planned house near a railway line

Directly by the railway, there are clearly tendentially commercial businesses, schools/public institutions, etc. established. For this, one can introduce a separate benchmark zone, but it is not necessary. There are also no (new) open spaces, so I dare to assume that a property near the railway will not be thrown away because of the location/connection to Cologne.

I also think that you overestimate the negative factor of the railway - the location to Cologne with railway connection accounts for 70-80% of the price here. Those who do not want to live/buy directly by the railway or want cheaper options have to look for something else in the Cologne commuter belt. And first, find it...

Best regards Dirk Grafe

: at the end of last year there was a plot of land which would have had the railway line at the rear boundary. It basically waited for a buyer for over half a year, since the initial purchase price was also based on the standard land value. Only after the seller reduced the price by 25% was it sold.

Normally, plots of land here go like hotcakes; if they are even openly offered at all.

In the town of Pulheim itself (which is actually even closer to Pulheim), the city recently sold 50 plots. There were nearly 500 binding applications. The standard land value adjacent to the field is 320. The city partly called for 350, but also 370.

And the development area is even mandatory KFW 55.

: At the end of last year there was a plot of land that had the railway line along the rear boundary. It basically waited for a buyer for over half a year because at first the purchase price was also based on the standard land value. Only after the seller reduced the price by 25% was it sold.

Yes, then the appraisal committee would have to establish a separate new zone for these few plots of land. Due to the structure of Pulheim-Stommeln, there are far too few purchase cases in this zone to plausibly determine the value, so one would have to rely on the neighborhood again (!). So it makes little sense.

The name says it all: standard land value.

Therefore: proximity to the railway line is factored in. In a specific individual appraisal this might look different.

Best regards
Dirk Grafe

Learned something new again