Land prices in Northern Hesse (city and district of Kassel or similar)

Two years ago, I was offered a plot of land about 30km northwest of Frankfurt for 180k, which was already above the standard land value, and I declined because it was terrible. That plot was sold 3-4 months ago for 460k.

The highlight over the weekend: an offer from a wooden cabin dealer with "private land purchase" (from a speculator), standard land value 120€ in a mixed-use area, asking price 623€/sqm. The residential area two streets away has a standard land value of over 300€. Half of the plot is already firmly allocated; a suitable semi-detached house partner for the other half is still being sought.

It’s a different region, but unfortunately, the prices from two years ago or the standard land values in the current seller’s market are pure fiction.

Two years ago, I was offered a plot of land about 30 km northwest of Frankfurt for 180k, which was already above the standard land value, and I rejected it because it was terrible. It was sold 3-4 months ago for 460k.

The highlight over the weekend: an offer from a wooden cabin dealer with "private land purchase" (from a speculator), standard land value 120€ in a mixed-use area, asking price 623€/sqm. The residential area two streets away has a standard land value of over 300€. Half of the plot is already firmly allocated; a suitable semi-detached house partner for the other half is still being sought.

It's a different region, but unfortunately, prices from two years ago or the standard land value in the current seller's market are pure nonsense.

I can also provide an example, even though it is in a different area. Almost three years ago, I bought land for 40€/sqm (standard land value as of 31.12.2017). The current standard land value is 120€/sqm, and the market value is estimated at 150€/sqm+.

Good day,

We have been on waiting lists for building plots in the Kassel district and surrounding areas for quite some time. The prices for these — if known — are rather steep. In Fritzlar, for example, plots will be available from the 4th quarter of 2020 for around €140/sqm. Two years ago, plots were available in Baunatal, which is much more central to Kassel, at this price. Nevertheless, we are interested in the plots in Fritzlar but have concerns that they might be too expensive for the location (30 kilometers from downtown Kassel).

My question is whether anyone has information about possible new development areas, especially in the Kassel metropolitan area, possibly even with price forecasts. Is there anyone in the forum with knowledge of the real estate market in Kassel and the surrounding area?
I would really appreciate constructive feedback!

We built in Gudensberg and originally had the "Roter Rechtsanwältin" development area in Fritzlar on our list, but the location right next to the highway discouraged us somewhat.
The €140/sqm is high by northern Hesse standards, but for Fritzlar itself it is not completely overpriced when you see that private plots there often cost > €200. The infrastructure of Fritzlar is also a big plus.

Here in Gudensberg, there will be 30 building plots again available starting autumn, but without a local residence or workplace you will most likely not get one (new allocation model).
New building plots are also being designated in Niedenstein. However, the price was already over €100 the last time, and the infrastructure in Niedenstein is at best mediocre. Many price refugees from Kassel and Baunatal have built there.

You might still find a bargain in the east of Kassel, where the new A44 will run in the near future. Hessisch Lichtenau comes to mind here, where it is still under €100/sqm.

Otherwise, have a look towards Wolfhagen. Nice area and still affordable.

We built in Gudensberg and originally also had the Roter Rechtsanwältin development area in Fritzlar on our radar, but the location right next to the highway somewhat put us off.
The 140 euros/sqm is a lot for northern Hessian standards, but for Fritzlar it is not completely overpriced either when you see that private plots there can easily cost > 200 euros. The infrastructure in Fritzlar is of course also a big plus.

Here in Gudensberg, there will again be 30 building plots available from autumn, but without a local residence or workplace, you will very likely not get one (new allocation model).
In Niedenstein, new building plots are also being designated again. However, the price was already over 100 euros last time, and the infrastructure in Niedenstein is at best mediocre. Many price refugees from Kassel and Baunatal have built there.

You might still be able to get a bargain in the east of Kassel, where the new A44 will run in the near future. Hessisch Lichtenau comes to mind; it’s still under 100 euros/sqm there.

Otherwise, take a look towards Wolfhagen. Nice area and still affordable.

