For real estate valuers, tax advisors and heirs, knowledge of the relevant case law on real estate valuation is indispensable. The following overview chronologically summarizes the most significant decisions of the Federal Constitutional Court, the Federal Court of Justice, the Federal Administrative Court, the Federal Fiscal Court and the fiscal courts, and links to the detailed expert articles.
Neue Beiträge zu Entscheidungen aus 2025 und 2026
Vier Fachbeiträge zu fünf BFH-Entscheidungen. Die folgenden Links führen zu Sachverhalt und Einordnung.
- 17.06,2026 – II R 7/24: Bodenwert, GFZ und Bestandsschutz
- 20.01,2026 – II B 50/25: Beschluss zur Auswahl des passenden Bodenrichtwerts bei der Grundsteuer
- 14.01,2026 – II R 35/23: 5,5 Prozent Kapitalisierungszins bei lebenslangen Geldrenten
- 22.10,2025 – II R 32/22 und II R 5/22: Wohnungsrecht und Nießbrauch bei der Grunderwerbsteuer
Federal Constitutional Court (BVerfG)
| Date | Case reference number | Topic | Key statement | Article |
|---|---|---|---|---|
| 07.11,2006 | 1 BvL 10/02 | Fair market value (gemeiner Wert) as a constitutional requirement | All assets must be recorded at an approximate value close to fair market value. This established the corridor doctrine (±20% for appraisal reports, ±30% for mass valuation procedures) and is the origin of § 198 BewG (German Valuation Act). | To the article → |
| 10.04,2018 | 1 BvL 11/14 | Unit valuation unconstitutional | Property tax based on 1964 standard values violates Article 3(1) of the German Basic Law (Grundgesetz). This triggered the 2019 Property Tax Reform Act and the new property tax as of 2025. | To the article → |
Federal Court of Justice (Bundesgerichtshof, BGH)
| Date | Case reference number | Topic | Key statement | Article |
|---|---|---|---|---|
| 20.04,2004 | III ZR 50/94 · X ZR 250/02 | Valuer liability toward third parties (contract with protective effect for third parties) | Valuers commissioned by the seller are liable to the buyer under a contract with protective effect for third parties. The extension (2004) includes an unnamed multitude of investors, provided the appraisal report is recognizably intended for financing purposes. | To the article → |
| 10.10,2013 | III ZR 345/12 | Liability in foreclosure proceedings | § 839a BGB (German Civil Code) constitutes the conclusive liability framework for court-appointed experts. The standard applied is gross negligence measured against that of a market value appraiser – not that of a building defects valuer. | To the article → |
Federal Administrative Court (Bundesverwaltungsgericht, BVerwG)
| Date | Case reference number | Topic | Key statement | Article |
|---|---|---|---|---|
| 29.01,2019 | 4 B 73.17 | Achievable floor area ratio (GFZ) in redevelopment areas | For the compensation payment under § 154 BauGB, the realizable floor area ratio – not the actually realized one – applies on the qualifying date, provided that ordinary business dealings regarded it as relevant to value. | To the article → |
Federal Fiscal Court (Bundesfinanzhof, BFH)
| Date | Case reference number | Topic | Key statement | Article |
|---|---|---|---|---|
| 01.05,1999 | IV B 73/98 | Income approach is permissible for purchase price allocation | The income approach is permissible for allocating the purchase price; there is no general priority of the residual value approach. | To the article → |
| 19.06,2013 | II R 20/12 | Appraisal costs as an estate liability | Costs of a valuation report to establish the lower fair market value (gemeiner Wert) are deductible as an estate liability. | To the article → |
| 18.02,2016 | IX R 12/14 | Contractual allocation of the purchase price is binding for tax purposes | An allocation of the purchase price between land and buildings agreed upon in the purchase contract shall generally form the basis for taxation, provided it was not made merely as a sham or constitutes an abuse of legal arrangements. | To the article → |
| 30.01,2019 | II R 9/16 | Timely sale price vs. liquidation value | If the tax value exceeds 1.5 times the sale proceeds, proof of a lower fair market value must, as a constitutional requirement, be permitted. | To the article → |
| 05.12,2019 | II R 41/16 | Gross income under the income approach – the 20% threshold | If the actual rent deviates by more than 20% from the local rent index (Mietspiegel), the average value of the rent index is decisive. | To the article → |
| 16.09,2020 | II R 1/18 | Decisive valuation date | The applicable valuation ordinance is determined exclusively by the tax valuation date, not by the date the appraisal report was prepared. | To the article → |
