Is that the reason why you are writing again – because a gentleman would remain silent?
I remain silent about any possible "dick measuring" that some here apparently think they recognize. However, I will refer to the topic as long as it is not understood.
You urgently need to train your understanding and not twist things to suit yourself, because you have done this frequently in your previous posts. It was not mentioned with a single word that my potential plot of land has undergone this increase in value, but rather the immediate surroundings within 5 kilometers, districts, street sections, etc.
5 km is _not_ immediate in relation to standard land values.
Or can you recognize from this ("this part of Brandenburg is actually in the commuter belt of Berlin and the standard land values alone have increased by a solid €20 - €30/m² in the past 2 years – and there is no end in sight."), that this particular plot of land is meant? I cannot, because if that were the case, I would certainly have quantified it directly and not used "range" data.
Well, then your argument is even more pointless. The acquisition of the respective plot of land is only reasonable under profit-making intent (as you have formulated multiple times) if the rest of the development in the region also affects this plot of land. However, this is only an assertion/assumption on your part that is hardly verifiable/checkable. All indications you have mentioned in this regard tell a completely different story. The mere fact that the appraisal assigns only €1 for the remaining area should give you pause. The assignment of "€1" has a very specific background. And the value is below that of garden land. Why do you think that is?
If you had used the Brandenburg viewer, you would have recognized from the standard land values that in the region often one street section is valued at €20/m² and a few streets away it is €80/m². Thus, it becomes clear that the €20 street section did not experience the increase.
That is incorrect and probably based (also) on a wrong interpretation of the standard land value map. At least I could not find any residential area with a value of €20, at most mixed-use and commercial areas.
For this valuation, which must be carried out every 2 years by the expert committee, there are criteria and certainly good reasons. Hoping that your plot will develop approximately as you describe towards €80 or even only equally weak (!) in percentage terms is of course your choice. The first signs of a "commuter belt" can only be seen north of the BAB10.
As a clever professional, it should also be clear to you why that might be so.
Well, it is clear to me. It is also recognizable to laymen (at second glance) if you correctly interpret the letters "W," "M," and "G" in the displayed standard land values.
It is not because the residents of the €80 street section are five minutes faster at the bakery and therefore live in a more valuable area, but because there was still available building land there and thus it was sold at the current valid market price. In the €20 area, everything is built up and no one releases anything or dies off.
That is wrong. It is due to the significantly (!) different buildability or possible usage.
As a clever professional, you surely know where the standard land value comes from.
Indeed. From this, my renewed objection necessarily arises.
Otherwise, explain to me why the standard land value at the lake is lower than at the railway?
Which standard land value, at
which discrete plots?
Please don't say that the plots by the railway are so expensive because you are closer to the station.
See above – specify concrete parcels. Lake is not equal to lake and station is not equal to station.
If nothing has been implemented in the respective district or street section because nothing was sold, then there will be no significant changes in the standard land value.
Wrong. For better understanding, I quote from the model guideline of the Expert Committees Germany:
Source: Guideline for the determination of standard land values (Standard Land Value Guideline – BRW Rücklauf)
4 Basics
(1) For the determination of standard land values, the data from the purchase price collection and other data necessary for the valuation, especially land price index series and conversion coefficients shall be the basis.
(2) Purposeful other data and information shall be used supportively.
These can include for example:
- Geobase data, e.g., cadastral maps and topographical information,
- Development plans, statutes according to § 34 paragraph 4 Building Code to delimit interior and exterior areas, landscape plans,
- Protected areas, e.g., under monument protection law, nature conservation law and water law,
- Preservation statutes (§ 172 Building Code),
- Urban development concepts pursuant to § 171b paragraph 2 Building Code,
- Data on land consolidation, redevelopment and development measures, planning approvals,
- Data on the type and scope of infrastructure,
- Data on billing of infrastructure contributions and other relevant fees and charges,
- Information on rents,
- Information on leases,
- Soil quality maps,
- Results of soil surveys,
- Results of local investigations (e.g., pedestrian frequency counts),
- Data on demographic development.
[...]
7 Determination of standard land values
(1) Standard land values are primarily to be determined using the comparison value method. The purchase prices are to be adjusted using conversion coefficients or other suitable methods to the characteristics of the standard land value plot and using index series to the cutoff date of the standard land value determination.
(2) For standard land value determination in areas with little or no real estate transactions,
- purchase prices and standard land values from comparable areas,
- purchase prices and standard land values from previous years, which are adjusted to the general market development using index series, shall be applied. Furthermore, other market-related methods may be used, e.g., deductive methods, target tree method, residential/commercial location classification, rental and lease development, ratio of rents in commercial locations, rent column method.
[...]
The procedure for deriving the standard land values must be documented so that it can be comprehensibly explained if necessary. Individual standard land values do not need to be justified.
But you know all that anyway, as a professional.
Exactly.
Best regards
Dirk Grafe