Land value in the outer area

Hello,

regarding the topic of land prices, I have a few fundamental questions:

1) For plots of land in neighboring towns, can it be assumed that the ratio of standard land value to square meter price at sale is (very roughly) the same?

2) How much lower (approximately) must a plot of land in an outlying area be priced compared to a plot (in the same town, etc.) in a building zone? Equally high, half as high, one third, just the price of agricultural land, ...? If it is easier to answer, a distinction would also help me between
- outlying area with building permit (with conditions)
- outlying area without information on whether building is permitted

3) Suppose a 1500 sqm plot of land is used half as farmland and on the other half there is a barn. If this barn is now demolished and then a building permit for a residential house would be possible, how would one reasonably estimate the value of the plot? 50% as farmland and 50% as building land? Or are there other common calculations? - Presumably, half of the plot could only be used as an orchard in the future.

I know these questions cannot be answered exactly. But I would already be grateful for rough estimates. Can someone help me? Many thanks in advance!

Regarding 1) no, why should that be comparable? Location A has an S-Bahn connection, shopping facilities, doctors. Location B has a bus twice a day, but otherwise no infrastructure. So why should the prices be comparable?

Hello,

just go to Bodenrichtwerte.Bayern.de
There you can go to the locations and then see the corresponding Bodenrichtwerte. However, this is intended only as a guideline. For us, for example, the values are much lower than the actual sale prices, sometimes by half, it just depends on how popular the area is (city nearby, for example).

Regards
Sabine

Hello you two, thanks for your answers! I now have standard land values from both places. And from one place, also current sale prices in a development area. And basically, it's about estimating the value of a plot of land in a neighboring place (which, however, is not in a development area but in an outer zone). I would like to approximate this value.

I have to say that these are not towns, but two remote small villages (about 300 inhabitants). In both cases, there is equally little infrastructure and both are roughly similarly far from larger cities (35 and 40 km respectively). Although the standard land values still differ by 30%, I found out. That is derived from sales in the past, right? Maybe the one village is somewhat more attractive under the heading - or it is pure coincidence, since in such small villages individual sales massively influence the statistics.

But assuming both villages were equally attractive – would the ratio of standard land value to sale price then be roughly the same?

Standard land values. Notaries report paid prices to the district appraisal committee, which then publishes these values online every two years. Since we have an overheated real estate market as well as a land market, the values are not market-conform. The value of building land in the new development area determines the market value. Now, in very small towns, the guideline value can actually be driven up by two or three deals. If you are equally happy with the cheaper other location, orient yourself there. Be cautious when assessing land without a development plan and without valid building rights according to 34. In SH, for example, building in the outer area is not permitted if all buildability within the town has not been used. This is meant to prevent urban sprawl; densification takes precedence over sprawl. How is it in Bavaria? It is state law, after all. An old barn does not guarantee anything. Without any development plan or valid building inquiry, we are talking about farmland. The price in the north would be around 50 land points or more, from there wheat is possible, about 50,000 per hectare. Acquiring such a piece of farmland to build on it is speculation. You have to have very open ears and antennas for that.

Are you aiming for price negotiations in your favor? If the plot of land is in demand, in my opinion you won’t get it cheaper than the cheapest competitor regardless of all the standard land values, no matter what the standard land value says.

If the plot attracts rather few interested parties, it still depends on how urgently someone wants/has to sell. If the seller has no need to close a deal, you’re also in a rather weak negotiating position because they might simply not sell at all and wait for a better offer...

Regardless of all financial considerations, you should urgently clarify whether a replacement building in the form of a residential house would even be permissible. As far as I have understood in the past, this can become a major problem because apparently the existing protection of the barn expires with demolition and in the outer area in Bavaria you generally only get privileged projects approved.