Elevation

Elevation describes the height of a property or building relative to the adjacent road surface or the surrounding terrain. It is a key parameter in construction planning and development, as it determines, among other things, the drainage of stormwater, the cost of property access, and drainage options. In real estate valuation, the elevation affects the usability of the property and, indirectly, its value.

Elevation and Drainage

The elevation of the property has a direct impact on drainage options. If the property is below street level (low-lying), stormwater cannot be drained into the public sewer system via natural gravity flow. In such cases, lift stations (sewage pumps) are required to raise the wastewater to sewer level. These systems incur investment and maintenance costs and pose a risk of failure.

If, on the other hand, the property is significantly above street level (elevated site), there is a good natural gradient for drainage; however, access roads may become steep, and accessibility can be compromised. In the case of extremely elevated sites, costly retaining walls or terraced landscaping are required.

During heavy rainfall-a phenomenon on the rise in Nuremberg and throughout southern Germany-a building’s elevation is critical to the risk of flooding. Ground floors and basements in low-lying areas are particularly at risk. Flood risk data is available for every location on the BayernAtlas portal.

Elevation in the Zoning Plan and Building Regulations

In Bavaria and other federal states, the zoning plan in some cases explicitly regulates the permissible building top elevation or the finished floor level on the ground floor-both of which are parameters related to the elevation. Specifications regarding terrain modeling (permissible fill, excavation) are also part of urban planning.

For new construction projects, determining the structural zero level (±0 level) is one of the architect’s first planning decisions. It determines whether and to what extent the site must be graded-with significant implications for earthwork costs and landscaping. In Nuremberg, leveling the terrain involves considerable effort, particularly for construction projects in the hilly northern and eastern parts of the city.

Elevation and Accessibility

An often underestimated aspect of elevation is accessibility. If a building’s ground floor is several steps above or below sidewalk level, achieving barrier-free access requires significant effort-ramps, elevators, or barrier-free detours are costly. The Disability Equality Act and DIN 18040 define accessibility requirements that must be met in new construction and certain renovations.

Practical Significance for Purchase and Valuation

When appraising a property and during a property inspection, the elevation should be systematically assessed. Relevant questions include:

• Is the basement or cellar below the water table?
• Is there a risk of flooding during heavy rain?
• Is there a sewage lift station-and what is its condition?
• How steep is the access road to the property, and is accessibility ensured?

Basements in low-lying areas are a particular risk factor: infiltrating groundwater or backflow from the sewer system can cause significant damage.

Practical Tip for Property Owners in Nuremberg and Franconia

In the Nuremberg metropolitan region, many properties are located on slopes-for example, in areas such as Laufamholz, Kraftshof, or the hilly regions of Nuremberg’s Südland. Here, the elevation must be checked particularly carefully. We recommend that buyers inquire about the utility infrastructure-particularly drainage and sewer connections-with the municipal civil engineering office or Nuremberg Public Utilities before purchasing a property.

Hidden costs for pumping systems or extensive land grading can significantly impact the economic viability of a construction project. A site investigation report also provides information on groundwater levels and soil conditions.

Frequently Asked Questions

What is a lift station, and when do I need one?

A lift station is a sewage pump that raises wastewater from a lower-lying property to the level of the public sewer system. It is necessary if the building’s sewage line lies below the backflow level-usually street level-and there is no natural slope toward the sewer system. Depending on the system, the initial cost ranges from 2,000 to 8,000 euros, plus ongoing maintenance costs.

Can I fill in my property to achieve a more favorable elevation?

Land filling is regulated by the zoning plan. In many planning areas, only certain heights of land filling are permitted. Additionally, neighbors’ rights must be observed, as elevated terrain profiles are subject to setback requirements. Consultation with the building authority is therefore mandatory before any major terrain modification.

How does the elevation affect property value?

Properties in unfavorable low-lying areas with a risk of flooding or requiring a pumping system are generally of reduced value. Conversely, elevated locations with unobstructed views can increase value, provided access and development are feasible. The Nuremberg Appraisal Committee takes these factors into account when setting standard land values.

What role does elevation play in basement use?

If the basement is below the backflow level-typically the top of the road-it may not be used as a regular living space without a pumping system, as wastewater cannot drain downward. Residential use of a deep basement requires not only a pumping system but also the appropriate building permit, unless the basement was originally approved as living space. In Nuremberg, this particularly affects older Wilhelminian-style buildings in the Gostenhof and Steinbühl districts, where the buildings often extend deep into the hillside and basements lie below street level. Buyers should always check the drainage situation for such properties and obtain information about the sewer elevation plan from the Nuremberg Civil Engineering Office.

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