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Do you own a plot of land and want to know how much of it can be used for your real estate projects? Then you should pay particular attention to the floor area ratio, often abbreviated to GFZ.
The GFZ is a key factor in construction planning and determines the permitted ratio of the floor area of all full storeys to the total area of the property. This key figure is usually precisely defined in the development plans of your city or municipality and forms an essential basis for the granting of building permits. The GFZ therefore provides you with information on how intensively you are allowed to build on your property - a decisive factor when planning your building project.
The floor area ratio (GFZ) is a benchmark that describes how large the area of all full storeys of a building may be in relation to the total plot area. Assuming that the GFZ is set at a value of 0.7, this means that the sum of the areas of all full storeys may not exceed 70 % of the plot area.
For a plot of 1000 square meters, a GFZ of 0.7 allows the construction of buildings with a maximum cumulative floor area of 700 square meters.
The GFZ is defined in Section 20 of the German Land Use Ordinance (BauNVO) . This regulates how the sum of the floor areas of all full storeys of a building is set in relation to the size of the building plot. This regulation serves to regulate building density and is decisive for urban planning and development.
Maximum values for the GFZ are also specified in order to prevent overbuilding and promote environmentally friendly and socially just construction. The floor area is generally determined by the responsible building authorities or urban planning offices as part of the urban land-use planning and in accordance with the local building regulations.
The GFZ varies considerably depending on the location and type of area. In rural areas and smaller settlements, the GFZ is usually below 1, reflecting a lower density of development. Residential areas, especially those in inner-city environments, on the other hand, show GFZ values of around 1 or even higher, indicating denser development. In specific urban zones such as commercial areas or core areas, the GFZ values can be significantly higher. This variation in the GFZ values reflects the different planning objectives and requirements for land and environmental use, from the preservation of rural characteristics to the support of urban densification and economic activities in core and commercial areas.
The formula for calculating the floor area ratio is as follows:
GFZ = Floor area (GF) / plot area (G)
The floor area (GF) is the sum of all usable floor areas of a building. It generally includes all areas that are covered and used. This includes residential, commercial and retail space, whereby attics, basements and technical floors are subject to special rules. It is important to know that only full storeys are included in the calculation of the floor area. The exact definition of a full storey is determined by the respective state building regulations of the individual federal states. It is therefore possible, for example, for an area to count as a full storey in Bavaria, whereas it is not used to calculate the floor area in Saxony.
The plot area (G) refers to the total area of the building plot.
In practice, there are several methods for calculating the floor area, whereby these methods relate in particular to the inclusion of various usable areas such as attics, balconies or underground garages. In accordance with the applicable regulations, attics are either fully or only partially included in the floor area.
Underground garages and technical storeys can also be taken into account under certain conditions. Furthermore, local regulations allow cities and municipalities to define their own criteria, which can lead to deviations in the calculation method.
The value-relevant floor area ratio (WGFZ) is an extension of the GFZ. While only the full storeys are used to calculate the floor area for the GFZ under building planning law, other areas are also included in the calculation of the WGFZ.
For example, the expert committee of the City of Munich also takes into account the areas of sales rooms and recreation rooms on other floors that are not considered full floors when calculating the WGFZ, in deviation from the Building Utilization Ordinance. The calculation includes the associated corridors, sanitary facilities, stairwells and elevator rooms.
In deviation from the German Real Estate Valuation Ordinance (ImmoWertV), areas with a clear height of less than one meter are not included in the calculation for attics and areas with a clear height of at least one and less than two meters are included at half. This also applies if they are full storeys under building law. Driveways, integrated underground parking garage exits and arcades are not counted.
The floor area ratio (GFZ) determines the ratio between the sum of the areas of all floors of a building and the size of the plot on which it stands, which allows a statement to be made about the vertical use of the plot.
In contrast, the floor area ratio (GRZ) determines the percentage of a plot that may be built on by describing the ratio between the built-up area and the total plot area. With a GRZ of 0.4, for example, 40 percent of the plot area may be built on. In this way, the GRZ controls the spread of development in a horizontal direction and sets limits for soil sealing by buildings.
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The GRZ is used in various contexts under building law. When examining building applications , the GRZ is used to assess whether the planned building project complies with local regulations.
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The GRZ is also used to limit the sealing of ground surfaces. This is particularly important in areas where drainage and surface water management play a role in minimizing the risk of flooding.
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Another case is the promotion of green spaces and open spaces: In residential areas, a low GRZ can help to leave enough space for private gardens, playgrounds and recreational areas, which improves the quality of life and the microclimate.
The floor area ratio (GFZ) is a key indicator in the real estate sector that has a considerable influence on the valuation of properties by setting the framework for the possible building density of a plot of land. It is particularly important for investors, as it represents a measure of the economic utilization potential of a property. A high GFZ enables more intensive use of the property, which can lead to increased rental income or higher sales proceeds. Particularly in areas with strong demand for residential or commercial space, a high GFZ can significantly increase the property value.
Real estate agents play a key role in this process by educating sellers, buyers and investors about the applicable GFZ regulations and assisting in the selection of land with a suitable GFZ. Their expertise in the impact of local building regulations on development projects helps to mitigate investment risk.
Do you have questions about the priority notice of conveyance? Let an experienced real estate agent from Munich advise you. We at Isar Estate will listen to you carefully and give you individual recommendations for action. Get in touch with us. We look forward to getting to know you.
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
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