Value of a property in a landscape protection area?

I say, this fails here. Market too narrow. Imagine the Vatican puts St. Peter's Basilica on immoscout24. Price negotiable. Now, what is the price for an immutable, fantastic, but hardly usable world heritage site except for masses and sightseeing, with considerable follow-up costs. So turning it into offices or apartments is not possible. Gastronomy, large disco? Rather not. Demolition unthinkable. Works of art, Michelangelo and da Vinci are neither suitable for the basement bar nor for public art in Shanghai. So, what would be the value between priceless and unsellable? Possibly an American free church strikes and then instead of mass there is gospel show with conversion experience and speaking in tongues. Then the fun brings in some tens of millions. Or .or? or none?

Recreational property in the sense of no building land?

Yes. I don't understand why you negotiate first and then question the legality. If the property with an illegal house is not an option for you, no matter how low the price is, that is of course fine.

since it has been inhabited for decades and should therefore be known, I assume that at least the house itself is approved as a residential building.

very thin ice. Some unauthorized buildings or unauthorized extensions are only discovered after ages. Just because something has been standing for a long time doesn't make it legal. Here, there is nothing that doesn't exist.

A valuation report is a waste of money. What is OP supposed to do with the number? Blackmail the seller on how much they can ask?

What I’m still missing as information: where is the property located: out in the middle of nowhere where no one wants to live or 20 minutes before the nearest big city. That could make a difference between 10,000 or 1,000,000€.

I say this fails here. Market too tight

Of course that is an argument, difficult to assess based on the information. One would have to take a look at the local property market report of the appraisal committee (purchase cases) to assess the meaningfulness of a valuation report in advance.

However, as long as there is no chance to dissuade the owner from his obviously exaggerated demand anyway, it generally makes no sense. I do not believe in a latent "valuable" property here, though, based on the standard land value, which would be significantly higher near a big city.

@DrHix
The entire area is a landscape conservation area. So also the one on which the house stands. That’s why the ban exists, even if I were to tear it down, to build something new on the same spot. So why should this part of the area be valued with the standard land value and only the rest with the price for arable/garden land?
I just want to understand. I accept (does not mean ‘I pay’) any selling price from my landlords if I am convinced that the property is actually worth it. And not simply assumed like that in the expectation that someone will pay this high price. So someone with the greater accumulated wealth, inherited or otherwise amassed more or less dubiously (yes, I can say that, because in very few cases can the owner of this wealth have earned it through their own fairly paid work, but that is another issue).

The distinction is probably made because it is an outer area and so no (further) construction is allowed there; hence it cannot be regular building land (land expected for building).

Does that apply automatically just for outer areas? I thought only if it’s a landscape conservation area.

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

I would buy it if the ‘actual’ value + X (X depending on how reluctant I am to move out of here) is within my possible spending capacity at all.

But as long as there is no chance to dissuade the owner from his obviously exaggerated demand, that generally makes no sense.

I rather think a valuation report could help to get the owners to correct their demands. I think so far they actually believe it’s worth that much due to lack of information. That’s why I am gathering this information now. A valuation report would of course only be commissioned if it could contribute to convincing them in this sense.


This one definitely has collector’s value, but luckily it doesn’t come close to St. Peter’s Basilica.
Thinking about how tight the market is and how much I would have to bid so that nobody outbids me is pointless for me, since I could neither afford it nor would I want to. Because even if I could, I strongly resent playing along in the perversely developing real estate market especially in recent years.
No, right now it’s only about determining the actual (meaning for me: excluding price gouging) value of the property (which should also be influenced by the type of land and resulting restrictions and by already foreseeable higher costs due to the poor condition of the road and house) and then setting how much I am willing to pay.
If someone else then wants to pay an overpriced price, that’s just bad luck for me but I cannot change that. So I don’t need to think about it any further now.

For me, determining the actual value is also important because I might be forced to sell again someday. Then it should firstly be sellable at all and secondly not only for half of what I pay for it.


We haven’t negotiated yet. A few months ago I only briefly replied to the seller’s price expectation that in my opinion, just based on feeling, it would rather be worth 80,000. Neither side had really thought much about it or gathered information yet about the restrictions, what higher costs are to be expected in the near future, etc.
The actual concrete negotiation will take place in the next few days.


A valuation report would be more interesting for myself to have a reference point for how much I personally am willing to pay, see above: ‘actual’ value (e.g. determined by a valuation report) + X (X depending on how reluctant I am to move out of here).

The property is rather out in the sticks. A 30-minute drive from the nearest big city (I would call that sticks; at least for most of my circle of acquaintances, who are used to distances within the city, it’s far enough that it would require a special occasion to get them out there).

Hey, so I can tell you how the bank has valued our plot or how it is calculated for us. (Outside area, plot 2700 sqm)

For the calculation, 1x 1000 sqm is deducted, which is valued at the estimated value of ~60 € from the district.
1000 sqm because normal building plots here are almost never larger.
~60 € because you somehow have to calculate the value, it is a mixed value from the price for cheap building land and arable/green space.
So part 1 of the plot has a value of 60,000 €.

Now to the rest of the plot, which would be calculated with the price for arable/green space, made 15 € and thus a value of 25,500 €.

So total for the plot 85,500 €, including the old house the estimated value was 170,000 €.

Just ask the district how it is calculated for you, I would start like that. And regarding appraisal reports, the notaries here also simply base them on average values, for example according to the enclosed space.