Property valuation: what determines value.

That depends on location, condition, size, layout, features and current demand. A sound assessment is based on actual sales of comparable properties. We value your property on site, free of charge and without obligation.

Our assessment in connection with a possible sale or letting is free of charge and without obligation. For appraisals that will stand up in court, for example in a divorce or for the tax office, we recommend a publicly appointed or certified surveyor.

Online calculators give a rough orientation based on averages. They know neither your layout nor the condition, the view or the micro-location. The difference from the price actually achievable can therefore be considerable.

An agent's valuation shows what price is realistically achievable on the market and serves as the basis for the sale. A market value appraisal under the Property Valuation Ordinance (Immobilienwertermittlungsverordnung) is a formal report that must hold up, for example, in court, in an inheritance or with the tax office.

The standard land value is an average value for undeveloped land in a zone, determined by the expert valuation committee. In Saxony, the values can be viewed online on the BORIS Sachsen portal. It is one element of the valuation but does not replace it.

A sought-after location, good energy performance, a well-designed layout, a balcony or garden, parking, a lift and a well-run owners' association. Complete documents also build trust and have an effect on the price.

Besides location and condition, what matters most here is the rent relative to the purchase price. A rent well below market level usually lowers the price, because increases are limited by law. We therefore examine existing tenancy agreements carefully.

Usually according to the Living Space Ordinance (Wohnflächenverordnung). Balconies and terraces normally count for a quarter, at most half, areas under sloping ceilings below one metre in height not at all, and between one and two metres for half. Cellars and storage rooms outside the flat are not included.

The comparison method for flats and typical houses, the income method for let properties and the cost method for properties with hardly any comparable sales. In practice, we combine the methods with our knowledge of the market.

A renovation backlog, poor energy efficiency, noise, encumbrances in the land register such as rights of way, unresolved building permits or disputes within the owners' association. Much of this can be resolved before the sale or openly priced in.