The standard land value in Munich – a concise overview

What does the standard land value in Munich mean?
Differences between a standard land value, land value, and market value in Munich
How exactly is the standard land value determined in Munich and throughout Germany?
Why is the standard land value in Munich not sufficient on its own?
Use and application of standard land values in Munich
Where can you find the standard land value for a property?
How high are property prices in Munich by district?
Do you have questions about the standard land value in Munich? Isar Estate is here to help.
FAQs about the standard land value in Munich

If you are planning to sell or buy a plot of land, the standard land value in Munich often plays an important role. It serves as a basis for calculating the value of land and real estate and varies greatly from district to district and from location to location. In this article, we provide you with the most important information about the standard land value map in Munich and explain various aspects of corresponding land prices.

What does the standard land value in Munich mean?

The standard land value refers to the average price per square meter for undeveloped land in a specific area, known as the standard land value zone. These zones are not determined arbitrarily, but must largely correspond in terms of type and extent of use in accordance with legal requirements. The basis for this is § 196 of the German Building Code (BauGB). All plots of land in a defined standard value zone in Munich have the same standard land value per square meter, which in turn is used to determine certain property values in Munich.

In this context, it is important to note that the standard land value refers only to the land itself. Buildings and other structures located on the land are not taken into account.

Who determines the standard land value?

Specifically, the standard land values in Munich are defined by expert committees composed of appraisers and real estate experts. They determine these values by analyzing the purchase prices of properties in a region or district and calculating an average standard value from this. The size and extent of standard land value zones are not defined by law. They can consist of a single street or neighborhood, but can also encompass entire towns.

Differences between a standard land value, land value, and market value in Munich

Within the real estate industry, terms are often used that can quickly lead to confusion because they sound similar but have different meanings. Perhaps you have already heard words such as standard land value, land value, and market value in Munich and were unable to really distinguish between them.

Land value = average price per square meter of undeveloped land within a specified zone. It also serves as a guideline for land valuations in Munich, but does not take individual characteristics into account.

Land value = specific value of an individual plot of land. It is based on the standard land value, but is adjusted to reflect individual factors such as location, size, development, building rights, and potential uses, thereby reflecting a more realistic property value. The following formula is used to determine the preliminary land value:

Standard land value (USD/m²) x land area (m²) = preliminary land value (USD)

So if a plot of land in the sought-after Munich district of Nymphenburg has a standard land value of €6,600 per square meter and a size of 500 square meters, this roughly results in a land value of €3,300,000. However, many other factors influence the determination of the value, which real estate experts calculate precisely.

Market value = the price that can actually be achieved when selling a property. In addition to the land value, it also includes the value of buildings, their condition, fixtures and fittings, the market situation, and current demand.

How exactly is the standard land value determined in Munich and throughout Germany?

Whether in Munich or another German city, determining the standard land value is a rather complex process that requires various factors to be taken into account. However, the relevant expert committees use standardized methods and procedures for this purpose.

The expert committees examine the relevant purchase agreements and use them to calculate an average price, which is set as the standard land value in Munich. The focus is on providing as realistic an assessment as possible of the purchase prices actually achieved.

However, as already indicated, other factors besides the standard land value play a role in determining your actual land value.

Aerial view of Munich city center with historic churches, red roofs, and urban buildings in the evening light

Why is the standard land value in Munich not sufficient on its own?

Individual factors are not taken into account. This also has a significant impact on the corresponding sales strategy and leads to deviations of several hundred thousand euros.

From standard land value to land value—these factors matter

Location of the property

In places with high demand and in particularly attractive residential areas, the cost of land is usually higher than in other regions.

Size and cut

For large and irregularly shaped plots, the standard land value usually shows lower prices per square meter in Munich.

Development

If a plot of land is already connected to transport, water, and electricity networks, it can achieve a higher value than undeveloped land.

Possible uses

The base value is also affected by whether a plot of land has already been developed or not and whether it can be rezoned for another use, such as commercial rather than residential property.

For potential property sellers and prospective buyers, the factors mentioned and their significance for the market value are usually difficult to assess. It is therefore advisable to consult an experienced and competent real estate agent in Munich who is familiar with the standard land value and can determine the actual value of a property in a well-founded and realistic manner.

Open spiral-bound booklet with the heading "Land values" on a desk, a person pointing to the document

Use and application of standard land values in Munich

The standard land value in a specific area of Munich is therefore not just a theoretical figure, but has many practical applications. Here are a few examples:

1. valuation for a property sale

If you are selling a property located in Munich, the standard land value is an important basis. It provides you with initial information about how much your property could be worth and where you can set a reasonable selling price.