Gudensberg was also very high on our list, then suddenly we read in the HNA about the new allocation model you mentioned. With residence in Baunatal, work in Kassel, and no children, as is currently the case for us, Gudensberg won’t work out, which we really find very unfortunate. May I ask where and exactly when you built in Gudensberg and what you paid per square meter back then?
Niedenstein doesn’t appeal to us, as it’s only a country road to work; Gudensberg or Fritzlar would be much more attractive due to the A49. Have you ever walked along the Roter Rechtsanwältin? Can you hear the highway very loudly there?

The best would still be Baunatal, since our families live there. I know VW and the general infrastructure push prices up. But have you ever heard that anything new is planned in Baunatal in the foreseeable future? I’ve been on the waiting list since 2016 and nothing significant has happened so far. At some point, it has to happen.

Best regards!

Gudensberg was also very high on our list, then suddenly we read in the HNA about the new allocation model you mentioned. With residence in Baunatal, work in Kassel, and no children, as is currently the case for us, Gudensberg won’t work out, which we really find very unfortunate. May I ask exactly where and when you built in Gudensberg and what you paid per square meter back then? Niedenstein doesn’t appeal to us, as it’s just a country road commute to work; Gudensberg or Fritzlar would be much more attractive because of the A49. Have you ever walked along the Rote Rechtsanwältin? Is the highway extremely loud there? The best option would still be Baunatal, since our families live there. I know VW and the general infrastructure push prices up. But have you ever heard that there might be something new coming up in Baunatal in the foreseeable future? I’ve been on the waiting list since 2016 and nothing significant has happened yet. Sooner or later it has to happen. Best regards!

We built last year in the district of Dissen and paid 95 euros/sqm (price from 2018). I have often been up at the Rote Rechtsanwältin. During our visits, the noise level was not disturbing, but it surely also depends on the wind direction and whether it’s rush hour. Since the A49 is being extended to the A5, I assume it will probably get louder rather than quieter up there in the future. That’s why we decided against it. Also, the obligation to use district heating was not agreeable to us. A pity, because Fritzlar is really top for living and Kassel is easily accessible. In Baunatal, a lot has happened in Großenritte in terms of construction in recent years. Why didn’t you go for that if you have been on the waiting list since 2016? Or next door in Elgershausen?

We built last year in the district of Dissen and paid 95 euros/sqm (price from 2018).
I have often been up at the Rote Rechtsanwältin. During our visits, the noise level was not disturbing, but it certainly also depends on the wind direction and whether it is currently rush hour. Since the A49 will be extended to the A5, I assume it will get louder rather than quieter up there in the future. That’s why we decided against it. We also weren’t pleased about the obligation to use district heating. It’s a shame because Fritzlar is really great for living and Kassel is easily accessible.

In Baunatal, a lot has happened technically in Großenritte last year. Why didn’t you jump at the chance there if you have been on the waiting list since 2016? Or next door in Elgershausen?

I hadn’t really heard much about the connection of the A5 to the 49, but thanks for the info.

However, Baunatal had its waiting lists running for years with 800 people on it when I applied. Now probably even more. Last year, 7 or 8 plots were developed in Kirchbauna, with, as said, over 800 people on the waiting list. Before that, the somewhat larger building areas in Großenritte were already all gone; the city didn’t even write to me. Meanwhile, I am further up on the waiting list because the interested parties who didn’t apply for the plots in Kirchbauna were removed from the waiting list. With a somewhat larger building area it might work out, but it’s certainly also a question of whether you can/want to afford it. Baunatal wants to get its old “lifestyle” back, and due to the strongly fallen business tax revenues from VW, this will certainly be reflected in land prices.

I didn’t apply for the last new building area in Schauenburg because I was still too young. Now I’m 22 and in the lucky position to be thinking about building a house in the next two years. I think the earlier we start, the earlier we’ll be finished. I have been on the waiting list in Baunatal for so long because I knew how long it would take, but that’s good too, as the building obligation within 3 years would have made it impossible anyway. But slowly something could really happen…

PS: 95 EUR for Dissen is really a dream. I would also accept the 5 kilometers from Hertingshausen if I saved 50 €/sqm for it... All done right, in my opinion.