purchase offerers. This purchase offer adresses itself in particular to older real estate owners, who need money, for example for a more pleasant Lebensabend. But, is a partial purchase really sensible? A look at usage costs and a small comparison, what is “cheaper”: Partial purchase or real estate loan?

First, a quick, short definition.

What is meant by partial purchase?

With partial purchase you sell a part of your property to a financial company. In return, you get the purchase price (independent of banks / loans), depending on how much share of your property you want to sell. The financial company then becomes the part owner. This makes you a community of owners consisting of two parties.

Of course, no second person moves into your property; you remain the sole user. However, as the former sole owner, you now pay a fee for the use of the part of the property that no longer belongs to you in full after the partial purchase – comparable to rent. This payment is referred to as “compensation for use” or “usage fee”.

Advantage! Sold fast, paid fast

So “advantage” could be described as:

• Financing method independent of banks

Disadvantage? Use in cost comparison

As described in the introduction, the “Partial Purchase” offer is aimed in particular at older property owners.

“Banks give no / few loans to older people”.

Such a common prejudice. That is why advertising with the “partial purchase of your property” currently works so well. However, the subsequent costs are often not taken into account. For example, if you sell 25% of the property and then pay 300 euros a month usage costs, you should definitely compare the amount with a regular real estate loan, more precisely mortgage loan.

Usage fee for partial purchase – disadvantage

Now for the “follow-up costs.”

What is monthly user fee? Many currently advertise it as “easy,” “convenient,” “no bank.” True. But the price is high. First of all, the ongoing costs incurred in the partial purchase to financial companies. The financial company becomes a co-owner. The sold part of the property, will be returned to you.

So you do not give “half” of the garden or part of your rooms: you continue to use your property alone.

For this you pay the “compensation for use”.

Amount of compensation for use

The compensation that the financial company requires for the use of the property is usually:

between 3-5% of the amount paid out

The sum refers to 1 year in each case.

Real estate loan comparison: 2-4% cheaper

How much do you currently pay for a “classic” real estate loan? Due to the low interest rate phase, you currently only pay:

approximately 1% of the disbursed amount

Total purchase price mostly below inflation – disadvantage

If you think carefully about the online calculation of step 2) the total purchase, you will notice that you do not specify any regions(real estate location) of the property. Accordingly, the increase in value is a very rough value. But let’s take this as a basis.

Inflation factor – If you now add inflation as a second factor, which according to the European Central Bank should be at 2% per year, but is currently even at 5% (as of 01/22), then you will see:

The increase in value of only 25%, 30% in 15 years, does not even equal inflation.

Partial sale property

Read more about partial sale here – A look at costs of use, advantages, disadvantages, the total sale, the calculated increase in value under inflation and a comparison, what is “cheaper”: partial purchase or the alternative real estate loan, more specifically the mortgage loan? In addition taxes, sale from community of heirs, divorce and much more. My recommendations for sellers!

• Partial sale property

Der Beitrag Partial sale providers in comparison! House, apartment, land + partial purchase test winner erschien zuerst auf ℄ Real Estates.

The most expensive road on Lake Constance

Before we take a closer look at the individual streets in Constance, we will now give you an overview of the most expensive streets in Constance. The purchase price per square metre is around 10,000 euros.

• Alpsteinweg

Alpsteinweg

The Alpsteinweg is considered the most expensive road in Constance. And not without reason. Its ideal location on the shores of Lake Constance, the large plots of land, and the quiet location drive up the prices per square metre.

The price per square meter here is 10.000€ /sqm

Maximum price up to 10.000€/ sqm

Map and location of the Alpenstein trail:

Most expensive streets in Germany: real estate, districts & prices per square metre

Berlin, Munich, Sylt & Co: Germany’s metropolises are home to some of the most luxurious properties. Inselstraße in Berlin, Königinstraße in Munich and Südliche Seestraße on Lake Starnberg – only those who can afford it live here! Would you like to buy a property here? Find out everything about Germany’s most exclusive streets, what makes them so special and above all: how much a square metre costs here.

• Most expensive streets in Germany: properties, districts and prices per square metre – List

Der Beitrag Constance: The most expensive roads – Alpsteinweg at Lake Constance erschien zuerst auf ℄ Real Estates.

