Value of a property in a landscape protection area?

Recreational property in the sense of no building land?

The landlords approached me. I’d rather continue renting. I actually don’t want to tie up so much money. But before they sell it to someone else and I definitely would have to move out, I’ll buy it. But of course only at a price that it is actually worth considering all the restrictions. And not at a price that is based solely on someone else driving up the price.

The sellers’ motivation is simply that they need the money now.

It should also be mentioned that besides the dilapidated house, the access road will have to be repaired at some point. Additionally, it is officially designated as a floodplain. But in the last 25 years nothing here has been flooded, although there have been many floods in the surrounding area since then. The reason is retention basins that were once built deep in the forest.

We had once been interested in a similar property. There was an appraisal that valued around 600m² of the total area of 4,300m² as building land (ironically, that was also set at 55€/m²), while the rest was valued as "garden land" at about 7€/m². Your 80,000€ is therefore likely already significantly too high.

@DrHix then this would only be worth 28,000,-- How much does such an appraisal cost? Is 'Gartenland' an official term in building law? What is the term for the area of an inhabited landscape protection area?

Since we did not commission the expert report ourselves at the time, I unfortunately cannot tell you what it cost. From hearsay, you should expect 1500-2500€.

Your plot would be valued proportionally analogous to the average size of a typical, local building plot at the amount of the standard land value, for example 550m² at 55€ = 30,250€, and the remaining plot then at the price for arable land, say 8€ for 3450m² = 27,600€. Total thus 57,850€.

As for the term "Gartenland," I unfortunately cannot provide more detailed information. I understand it as "arable land for private individuals."
The distinction is probably made because it is in an outer area and therefore building is not (further) permitted there; it thus cannot be regular building land (land with development expectations). Since you do not run an agricultural business there either, the designation as arable land would also be incorrect. So it is called "Gartenland" and valued like arable land.

Appraisal report is all well and good. But as I understand it, you offer 80, the owner wants 160. So there are price expectations. If the appraisal now says it is worth 73,700, but the owner does not sell for that and finds a crazy city economist who gives him 140 and still finds that cheap, you paid for the appraisal in vain. The only thing that remains is that the real price is formed on the market. And a tight market is always dangerous. A tight market means, of course, little supply, in your case only this one and a narrow possible circle of interested parties. If the offer finds no buyer, the value is 0; if there is only one, he determines the value, bargain, but already two can drive the price to unexpected heights. Karsten

It remains only that the real price is formed on the market

A valuation report precisely aims to represent this "real" price by considering the (typical/average) market behavior of potential buyers. For example, plots of land above a certain size are discounted from the standard land value because usually hardly anyone is willing and able to pay for 1200m² of building land when they only need 600.

Of course, this does not mean that there are no deviations from this (well-meaning seller offering a bargain, or "crazy city eco" who wants to buy at any price), but I would not base my considerations on those; especially not in place of the OP, who apparently approaches the whole thing relatively calmly.

Personally, I would only buy such a property if it is either really dirt cheap or if I can sink at least a million to make it really nice.