Development area

Development Zone - A development zone is an area designated in a zoning plan for which the type and extent of land use are specified. The Land Use Ordinance (BauNVO) distinguishes between various types of development zones-ranging from purely residential areas to industrial zones. The type of development area determines which uses are permitted, permitted in exceptional cases, or prohibited.

Types of Development Areas According to the BauNVO

The BauNVO defines the following types of development areas (§§ 2-11):

Abbreviation	Designation	Typical Use	Max. Floor Area Ratio
WS	Small-scale settlement area	Small settlements, kitchen gardens	0.4
WR	Pure residential area	Residential use only	1.2
WA	General residential area	Residential + compatible commercial use	1.2
WB	Special residential area	Residential + commercial use in existing areas	2.0
MD	Village area	Agriculture, residential, commercial	1.2
MI	Mixed-use area	Equal emphasis on residential and commercial	2.4
MU	Urban area (since 2017)	Dense mix of residential/commercial/cultural	3.0
GE	Commercial area	Non-significantly disruptive commercial	2.4
GI	Industrial Area	Includes significantly disruptive businesses	2.4

General Residential Area (WA): Primarily residential, supplemented by non-disruptive craft businesses, shops, and restaurants-the most common area type in German residential neighborhoods. In Nuremberg, WA is the standard for most neighborhoods outside the city center.

Urban Area (MU): Introduced as a new category in 2017, MU allows for significantly denser development (floor area ratio up to 3.0) and permits higher noise levels than WA. In Nuremberg’s city center, MU is used for infill development in inner-city locations.

Mixed-Use Area (MI): Here, residential use and non-disruptive commercial activities are permitted on an equal footing. For investors combining ground-floor commercial spaces with residential units, MI offers more flexibility than WA-though with lower sound insulation standards than in residential zones.

Significance for Owners and Buyers

The zoning category determines not only what may be built on a property but also what uses are permitted in the neighborhood. A property in a general residential zone (WA) is protected from disruptive commercial activities-a property in a mixed-use zone (MI), on the other hand, must expect commercial traffic and noise. For real estate valuation, the zoning type is therefore a key factor determining value.

In addition, the zoning plan, in conjunction with the zoning category, specifies key figures such as floor area ratio (FAR), floor space index (FSI), and the number of full stories, which limit the extent of building use. In an urban area with a GFZ of 3.0, a total floor area of 2,400 m² may be constructed on an 800 m² lot-which results in significant differences in development potential and thus in property value.

The right to preserve the character of the area gives property owners the right to prevent uses that are inconsistent with the character of the area in their immediate neighborhood-even if no concrete adverse impact can be demonstrated. This right is a powerful tool that frequently plays a role in challenges to building permits and is recognized by the Federal Administrative Court (BVerwG).

Building Zone Type and Property Value in Nuremberg

The building zone type directly influences the standard land value. Standard values for the Nuremberg metropolitan region (guideline values, depending on location and infrastructure):

Building Zone Type	Standard Land Value for Nuremberg City (approx.)	Trend
WA (prime location, e.g., Erlenstegen)	€600-900/m²	Stable to rising
WA (mid-range location, e.g., Maxfeld)	€400-600/m²	Stable
MI (downtown)	€500-800/m²	Rising due to MU rezoning
GE (suburbs)	€150-300/m²	Stable sideways trend

Practical tip for property owners in Nuremberg and Franconia

We recommend that prospective buyers in the Nuremberg metropolitan region consult the applicable zoning plan at the city planning office and check the type of development zone before purchasing a property. In outlying areas of Nuremberg such as Kornburg, Katzwang, or Worzeldorf, there are still some mixed-use zones with residual agricultural activities, which can lead to odor or noise pollution. Conversely, urban zones (MU) in the city center offer the opportunity to flexibly combine residential and commercial uses-an advantage for investors planning mixed-use properties.

Also keep an eye on ongoing zoning plan amendment procedures: If a neighboring commercial zone (GE) is rezoned into a general residential zone (WA) or an urban zone (MU), standard land values increase significantly. Such developments are often announced early on in urban planning documents-those who notice them in time can benefit from the increase in value. The City of Nuremberg’s Geoportal (geoportal.nuernberg.de) displays ongoing zoning amendment procedures on a daily basis.

Frequently Asked Questions

Can I operate a home office in a purely residential zone?

A home office that does not have any external presence-meaning it does not generate customer traffic, noise, or commercial emissions-is also permitted in a purely residential zone (WR), as it is considered a secondary component of residential use. However, as soon as customers, employees, or delivery traffic regularly visit the property, the use may be classified as commercial and may require a permit or be prohibited. For activities with an external impact-such as a beauty salon, medical practice, or warehouse-we recommend submitting a preliminary building inquiry to the Building Authority before setting up and advertising the business.

What is the difference between WA and MI in terms of property value?

General residential zones (WA) generally command higher land prices than mixed-use zones (MI) because they offer more protection from commercial disturbances and allow for a quieter living environment. In Nuremberg, the standard land value in WA zones is on average 10-20% higher than in comparable MI areas. Mixed-use zones, on the other hand, offer greater flexibility in land use and may be more attractive to investors planning commercial units on the ground floor. For private buyers seeking purely residential use, WA is generally the better choice; for investors seeking mixed-use properties, MI or MU is often more appealing due to the greater range of usage options.

Can the zoning type be changed?

Yes, through an amendment to the zoning plan, the municipality can change the zoning type-for example, rezoning a commercial area into an urban area (MU). This is a complex planning process under Sections 2-10 of the German Building Code (BauGB) that involves public participation and typically takes one to two years. Owners have a right to participate and may file objections. A successful rezoning from GE to WA can more than double the land value-it is advisable to monitor ongoing proceedings via the City of Nuremberg’s geoportal and to actively participate in the public participation process if there is an economic interest.

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