Land Value Map

Standard Land Value Map - The standard land value map is a cartographic representation of the standard land values for a municipal area, which is prepared by the relevant Appraisal Committee and updated at least every two years. Standard land values indicate the average market value of land in euros per square meter for a specific standard value zone. They are based on analyzed purchase prices and serve as a guide for property appraisals, purchase price negotiations, and tax assessments.

Structure and Content

The standard land value map shows the standard land value in €/m² for each standard value zone (a defined area with comparable location quality). It also contains information on the standard property-a fictitious reference property with defined characteristics:

• Type of use (e.g., residential land, commercial land)
• Degree of building utilization (floor area ratio, floor space index)
• Development status (land ready for construction, land with shell construction)
• Plot size and depth

If the actual plot differs from the standard plot in these characteristics, the standard land value must be adjusted-for example, through surcharges or discounts for a better or worse location within the zone, a different plot size, or other potential uses.

Structure and Readability of the Map

The standard land value map covers the entire area-the municipal territory is completely subdivided into standard value zones, so that every plot is assigned to a zone. At the zone boundaries, the standard values can vary significantly, as they reflect location categories. Anyone who owns a property on a zone boundary should determine the exact location-sometimes the side of the street determines whether a property lies in the expensive or affordable zone. The map also includes information on the attributes of the standard value property (e.g., floor area ratio of 0.8), which are essential for correct interpretation.

Application and Legal Significance

Standard land values have a wide range of applications:

• Real estate appraisal: As a starting point for land value in the cost and income approaches
• Property tax: Since the 2025 property tax reform in Bavaria, the standard land value has been indirectly factored into the calculation
• Inheritance/Gift Tax: Basis for the tax assessment of real estate under the Valuation Act
• Purchase Price Negotiation: Guidance for buyers and sellers - the standard land value is not a binding price, but a market-based reference point

Standard Land Values for Selected Locations in Nuremberg (approx. 2024)

District / Location	Land Use	Standard Land Value (approx.)	Characteristics
Erlenstegen	Residential land (WA)	€700-1,100/m²	Premium residential area, predominantly single-family homes
St. Johannis	Residential area (WA)	€550-900/m²	Wilhelminian style, sought-after neighborhood
Maxfeld	Residential area (WA)	€400-700/m²	Central, established housing stock
Gostenhof	Mixed-use (MI/WA)	€350-600/m²	Redevelopment area, trendy neighborhood
Langwasser	Residential land (WA)	€250-400/m²	1960s housing estate, stable
Kornburg / Katzwang	Residential land	€150-250/m²	South Nuremberg, quiet outskirt
Nuremberg Commercial Land (Suburbs)	GE	€100-250/m²	Traditional commercial areas

Source: Nuremberg Appraisal Committee, BORIS Bavaria (approximate values, as of 2024 - always check BORIS Bavaria for binding values).

Practical Tip for Property Owners in Nuremberg and Franconia

We recommend that property owners in the Nuremberg metropolitan region regularly check the current standard land values - they are available online for free via the BORIS Bavaria portal (Standard Land Value Information System). In Nuremberg, standard land values vary considerably: from approx. €150/m² in outlying areas (Kornburg, Katzwang) to over €1,000/m² in premium locations (Erlenstegen, Rechenberg). Please note that the standard land value is an average-your specific property may be above or below this value depending on its layout, infrastructure, and micro-location. For a reliable property valuation, owners should use the standard land value map as a starting point and then analyze individual property characteristics with an appraiser.

Frequently Asked Questions

Is the standard land value the same as the property price?

No, the standard land value is an average value for a standard value zone and refers to the defined standard value property. The actual purchase price of a specific property can vary significantly-depending on its layout, orientation, development status, contamination issues, and individual negotiation circumstances. The standard land value is a guideline, not a fixed price. In practice, buyers often pay 10-30% above the standard land value for sought-after properties in Nuremberg, while difficult-to-sell properties are traded below it.

How often are standard land values updated?

In Bavaria, standard land values are updated at least every two years as of January 1 of the respective year. In areas with significant price fluctuations, the appraisal committees may also conduct more frequent updates. The City of Nuremberg publishes the values in the Real Estate Market Report and via BORIS Bayern. Market prices may change between updates-anyone needing a current assessment should consult not only the standard land value but also the latest purchase price reports from the Nuremberg Appraisal Committee.

Can I challenge the standard land value for my property?

The standard land value itself cannot be directly challenged, as it is not an administrative act. However, if the standard land value is used as the basis for a property tax assessment or an inheritance tax assessment and is obviously incorrect, an appeal can be filed against the respective assessment. An expert opinion can substantiate a different value. In addition, affected parties can submit objections to the Appraisal Committee regarding obvious errors in the determination of the standard value.

For sellers: If the property is located near a zoning boundary, an expert appraisal can demonstrate that the specific parcel of land belongs to the higher-value zone-which can significantly influence the achievable sales price.

How do I access standard land values, and what does it cost?

Standard land values in Bavaria are publicly available via the free online portal BORIS Bayern (borisplus.geodaten.bayern.de). There, all standard land values for the entire state of Bavaria can be accessed-free of charge and without registration. For Nuremberg, the Appraisal Committee for Property Values in the City of Nuremberg also publishes the values in the Property Market Report, which is issued regularly and contains in-depth market analyses. Anyone who needs a binding individual assessment of the standard land value for a specific property-for example, for tax purposes or legal proceedings-can request this from the relevant Appraisal Committee for a fee (usually 30-80 euros).

Development of Standard Land Values in Nuremberg: Long-Term Trend

Standard land values in Nuremberg have changed significantly over the past ten years. While in the early 2010s, many residential building plots in prime Nuremberg locations were priced at 300-400 €/m², standard values in desirable neighborhoods have more than doubled to 700-1,100 €/m² by 2024. Since 2023, a certain sideways movement or slight correction has been observed, attributable to higher interest rates and reduced demand. Nevertheless, land values in Nuremberg remain solid by southern German standards-and significantly below those in Munich (€5,000-15,000/m²) or Frankfurt (€3,000-8,000/m²). For owners and investors, Nuremberg thus offers an attractive price-performance ratio with further development prospects, particularly in up-and-coming neighborhoods such as Gostenhof, the southern rail yard area, and parts of Schoppershof.

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