Building lot

Building Lot - A building lot is a parcel of land that is eligible for development under public building law and meets the requirements for a building permit. To qualify, it must be located in an area designated as a development zone in a zoning plan or within an unplanned inner area (§ 34 BauGB). In addition, the property must be serviced-that is, it must have secure access to roads, water, sewer, and electricity.

Requirements for a Building Lot

For a property to qualify as a building lot, several conditions must be met:

• Planning Law Admissibility: The property must be located in an area where building rights exist-either through a zoning plan or by integration into the immediate surroundings (Section 34 of the German Building Code). In the outer zone (Section 35 of the German Building Code), development is permitted only in exceptional cases, such as for privileged agricultural projects.
• Utilities and Infrastructure: Access to public roads and technical infrastructure (water, sewer, electricity, and, if applicable, gas and telecommunications) must be secured. While plots that are not fully developed can be built on, they incur additional infrastructure costs.
• Suitability of the Building Site: The soil must be load-bearing and suitable for development. Contaminated sites, flood zones, or insufficient load-bearing capacity can limit developability.
• No Public Law Obstacles: Building encumbrances, historic preservation, nature conservation, or utility easements can limit developability or impose additional requirements.

Building Lot vs. Land Expected for Development vs. Building Land

In real estate valuation and according to the Real Estate Valuation Ordinance (ImmoWertV), a distinction is made based on the stage of development:

Development Stage	Characteristics	Standard Land Value Ratio (Nuremberg)
Open space / Agriculture	No apparent intention to develop	3-8 €/m²
Land designated for future development	Designated for residential use in the General Land Use Plan (FNP), no detailed development plan (B-Plan)	80-150 €/m²
Land ready for construction	Designated in the detailed development plan (B-Plan) but not yet developed	150-300 €/m²
Land ready for construction (building lot)	Serviced, ready for immediate development	€250-900/m² (depending on location)

Land for shell construction: Areas designated in the development plan but not yet serviced - cheaper than land ready for construction, but with uncertainties regarding development costs. In new development areas in Nuremberg, development fees under the German Building Code (BauGB, §§ 127-135) can range from 5,000 to 20,000 euros per lot.

Land ready for construction: Fully developed, immediately buildable lot - highest value category, as all requirements for immediate construction are met. The owner can immediately submit a building application without having to wait for further infrastructure measures.

Purchase Review for Building Lots - Checklist

Checkpoint	Where to check	Risk if overlooked
Zoning plan (type, dimensions, boundaries)	City Planning Office / Geoportal	Incorrect scope of development planned
Contaminated Sites Register	Nuremberg Environmental Office	Remediation costs €30,000-500,000
Information on Unexploded Ordnance	Bavarian State Office for Criminal Investigation (BLKA)	Delays + defusing costs
Development Fees	Municipal Utilities / N-Ergie / City Sewerage	Unexpected ancillary costs
Site Investigation Report	Geotechnical Expert	Additional Foundation Costs €20,000-80,000
Building Encumbrances / Land Registry Section II	Land Registry Office / Building Authority	Unknown Usage Restrictions

Searching for a Building Lot and Due Diligence

When searching for a building lot in the Nuremberg metropolitan region, we recommend a systematic review. In addition to obvious factors such as location and price, the following points are crucial: orientation and shading (direction of the main facade), topography (slopes require retaining walls and more expensive foundations), neighboring buildings (maintaining setback distances), potential for expansion, and planned development in the immediate vicinity.

Practical Tip for Property Owners in Nuremberg and Franconia

We recommend that prospective buyers in the Nuremberg metropolitan area follow three steps before purchasing a building lot: First, review the zoning plan (at the City Planning Office or online via the Nuremberg Geoportal), second, request an extract from the contaminated sites registry from the Environmental Office, and third, clarify the development costs in detail-in new development areas on the outskirts such as Brunn, Röthenbach, or Worzeldorf, development fees of 5,000-15,000 euros may apply, which are not included in the purchase price.

A preliminary building inquiry (Art. 71 BayBO) for approximately 200-500 euros provides binding information on the site’s buildability and is particularly indispensable for properties without a qualified zoning plan. The preliminary building decision is valid for three years and secures the planning law assessment - ideal before expensive architectural planning begins.

Frequently Asked Questions

How do I find out if a plot of land is suitable for building?

The most reliable confirmation comes from a preliminary building inquiry (Art. 71 BayBO) submitted to the relevant building authority, which must be answered within three months and is valid for three years. Alternatively, you can review the zoning plan and request parcel data from the land registry office. A positive preliminary building permit confirms that the property is generally suitable for development-particularly important for properties in unzoned inner-city areas, where developability depends on a case-by-case assessment under Section 34 of the German Building Code (BauGB). In Nuremberg, many zoning plans can be viewed online on the Geoportal (geoportal.nuernberg.de).

How much does a building lot cost in Nuremberg?

Standard land values in Nuremberg vary greatly depending on location: In standard locations (e.g., Langwasser, Kornburg), they range from 250-400 euros/m², in mid-range locations (Ziegelstein, Mögeldorf) from 400-600 euros/m², and in prime locations (Erlenstegen, Rechenberg) from 600-1,000 euros/m². In the surrounding areas-Schwabach, Wendelstein, Feucht, Heroldsberg-prices are significantly more moderate (100-250 euros/m²). Current standard land values are published by the City of Nuremberg’s Appraisal Committee in its annual real estate market report, which can be obtained from the Appraisal Committee.

Can a property lose its status as a building lot?

Yes, if the zoning plan is amended or repealed, a property can lose its status as a building lot. Designation as a nature reserve or floodplain can also restrict buildability. Such changes are accompanied by compensation claims under the German Building Code (BauGB)-according to Sections 39-44 of the BauGB, the owner must be compensated for a loss in value resulting from the plan if they have relied on the building rights and taken concrete steps. Conversely, a plot of land that was previously not buildable can become a building site through a new zoning plan-a common source of increased value in growing suburban areas.

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