Value of a property in a landscape protection area?

Hello
I have been living for 10 years in a small (witch) cottage, with a larger plot (4000 sqm) in a protected landscape area, with a stream behind the house.
Developed (electricity, water, septic tank)
The landlords would now like to sell it to me.
It is in an outer area (protected landscape areas are always like that, right?)
The standard land value of the neighboring village is 55 €/sqm

The little house is an eternal DIY project. With an asbestos roof, a crack in the wall (parts of the wall (bay window) were added later, unfortunately without a foundation, hence the cracks), no basement, etc.
So in short, the house itself is actually worthless (rather a bigger cost factor to maintain it).
At some point, the tinkering is no longer worth it (actually not for a long time). But: I like it because I have already put a lot of individual work and ideas into it (well, my own fault).

But: as I said, in a protected landscape area, so: tear down and rebuild is prohibited.
Not to mention extensions and other things.

OK, whatever, I’m not planning to do that anyway.

My actual question: because of these restrictions, it actually isn’t building land, is it?
It’s probably not pure arable land (with 3 €/sqm) either? (because of development, house, ...)
So what actually is it?

And what is the price per sqm for something like this?
Is it closer to the price for outer area land? (for which there is no official standard land value, hence using the village’s standard land value as a reference)

or rather in the range of arable land prices?

I’m sure I have forgotten some information necessary to answer this question, please ask.

Thank you very much in advance

It is not arable land. Today, that would be more like 5-6/sqm. Building land 55,- also not. Offer them 80 thousand.

Before I would make an offer, I recommend getting the sellers' price expectations. They have certainly given it some thought as well. Due to the development, it is certainly worth more than 3€/m2. But it is not real building land and you are practically not allowed to change anything (such as building a new construction). Therefore, it should be valued significantly less than real building land. On the other hand, the size is of course "unique" and probably hardly available elsewhere in this form. So you have to think about what it is worth to you. The question is also whether there would be other interested parties. With such properties, you never really know.

Hello snoopi

A landscape conservation area is not a nature reserve.
Right behind my house, a landscape conservation area also begins. Nevertheless, I was granted permission for a basement and a shed. I think you could tear down your witch's house and rebuild it with the same dimensions. Therefore: building land with restrictions.

Steven

And where is the price per square meter for something like that?

In such a case, the price cannot be related to the square meter. The property as a whole is worth what the market is willing to pay. If you are the only interested party and the seller has little interest in maximizing profit, it can be a bargain; if a wealthy city-weary person gets wind of it, you will hardly be able to compete. Before purchasing, however, I recommend checking whether there is actually legal protection of the existing use; otherwise, there might be a prohibition of use or a demolition order at some point.

I would first clarify what is legally permissible in terms of building regulations/what has been approved so far. In addition, there should be a [Schutzgebietsverordnung] somewhere, which I would first read through to see what is regulated in it. If there is no building permit or there are significant restrictions on the use of the property, that would lower the price (or even argue against a purchase, at least if it is an illegal building).