The plot of land is really quite large. Usually, you have to consider two things. Firstly, the commentary on the standard land value (which already gives discounts and surcharges for plot sizes deviating from the usual size.
Rather irrelevant. The discounts are generally so small that they get lost in negotiation.
And then there is probably a usual building depth up to which the plot is typically buildable. Only this part of the plot is valued as building land.
Look at the BRW map. The red line/BRW boundary exactly matches this argument. The expert committee has simply taken out the remaining areas from the €110 zone due to their non-buildability, and if there is no value listed in the adjacent zone, either the lowest value for agricultural land, garden land, etc. applies, or it is a specially described special zone - which is presumably not the case here.
The land behind it is garden land and is also valued as such. This can be €20-60 per sqm.
If someone is able to pay €60 for garden land, that is simply madness. Even €20 is already at the upper limit and probably only achievable with a lot of negotiation skill. Argumentation follows:
Is the plot accessible from the south and could possibly be divided? Then the lower part could potentially also be building land.
According to the original poster, there is only forest to the south. So no residential area and therefore no anticipated building land etc. The 900 sqm can therefore potentially be sold to neighboring forest farmers... who pay about €1-2 per sqm for forest in an undeveloped state. Additionally, the area is small, probably does not fit into management, might be poorly accessible from the forest side, steep, and on top of that apparently used as garden land for decades. Ergo... price for a forest farmer: zero euros. Don’t be surprised here, I am a forest farmer myself and would probably fundamentally refuse to buy if the area was offered to me.
What this means here is nothing other than that the area can only be sold to the current original poster/tenant or the two direct neighbors - both of whom have similar, steep, and poorly usable areas and probably little interest in acquiring more such maintenance-intensive areas.
Therefore, there are no €60, no €20, but rather zero euros for it. A solidarity price somewhere between 0 and 10 euros...
... because there might still be an option to market the area somewhat attractively, although that will probably be difficult. It is conceivable, however, that such an area can be used as compensation land for construction measures. For example, as extensively used orchard meadow to compensate for the fact that somewhere else someone seals land or similar.
From this constellation of theoretical demand, the average price results... and that is only around €20 here if the original poster has presented the situation roughly differently from what it actually is.
Regarding the standard land values. They reflect the past. So the prices actually paid during the recording period. How old is the value? Are they updated roughly every two years? 12/31/16? Or 12/31/15?
In BORIS.NRW the numbers are updated annually and can also be viewed for previous years. By April the figures for 2016 should be fully available in the system; if not, one should contact the responsible expert committee or look at the development of the last five years.
Expect higher prices for building land.
The €110 is the building land price. The fact that no standard land value is assigned to the remaining area means that this area is assessed as forest or agricultural land respectively garden land at a similar level.
The appraiser knows this instrument and will classify it also in comparison to the latest trips. Also note what might still be stated there. Do the €110 apply to single-family houses or multi-family houses? That is single-family or multi-family houses.
That is – with all due respect – nonsense. A higher buildability is directly reflected in a higher standard land value; the €110 therefore reflects the current value in connection with the existing buildability. At most, if the building regulations change, that would lead to a change in the standard land value.
What is allowed in your area? Multi-storey residential buildings as well? Then the price from the state is clearly higher.
That is incorrect, see above.
Rule of thumb, the more I am allowed to utilize the sqm, the more valuable it is.
Yes, but that is already included in the €110.
What applies to the rear parcel? Would it be buildable? Or is it clearly forest and grassland in the city’s land-use plan. If so, it is certainly only worth €3-5 per sqm. In the standard land values you should also find the appropriate prices for arable land, grassland, or forest in your area.
If it were buildable, it would have a value around €100, at least €50. Even as anticipated building land at least €30. The value is not stated, rather no value is given.
Ergo at 99.9% around €0-10.
Regards
Dirk Grafe