| 11.11,2020 | II R 7/18 | Qualified market value appraisal as evidence | An expert opinion prepared in accordance with the ImmoWertV remains the decisive evidence for the lower fair market value (gemeiner Wert); the financial mathematics method for determining the remaining useful life is permissible in this context. | To the article → |
| 01.03,2021 | IX R 38/17 | Contractual allocation of the purchase price is binding – ±20% margin | A contractual allocation of the purchase price is decisive; only a significant deviation from the standard land values (indicative threshold: more than approximately 20%) indicates an economically untenable, arbitrary allocation. | To the article → |
| 18.03,2021 | IX R 26/19 | The BMF working paper does not replace a contractual purchase price allocation | The BMF working paper on purchase price allocation is not suitable for rebutting a contractual allocation; in case of dispute, an expert valuer's appraisal report should typically be obtained. | To the article → |
| 28.10,2021 | IX R 25/19 | No structural condition report required | To demonstrate a shorter remaining useful life, a structural condition report is not required; the taxpayer may choose any suitable method of presentation. | To the article → |
| 24.08,2022 | II R 14/20 | Sales comparison approach – precedence of expert committee (Gutachterausschuss) prices | In the sales comparison approach, comparison prices from the expert committee (Gutachterausschuss) take precedence; a timely, individual purchase price can rebut them. | To the article → |
| 15.12,2022 | IX R 12/21 | Free choice of method in the allocation of the purchase price | In the allocation of the purchase price, there is no general priority of the cost approach; the method best suited to the individual case shall be applied. | To the article → |
| 14.03,2024 | IX R 14/23 | An ImmoWertV appraisal report is sufficient to demonstrate a shorter remaining useful life | An appraisal report prepared in accordance with the ImmoWertV suffices to substantiate a shorter actual remaining useful life; restrictive requirements of the BMF letter 2023 have been partially rejected. | To the article → |
| 22.10,2025 | II R 32/22; II R 5/22 | Grunderwerbsteuer: Übernommenes Wohnungsrecht und Nießbrauch | Zwei BFH-Urteile vom 22.10,2025 zeigen, wann übernommene Wohnungs- und Nießbrauchrechte die grunderwerbsteuerliche Gegenleistung erhöhen – auch ohne vorherige Grundbucheintragung. | To the article → |
| 12.11,2025 | II R 25/24 | Federal property tax model constitutional | The BFH confirms that the federal property tax model is constitutional; however, objections at the level of the property tax assessment rate remain possible. | To the article → |
| 14.01,2026 | II R 35/23 | Schenkungsteuer: Kapitalisierung lebenslanger Geldrenten | Urteil vom 14.01,2026: Der BFH bestätigt den Zinssatz von 5,5 Prozent für die schenkungsteuerliche Bewertung einer lebenslangen Geldrente im Streitjahr 2019. | To the article → |
| 20.01,2026 | II B 50/25 | Beschluss: Grundsteuer und überlagernde Bodenrichtwertzonen | Beschluss vom 20.01,2026: Bei überlagernden Bodenrichtwertzonen zählt der passende Entwicklungszustand. Tatsächliche Bewirtschaftung ist für die landwirtschaftliche Nutzbarkeit nicht erforderlich. | To the article → |
| 22.02,2026 | Various Fiscal Courts + Federal Fiscal Court | Remaining useful life appraisal reports – relaxed legal situation in 2026 | Several BFH rulings (II R 7/18, II R 1/18) have solidified the possibility of proving a shortened remaining useful life through an appraisal report. Current practice is now noticeably more relaxed than before 2020. | To the article → |
| 11.03,2026 | II R 6/23 | Expert committee (Gutachterausschuss) values and rebuttability | The Federal Fiscal Court (BFH) reinforces the binding effect of expert committee (Gutachterausschuss) values within the sales comparison approach – yet upholds the qualified individual appraisal report as the decisive counter-instrument. | To the article → |
| 17.06,2026 | II R 7/24 | Bodenwert, GFZ und Bestandsschutz im steuerlichen Sachwertverfahren | Urteil vom 17.06,2026: Für die Bodenwertanpassung zählt die rechtlich mögliche Bebauung. Die Vorgaben des Gutachterausschusses zur GFZ oder WGFZ sind dabei einzuhalten. | To the article → |
| 29.06,2026 | IX R 26/24 | Purchase price allocation for listed buildings | Even for listed buildings, the land value must not be set to zero, and a finite remaining useful life must be assumed; the general principles of allocation apply. | To the article → |