Living with lake view in Bavaria

Those who sometimes need a break from the colourful hustle and bustle of the big city will find it at Lake Tegernsee. The lake is located south of Munich and is easy to reach by car. Thus, the communities around the Tegernsee inspire with their idyllic landscape, the high level of discretion and the breathtaking nature. While the breathtaking view over Lake Tegernsee and the adjacent valleys is the charm of Leerberg, the communities of Gmund, Wiessee and Rottach convince with their proximity to the lakeshore. Prices per square metre at Lake Tegernsee are among the highest in the whole of Bavaria. Top prices can therefore regularly be achieved here.

List: The most expensive places & streets

Before we take a closer look at the individual streets in Tegernsee, you will now get an overview of the most expensive streets and locations around the lake. The purchase price per square metre is between €12,500 and €15,000.

• Bad-Wiessee
• Gmund
• Rottach-Egern

Rottach-Egern

One of the most popular residential areas is Rottach – a community south of Lake Tegernsee. Compared to Leerbach, the villas, multi-family and single-family homes here don’t have the greatest lake views, but they do inspire with their proximity to the village centre and the lakeshore. Especially individuals who do not like to live on top of the mountain like to settle in Rottach. Property prices here are around 15,000 euros per square metre.

The price per square metre here is € /sqm

Maximum price up to €/ sqm

Map and location of Rottach-Egern:

See for yourself and explore Rottach-Egern in a virtual way.

Streetview Rottach-Egern:

Bad-Wiessee

Bad Wiessee is a community in the Upper Bavarian district of Miesbach and is located on the western shore of Lake Tegernsee. In addition to a breathtaking view of Lake Tegernsee, the community impresses with its typical Bavarian charm. If you want to buy a common type of house or a certain type of apartment here, you will have to dig deep into your pocket. Large plots of land, beautiful views and lots of green space make the streets of the community some of the most expensive in Germany.

The price per square meter here is 15.000€ /sqm

Maximum price up to 15.000€/ sqm

Map and location of the municipality Bad-Wiessee :

See for yourself and explore Bad-Wiessee in a virtual way.

Streetview Bad-Wiessee:

Gmund

The community of Gmund is located on the northern shore of Lake Tegernsee in Upper Bavaria, only 46 km away from the state capital Munich. The direct access to Lake Tegernsee, the beautiful nature and the typical Bavarian architecture make Gmund an expensive and popular place to live. Properties directly on the shore or around the centre cost up to 12,500 euros per square metre.

The price per square meter here is 12.500€ /sqm

Maximum price up to 12.500€/ sqm

Map and location of the Bavarian municipality of Gmund:

See for yourself and explore Gmund in a virtual way.

Streetview Gmund:

Most expensive residential streets in Germany: By city

Sources: Image / Engel und Völkers / Lukinski

Most expensive streets in Germany: real estate, districts & prices per square metre

Berlin, Munich, Sylt & Co: Germany’s metropolises are home to some of the most luxurious properties. Inselstraße in Berlin, Königinstraße in Munich and Südliche Seestraße on Lake Starnberg – only those who can afford it live here! Would you like to buy a property here? Find out everything about Germany’s most exclusive streets, what makes them so special and above all: how much a square metre costs here.

• Most expensive streets in Germany: properties, districts and prices per square metre – List

Der Beitrag Tegernsee: The most expensive streets – Bad Wiessee, Gmund, Rottach-Egern erschien zuerst auf ℄ Real Estates.

Living on the beach: Weststrand, Knyphausenstraße, Kaiserstraße

Norderney is one of the East Frisian islands in the North Sea. Only seven of the 12 islands are inhabited. With its almost 7,000 inhabitants, Norderney is the most densely populated island of all and delights with its unspoilt nature, picturesque beaches and multitude of sights and monuments.

List: The most expensive places & streets

Before we take a closer look at the individual streets on Norderney, you will now get an overview of the most expensive streets on the island. The purchase price per square metre is between €10,000 and €12,000.

