upper floor

The upper floor refers to all floors of a building located directly above the ground floor. Depending on the height of the building, these are referred to as the first, second, or third floor (abbreviated as 1st floor, 2nd floor, 3rd floor). In building regulations and property listings, the correct floor designation is mandatory, as it serves as the basis for calculating living space, determining rent prices, and obtaining permits.

Distinction: Upper Floors, Attic, and Terraced Floor

Upper floors in the traditional sense are full-fledged floors with full ceiling height and standard windows. The attic above is often considered a separate floor under building codes, as is any staggered floor-an added, set-back floor that often has a smaller floor area.

In German-speaking countries, there is a common linguistic debate regarding how to count floors: In Germany, the “ground floor” is the first floor, and the “first upper floor” is the second. In some countries (e.g., Austria, the United Kingdom), the “first floor” is already the ground floor. In property listings and legal documents, the unambiguous terms “ground floor” or “1st floor” should therefore always be used.

In multi-family buildings in Nuremberg, apartments on upper floors are often preferred because they are quieter and offer a better view than ground-floor apartments. The energy performance certificate and utility bill are issued per unit, regardless of the floor.

Impact of Upper Floors on Property Value

The location within a building significantly influences the value of an apartment. Apartments on higher upper floors in Nuremberg neighborhoods such as Gostenhof, Schweinau, or St. Johannis often command a premium over ground-floor units, provided an elevator is available. Without an elevator, higher floors lose significant appeal for older buyers and tenants-the third and fourth floors without an elevator are difficult to market and command measurable discounts compared to the market average.

At the same time, upper floors can be affected by heat from the roof in the summer, which is something to consider in older buildings without adequate insulation in the top floor ceiling. A well-insulated top floor ceiling or a renovated roof is therefore particularly relevant to the value of a top-floor apartment.

Typical value differences by floor in Nuremberg:

• Ground floor without a garden: 5-10% below the building’s average
• Ground floor with terrace/garden access: on par with middle floors
• 1st to 2nd floors: average, high demand
• 3rd floor and higher with an elevator: 3-8% premium
• 3rd floor and higher without elevator: 5-10% discount

These rules of thumb vary considerably depending on the micro-location, view, and condition of the building.

Building Code Relevance and Building Permits

Bavaria’s Building Code (BayBO) defines when a floor is considered a full story-generally when the ceiling height is at least 2.30 m over at least half of the net floor area. The number of full stories is specified in zoning plans and determines how many upper floors a new building may have.

Deviations from the permitted number of stories require an exemption from the relevant building authority and are only possible within strict limits in areas of Nuremberg’s city center with historic buildings. In the case of attic conversions, special attention must be paid to whether the converted attic counts as an additional full story, thereby exceeding the permitted floor area ratio (FAR).

Upper Floors and Accessibility

An apartment located on an upper floor is not accessible without an elevator-an increasingly relevant issue in light of an aging society. In Bavaria, residential buildings above a certain size are subject to accessibility requirements under the Bavarian Building Code (BayBO). There is no general retrofitting requirement for existing buildings, but such requirements may apply during renovation or expansion.

Anyone renovating a multi-family home and upgrading upper-floor apartments should evaluate the economic feasibility of installing an elevator. In the Nuremberg metropolitan area, an elevator can significantly improve the rentability and sale price of upper floors-especially in buildings with more than three stories.

Practical Tip for Property Owners in Nuremberg and Franconia

Anyone selling a multi-family home in Nuremberg or the surrounding area (e.g., Fürth, Erlangen, Schwabach) should clearly label all floors in the property listing and report the living area per unit in accordance with DIN 277 or the Living Area Ordinance. Incorrect floor designations can lead to disputes over the purchase price. We help you prepare all property data in a legally compliant manner and accurately communicate the value of each unit based on its location.

When preparing a property for sale, we pay special attention to floor-specific features such as elevator access, rooftop terraces, parking availability, and the condition of the roof insulation-factors that are particularly relevant for buyers and tenants on upper floors.

Frequently Asked Questions

What is the difference between “upper floor” and “story”?

“Stockwerk” is the colloquial term, while “upper floor” is the technical term used in construction and building law. In German-speaking countries, both terms are used synonymously, although property listings and official documents should always use the term “upper floor” (OG)-not least because “Stockwerk” can be interpreted differently internationally.

Does an attic count as an upper floor?

No. The attic is a separate floor with a sloped roof and is listed separately from the upper floor. Whether it qualifies as a full floor under building code depends on the usable ceiling height and is regulated in the respective zoning plan. In Nuremberg, converted attics are often offered as separate residential units and-if they are of good quality and have a terrace-command prices on par with standard upper-floor apartments.

Does the upper floor affect the rent or purchase price?

Yes, generally positively for higher floors with good views and an elevator, and negatively without an elevator. The effects depend heavily on the specific location, ceiling height, and quality of the view. We analyze the location’s advantages or disadvantages as part of a professional market price assessment, taking into account all floor-related factors.

When is an elevator required by building code for upper-floor apartments?

In Bavaria, according to the BayBO, an elevator is required for buildings with more than four full stories if apartments on upper floors must be accessible without barriers. For smaller existing buildings, there is no general retrofitting requirement, but structural changes may necessitate addressing the issue. A voluntarily retrofitted elevator generally adds significant value to the building.

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