| 31.08,2026 | II B 78/23 | 40-Prozent-Grenze und Nachweis des niedrigeren gemeinen Werts | Übersteigt der festgestellte Grundsteuerwert den nachweisbaren gemeinen Wert um mindestens 40 Prozent, muss der Nachweis des niedrigeren Werts eröffnet sein. | To the article → |
Fiscal courts
| Date | Case reference number | Topic | Key statement | Article |
|---|---|---|---|---|
| 15.07,2024 | 3 K 3137/19 | Jacoby method for purchase price allocation | The Finance Court recognizes the so-called Jacoby method as a suitable procedure for allocating the purchase price between land and buildings. | To the article → |
| 13.08,2025 | FG Nuremberg 8 V 300/23 · FG Munich 4 K 164/25 | Bavaria: Pure area-based model | Constitutional. BFH appeals II R 33/25 and II R 40/25 pending (expected approx. 2027). | To the article → |
| 20.05,2026 | FG BW 8 K 2368/22 · FG Hamburg 3 K 176/23 · FG Hessen 3 K 663/24 | State property tax models Baden-Württemberg, Hamburg, Hesse | Baden-Württemberg constitutional (confirmed by BFH II R 26/24). Hamburg and Hesse constitutional; BFH appeals II R 15/25 and II R 12/25 pending. | To the article → |
The overarching lines of case law
An overall review of the rulings reveals seven consistent principles:
1. Fair market value (gemeiner Wert) as a constitutional requirement (BVerfG 2006). The taxation of real estate must be aligned with market value. The qualified expert appraisal report is the constitutionally mandated remedy against inflated tax values (§ 198 BewG).
2. Valuation systems become obsolete without periodic updates (Federal Constitutional Court, 2018). A valuation system that is not adjusted to market developments over decades becomes systemically inequitable — irrespective of the amount of tax involved. This principle compelled the property tax reform of 2019.
3. The qualified appraisal report remains the strongest instrument (BFH 2019–2026). From II R 9/16 to II R 6/23, the BFH consistently emphasizes: anyone seeking to prove a lower fair market value does so most reliably with a market value appraisal compliant with ImmoWertV standards. The expert committee (Gutachterausschuss) values take precedence in the sales comparison approach, but can be rebutted by a qualified individual appraisal report (II R 14/20, II R 6/23).
4. Valuer liability is graduated (BGH 1994–2013). Toward the court in the proceedings, valuers are only liable in cases of gross negligence (§ 839a BGB, III ZR 345/12). Toward third parties – purchasers and investors – liability under a contract with protective effect for third parties may arise even in cases of ordinary negligence, provided the appraisal report is recognizably intended for financing purposes (III ZR 50/94, X ZR 250/02).
5. The federal property tax model has passed its first test before the Federal Fiscal Court (BFH, November 2025). With decision II R 25/24, the BFH confirms that the federal model is constitutional. However, objections regarding the level of the property tax assessment rate in individual cases remain possible – so the constitutional debate is not yet concluded.
6. The 40 per cent threshold opens up the federal model (BFH May 2024). With the interim relief rulings II B 78/23 and II B 79/23, the BFH enforced the right to prove a lower fair market value where the determined property tax value exceeds it by at least 40 per cent – since the 2024 Annual Tax Act, the threshold has been expressly set out in section 220(2) of the Valuation Act.
7. State property tax models: Baden-Württemberg confirmed, Bavaria and Hamburg still pending (FG/BFH 2023–2026). The land value model of Baden-Württemberg has been conclusively confirmed by BFH decision II R 26/24 (May 2026). Bavaria's pure area-based model and Hamburg's area-location model have been judged constitutional by the fiscal courts; the BFH appeals II R 33/25, II R 40/25 (Bavaria) and II R 15/25 (Hamburg) are still pending. Hesse (area-factor model) is awaiting the BFH decision II R 12/25.
In practice this is implemented in a market value report.
Please note: the content of this article is provided for general information only and does not constitute legal, tax, financial or investment advice. It is not a substitute for individual advice from a licensed lawyer, tax adviser or financial adviser. Despite careful research, we accept no liability for the accuracy, completeness or currency of the information provided. For specific legal or tax questions, please consult a qualified professional adviser.
