Property Location

The property’s location describes the geographic position of a property and all associated location-specific characteristics that influence its value and usability. Access to infrastructure, the quality of the surrounding area, noise levels, shopping options, and school offerings are all part of the location assessment, as are the distance to the city center and the sociodemographic structure of the neighborhood. In the real estate sector, location is considered the most important single value factor-unchangeable and therefore decisive for long-term investment security.

Macro-location, micro-location, and residential location

The location analysis is divided into three levels:

The macro-location describes the region as a whole: economic strength, population trends, the labor market, purchasing power, and infrastructure at the supra-regional level. Nuremberg, as Bavaria’s second-largest city with a strong industrial and service sector base (MAN, Siemens, adidas, Datev), offers a solid macro-location with stable demand for residential and commercial real estate.

The micro-location covers the immediate vicinity of the property: street, neighborhood, noise sources, green spaces, parking availability, public transportation access, nearest local amenities, schools, and daycare centers. Two properties with the same macro-location can have completely different micro-locations-such as a quiet side street versus a major thoroughfare with a tram line.

The residential location (simple, average, good, very good) is a summary assessment determined by appraisal committees and serves as the basis for standard land values and rent indices. In Nuremberg, the appraisal committee publishes detailed location categories that form the basis for any reputable market price assessment.

Location and Value Stability in the Nuremberg Metropolitan Region

Nuremberg is one of the economically stable major cities in Germany. Neighborhoods with very good locations include Sebald, Johannis, the southern city park, and parts of Wöhrd-here, standard land values and purchase prices remain consistently high. Average to good locations can be found in the Südstadt, in St. Leonhard, and in parts of Gostenhof. Basic locations are found in parts of Langwasser, Schweinau, or Lichtenhof, where infrastructure is available but the quality of the surroundings is rated lower.

The development of locations in gentrifying neighborhoods (e.g., Gostenhof, parts of the Hafenobjekt, or the southern part of Glockenhof) shows that modest locations can rise in value through gentrification-which offers attractive investment opportunities in the long term but also entails uncertainty in the short term.

Standard land values by location in Nuremberg (guideline values for 2024, greatly simplified):

• Very good location (e.g., Johannis, Stadtpark): 800-1,400 euros/m² of land area
• Good location (e.g., Südstadt, outskirts of St. Johannis): 500-800 euros/m²
• Average location (e.g., Rennweg, Worzeldorf): 350-550 euros/m²
• Basic location (e.g., parts of Langwasser Süd): 200-350 euros/m²

These figures are highly simplified and may vary significantly depending on the property type and street. Binding information is provided by the Nuremberg Appraisal Committee.

Location Analysis as a Basis for Purchase Decisions

Anyone buying in Nuremberg or the surrounding area (Fürth, Erlangen, Schwabach, Roth, Neumarkt) should evaluate the location not only based on its current condition but also take city planning into account: new subway stations, planned commercial zones, zoning plan amendments, or decisions regarding school locations alter location qualities in the long term. The City of Nuremberg’s GeoPortal provides free information on land use plans and zoning plans.

Location factors that reduce property value and are often underestimated:

• Proximity to major thoroughfares or rail lines (noise and vibration)
• Approach path of Nuremberg Airport (area north of Mögeldorf/Buchenbühl)
• Industrial parks in the immediate vicinity (odors, noise, truck traffic)
• Lack of local amenities (especially in outlying neighborhoods)
• Known image issues in the neighborhood

Practical Tip for Property Owners in Nuremberg and Franconia

Owners tend to overestimate the value of their property’s location compared to the market. We recommend assessing the property’s location objectively using market data: What are the standard land values on the street? What are comparable properties selling for? How are rents trending in the neighborhood? A realistic assessment of the location prevents unrealistic price expectations and leads to faster, smoother sales transactions.

In the property listing, we recommend specifying the location’s advantages in concrete and verifiable terms-not just “quiet location” or “good infrastructure,” but: “5 minutes to the Langwasser Nord U2 station,” “400 m to the supermarket,” “quiet residential street with no through traffic.” Concrete details build trust and improve the quality of inquiries from prospective buyers.

Frequently Asked Questions

How do I find the standard land value for my property in Nuremberg?

The standard land value can be viewed via the Bayern-Atlas portal (bayernatlas.de) or directly from the Nuremberg Appraisal Committee. It is updated every two years and indicates the average location value per square meter of land area-differentiated by type of use (residential, commercial, mixed-use).

Can a poor location be offset by a building in good condition?

Only to a limited extent. Investments in building quality improve the property’s value, but the location category remains the dominant value factor. In a less desirable location, renovation cannot achieve the top value of a prime location. Buyers and investors should therefore always decide on the location before assessing the condition of the property.

How does noise affect the property’s location and value?

Noise pollution from rail lines, highways, or Nuremberg Airport can reduce a property’s value by 5 to 20%. Soundproof windows and noise abatement programs can mitigate the impact, but they do not eliminate it. Buyers should visit the area at different times of day-noise sources are often underestimated during the initial viewing.

What is the difference between the standard land value and the market value?

The standard land value is an averaged, location-based land value set by the appraisal committee for a specific area. The market value of a specific property additionally includes the building value and property-specific characteristics (condition, size, buildability). The standard land value is an important component, but not the sole factor in the valuation.

How do planned infrastructure projects in the Nuremberg metropolitan region affect location assessments?

Infrastructure projects can influence the micro-location-and thus the value-of a property for years to come, both positively and negatively. In the Nuremberg metropolitan region, several projects are known to shift location assessments in certain neighborhoods. The planned expansion of the S-Bahn line to Nuremberg-Nord, as well as potential extensions of the subway lines to outlying neighborhoods, typically improve accessibility and thus the location quality of directly adjacent residential areas by half to a full location category. The same applies to the revitalization of Nuremberg’s northeast as part of larger urban development programs. On the other hand, the expansion of major thoroughfares, new commercial or logistics developments in outlying areas, and changes to the flight paths of Nuremberg Airport have a negative impact. We recommend that buyers and investors review the current urban development plans, land-use plans, and infrastructure plans of the city of Nuremberg and the surrounding counties before making a purchase. The GeoPortal Bayern and the Nuremberg Urban Planning Portal offer free access to all relevant planning information for this purpose. Future location appreciation driven by infrastructure can significantly improve the return on an investment-provided one invests in a timely manner.

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