• On the west beach
• Kaiserstrasse
• Knyphausenstraße

On the west beach

The street Am Weststrand in Norderney convinces with its proximity to the beach. Several bars, restaurants, playgrounds and green spaces are also located here. Whether it’s an exclusive holiday apartment with a view of the sea or a permanent residence away from the mainland – everyone feels at home here. So if you want to buy a plot of land on Am Weststrand, you have to reckon with 11,200 euros per square metre.

The price per square meter here is 11.200€ /sqm

Maximum price up to 11.200€/ sqm

Here you will find top adresses like:

• North Sea
• Beach promenade with bars

Map and location of the street Am Weststrand

See for yourself and explore the street Am Weststrand in a virtual way.

Streetview On West Beach:

Kaiserstraße: Living on the beach

Who wouldn’t want to live right on the beach? On Kaiserstrasse, this is possible with the right budget. for around 10,000 euros per square metre, you can buy an apartment, flat or house. The unbeatable location on the island is complemented by numerous restaurants and leisure facilities.

The price per square meter here is 10.100€ /sqm

Maximum price up to 10.100€/ sqm

Here you will find top adresses like:

• Direct location at the North Sea
• Beach promenade with bars
• Golf Club
• Hotels
• Numerous restaurants

Map and location of Kaiserstraße:

See for yourself and explore the Kaiserstraße in a virtual way.

Streetview Kaiserstrasse:

Knyphausenstraße: Central living

Norderney can not only beach! If you prefer to live centrally in the city and don’t miss the view of the sea, you will find Knyphausenstraße among the top 3 most expensive streets in Norderney. In addition to numerous holiday apartments, you can also find a property for sale here from time to time. But watch out: The real estate market of the island, is similar to Sylt overrun and very popular.

The price per square meter here is 10.000€ /sqm

Maximum price up to 10.000€/ sqm

Here you will find top adresses like:

• Restaurants
• Many holiday homes
• Small shopping mile

Map and location of Knyphausenstraße:

See for yourself and explore the Knyphausenstraße in a virtual way.

Streetview Knyphausen Street:

Overview: Most expensive residential streets in Norderney

Sources: Image / Engel und Völkers / Lukinski

Most expensive streets in Germany: real estate, districts & prices per square metre

Berlin, Munich, Sylt & Co: Germany’s metropolises are home to some of the most luxurious properties. Inselstraße in Berlin, Königinstraße in Munich and Südliche Seestraße on Lake Starnberg – only those who can afford it live here! Would you like to buy a property here? Find out everything about Germany’s most exclusive streets, what makes them so special and above all: how much a square metre costs here.

• Most expensive streets in Germany: properties, districts and prices per square metre – List

Tips & Tricks Real Estate Norderney: To live or to buy

Finding a suitable property is not always easy. Especially if you are looking on the thriving and most popular real estate markets in Germany. Besides the right budget, there are other factors that need to be considered. On Norderney or Sylt, for example, there are many villas and large properties, while in the big cities of Germany the housing market is booming.

Buying a Villa: Exclusive property – house, investment, checklist, procedure

You will not find exposés of first-class properties on real estate portals. Villas are bought and sold discreetly. The purchase of real estate has a fixed procedure: Property search, viewing, negotiations, purchase contract, notary, taxes & Co. The purchase of villas is of course a bit more demanding. If only because you certainly don’t want to waste time on 8, 9 or even 10 viewings, like normal house buyers. Are you looking to buy your first villa? Here’s a little insight into the world of luxury real estate.

• Buying a Villa: Exclusive property – house, investment, checklist, procedure

Holiday home & holiday apartment: Buy instead of rent!

The dream of a holiday home exists for many city dwellers. Whether a house by the sea on Sylt or Norderney, in the warm south or simply a retreat in the country. However, there is a lot to consider when making such a big decision and you should plan well before you decide to take that big step. In this post, you’ll find out all about taxes, costs, second homes and property abroad. However, if you’re more interested in the pros and cons and features of such a property, feel free to check out our post on buying a holiday home.

• Holiday home & holiday apartment: Buy instead of rent! Financing, taxes and renting

Der Beitrag Norderney: The most expensive streets – Living on Weststrand, Kaiserstraße & Co. erschien zuerst auf ℄ Real Estates.