Floor Area Ratio (FAR)

The floor area ratio (FAR) specifies the maximum percentage of a lot that may be covered by buildings. For example, a value of 0.4 means that, for a 500 m² lot, no more than 200 m² may be built upon. The GRZ is specified in the zoning plan of the respective municipality and serves as one of the key parameters for the development of a property.

How is the GRZ calculated?

The floor area ratio is calculated as the ratio of the buildable floor area to the total area of the property. The floor area of all main buildings, plus certain ancillary structures, is taken into account. According to Section 19 of the German Land Use Ordinance (BauNVO), the specified GRZ may be exceeded by up to 50% due to ancillary structures such as garages, parking spaces, driveways, and terraces-but not exceeding a value of 0.8. This so-called GRZ II is particularly relevant for plans involving underground garages or large terraces.

Floor Area Ratio in the Zoning Plan - What Buyers Need to Know

Every zoning plan contains information on the floor area ratio. Anyone purchasing an undeveloped lot or wishing to expand an existing building must know the permissible floor area ratio. A low floor area ratio (e.g., 0.2 in purely residential areas) protects green spaces and gardens but limits development possibilities. In mixed-use and central zones, FAR values of up to 0.6 or higher are possible. Anyone who exceeds the FAR risks a prohibition on use and a demolition order from the building authority.

Floor Area Ratio (FAR) and Property Value

A high permissible FAR generally increases land value because the property can be developed more intensively. When purchasing property, it is therefore worth taking a close look at the zoning plan: Two neighboring properties of the same size can differ significantly in value if one has an FAR of 0.4, while the other has only 0.2.

Practical Tip for Property Owners in Nuremberg and Franconia

In Nuremberg, the permitted floor area ratio (FAR) varies greatly depending on the city district and zoning plan-ranging from 0.2 in quiet single-family home neighborhoods like Zerzabelshof to 0.6 in densely developed areas. We recommend checking the current zoning plan with the Nuremberg City Planning Office or contacting us directly before any addition or renovation. In many surrounding Franconian municipalities, zoning plans are still being drafted-here, the GRZ in unplanned inner areas may depend on the surrounding development under Section 34 of the German Building Code (BauGB).

Frequently Asked Questions

What happens if the GRZ of an existing building is exceeded?

For existing buildings that already exceed the GRZ, grandfathering applies as long as no structural changes are made. Extensions or new constructions are only permitted within the limits of the permissible GRZ; otherwise, an exception or exemption must be applied for at the Building Regulations Office.

Does a terrace count toward the GRZ?

Yes, paved areas such as terraces, driveways, and parking spaces are counted toward GRZ II. GRZ II may exceed the specified GRZ by up to 50%, but not exceeding a total value of 0.8.

Where can I find the GRZ for a specific property in Nuremberg?

The GRZ is specified in the zoning plan, which can be viewed online at the Nuremberg City Planning Office or on the city’s geoportal. We are happy to help you identify the correct zoning plan and interpret the key figures correctly.

Floor Area Ratio (FAR) in Unplanned Inner Areas and Outer Areas

Not every property has a zoning plan. In unplanned inner areas pursuant to Section 34 of the German Building Code (BauGB), the permissible building density is determined by the character of the immediate surroundings-in practice, the extent of the surrounding development serves as the benchmark. Here, there is no fixed FAR figure, but rather a case-by-case assessment. In rural areas pursuant to Section 35 of the German Building Code (BauGB), structures are generally permitted only in exceptional cases; naturally, there is no specified GRZ.

For property buyers in outlying areas of the Nuremberg metropolitan region-such as in Franconian villages without a current zoning plan-the question of permissible development is therefore more complex than in zoned areas. In such cases, it is strongly recommended to submit a preliminary building inquiry to the relevant district office before signing a purchase agreement.

Floor Area Ratio (FAR) and Redensification

Given the scarcity of land in the Nuremberg metropolitan region, the issue of redensification is gaining importance. Many older single-family home neighborhoods were built at a time when the GRZ was interpreted more generously. Today, infill development is possible in some areas through zoning plan amendments that increase the permissible GRZ. Owners who wish to subdivide their property or erect additional buildings should examine whether a zoning plan amendment is politically feasible and how it will affect the property value.

Floor Area Ratio (FAR) and Setback Requirements: A Double Constraint

The FAR alone does not determine how large a building may be on the property. At the same time, setback regulations apply under the Bavarian Building Code (BayBO): A minimum distance of one meter-and often significantly more-must generally be maintained between the building and the property line. These setback areas limit the buildable area on the property and can result in the fact that the mathematically permissible floor area (derived from the GRZ) cannot actually be fully utilized. Anyone building on a narrow lot will quickly reach the limits of both regulations at the same time. In practice, it is advisable to review both the GRZ and the setback requirements of the BayBO and the zoning plan together before purchasing a property.

GRZ and Environmental Requirements

In newer zoning plans for the Nuremberg metropolitan region, GRZ specifications are increasingly linked to environmental requirements. For example, zoning plans may require that unpaved areas be landscaped, flat roofs be planted, or parking spaces be constructed with permeable surfaces. The rationale behind this is the municipal climate adaptation strategy: Paved surfaces exacerbate overheating in urban neighborhoods and increase the risk of flooding during heavy rain. Some zoning plans allow the GRZ to be exceeded by ancillary structures only if, in return, a portion of the remaining area is landscaped. Builders and buyers should be aware of these requirements, as they directly influence design freedom on the property and the usability of open spaces.

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