Property purchase - Building land - Garden land?

Hello,

I have a question:

I am interested in a plot of land that is currently developed with a house. The plot is 1300 m2 in size. Unfortunately, the BRW here is 1200 Euro / sqm.

Recently, I found another property where I was informed that the plot consisted of one parcel of land designated as building land and another parcel as garden. This meant that the purchase price was accordingly because the part that was garden land was significantly lower.

Now to the current property.

The plot is on a steep slope. A large part of the plot may not be built on according to the development plan. The building area encloses about 300 sqm of the total parcel area. The rest is intended or allowed to be used only as a garden and logically may not be built on.

In the Geoportal Hessen BORIS, the entire 1300 sqm plot is shown as one parcel.

Does this mean that the plot must be multiplied as a whole by the standard land value? There is a significant shortage of plots here in Wiesbaden. Nothing is given away here.

My thought is just that since the building area is so tiny, can't the almost 1000 sqm area that can only be used as a garden also be multiplied by the standard land value?

Please enlighten me

Thank you!

Just over 20% is buildable. That would correspond to a floor space index of 0.2x. I’m afraid you have to accept the price for single-family house development. Karsten

What is tiny about 300 sqm of buildable area? As nordlys wrote, that is 20% and not uncommon. If a subdivision were to take place today, the buildable area would not be higher, but the overall plot would be smaller. Maybe a discount is justified due to the steep slope, but even then, no large sums are to be expected. How much is the seller asking for? Standard land value, more, less?

Yes, 300sqm is really not small. Here we have a minimum plot size of 650sqm everywhere with a floor area ratio of 0.2 -> 135sqm. However, the building area is larger.

Whether part of it can be defined as garden land with you, maybe can say.

Land reference values are determined from the purchase prices achieved in actual sales in the past. They serve as a guide, especially in appraisal reports, e.g., in forced auctions or determining the loan value. In these appraisals, the actual property is compared to the evaluated average property, and corresponding premiums or discounts are applied for value-reducing or value-enhancing circumstances such as slope location, soil condition, location, size, or layout (particularly narrow or particularly long). However, none of this has anything to do with what the seller may demand. Price determination is free. If the seller demands the [BRW] for the entire property, you can argue, but ultimately you have to pay or keep looking. If you want to pay, the bank can of course throw a wrench in the works, as they apply the usual discounts and set the loan value correspondingly lower.

Just a quick question by the way. Did you really mean 1200/sqm? What is that? City center? That would be over 1.5 million just for the land.