2. orientation for a property purchase

Potential buyers looking at land and real estate offers in the Munich area can also refer to the standard land value. This useful source of information shows whether an offer is realistic or whether the asking price is possibly too high.

3. calculation of the property tax

As a property owner, you are required to pay property tax. This is also calculated based on the standard land value. The higher the value, the higher the property tax will normally be. You can find more interesting information about the 2022 property tax reform in our blog.

4. calculation of inheritance or gift tax

Finally, the standard land value in Munich also plays a role when you sell a house that you have been gifted or inherited. It is used to determine the value of the property, which is a decisive factor in calculating the amount of inheritance or gift tax.

Where can you find the standard land value for a property?

To find out the standard land value for a specific property in Munich, you can use public sources and available databases or consult a real estate agent in your region. For example, we also act as real estate agents for Harlaching and Grünwald. However, the values determined by the appraisal committees are usually available online.

There are special systems such as BORIS (Bodenrichtwertinformationssystem, or standard land value information system) where you can access values for a fee or free of charge . Alternatively , you can search the official websites of cities and municipalities. For example, you pay a fee of 30 euros for standard land value information in Munich .

How high are property prices in Munich by district?

The Bavarian capital is one of Germany's most attractive cities for private residences and commercial developments. Accordingly, land values and property values in Munich are high compared to other cities. This is particularly true of the city center and sought-after residential areas such as Bogenhausen, Harlaching, Schwabing, and Nymphenburg. The following map provides an overview.

The average standard land values in the selected districts of Munich are based on our own research. Please note that the standard land values we quote primarily refer to single-family homes, semi-detached houses, and terraced houses in Munich. A comparison with multi-family houses is not meaningful, as the floor area ratio usually differs significantly in these cases.

Tip

If you are planning to sell or buy a plot of land, Isar Estate will be happy to assist you with all questions relating to standard land values in Munich. With our expertise and our exclusive service concept, we will guide you safely through the entire selling or buying process.

Interpret standard land values correctly with professional support

In order to correctly classify the standard land value in Munich for specific property prices, an individual assessment is essential. In addition to the official standard value, our experienced real estate experts at Isar Estate also take into account current comparative sales, building regulations, and specific demand in the respective district. Particularly in highly sought-after locations such as Bogenhausen, Schwabing, Harlaching, or Nymphenburg, market prices regularly exceed the standard land value. With us, you can sell your property or real estate at the best possible price—in Munich and beyond.

Learn more about Isar Estate

Porträt von Isar-Estate-Gründer Christian Dürr im Business-Anzug, sitzend auf einer Tischkante

Do you have questions about the standard land value in Munich? Isar Estate is here to help.

The standard land value is also a key tool for property valuation in Munich—but it is no substitute for a professional market analysis. If you want to realistically assess the actual value of your property or prepare for a sale in the best possible way, we recommend consulting our experienced real estate experts with their detailed market knowledge.

Dipl.-Kfm. Christian Dürr
Founder Isar Estate

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FAQs about the standard land value in Munich

For which areas does the standard land value play an important role?

First and foremost, the standard land value is important for property valuation in Munich and thus for buying and selling real estate. Standard land values serve as a guide for owners and prospective buyers to estimate the market value and conduct negotiations accordingly. However, they are also used to calculate property tax and any inheritance and gift tax.

Are there regional differences in the standard land value in Munich?

Yes, the differences can even be significant, because standard land values depend on the location, local demand, infrastructure, and the level of development in a region. Generally speaking, values in attractive cities and metropolitan areas are higher than in rural regions and small towns.

How is a property value in Munich determined using the standard land value?

The standard land value is first multiplied by the size of the property in Munich. For an exact determination, factors such as location, size and layout, development, and possible uses are also taken into account. As experienced real estate agents in the region, we are happy to assist you with this.

Do standard land values also apply to developed properties in Munich?

Yes. However, buildings are not taken into account, so that when selling a
property with buildings, the value of the buildings must also be calculated and added to the land value in Munich.

Is there a legal basis for standard land values?

Yes, standard land values are determined based on the provisions of the Building Code. These provisions require expert committees to regularly determine standard land values in cities such as Munich and make them available to the public. The calculation is based on actual purchase prices, normally every two years, although there may be regional variations in the intervals.

Disclaimer

Despite careful research and checking of the sources, the author assumes no liability for the accuracy and completeness of the information presented. In case of unclear legal and tax questions, it is advisable to consult a lawyer and/or tax advisor for clarification.

Author: Dipl.-Kfm. Christian Dürr

Isar Estate holds the image rights to this article.