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Tobias Streckel
Tobias Streckel Real Estate Valuer Diplom-Betriebswirt (FH) in real estate management
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    Depreciation calculator — calculate tax savings

    Non-binding orientation aid and not tax advice

    A remaining useful life appraisal report can significantly increase your annual depreciation — and thereby permanently reduce your tax burden as a real estate investor. Calculate here how much you can additionally save compared to the statutory depreciation.

    All information provided without guarantee. This calculator serves as non-binding orientation and does not replace tax advice.

    Purchase & incidental costs
    EUR
    50,000EUR 20 million
    Rates pursuant to § 11 Abs. 1 GrEStG in conjunction with Art. 105 Abs. 2a S. 2 GG (as of 2026).
    Notary + land register entry — typically 1.5–2.5% of the purchase price
    0 %5 %
    Usually 3.57% per party (incl. VAT) — in some cases 0%
    0 %8 %
    Jan 2000
    Property
    Maßgeblich für den gesetzlichen AfA-Satz ist das Jahr der Fertigstellung (§ 7 Abs. 4 S. 1 EStG): vor 1925 → 2,5 % · 1925–2022 → 2 % · ab 2023 → 3 %. Ein fiktives „wirtschaftliches Baujahr" ändert den gesetzlichen Satz nicht. Die 3 % ab 2023 gelten nur für Wohngebäude; Nichtwohngebäude im Betriebsvermögen (Bauantrag nach dem 31.03,1985) unabhängig vom Baujahr 3 % (§ 7 Abs. 4 S. 1 Nr. 1 EStG). Der Rechner ist auf vermietete Wohnimmobilien im Privatvermögen ausgelegt.
    19002026
    Only the building share (= 100% minus land share) is tax-deductible via depreciation.
    0 %80 %
    Rural5–15 % Suburb15–25 % City25–40 % City centre40–60 % Prime location60–80 %
    Tax & Appraisal
    Your personal marginal income tax rate (§ 32a EStG), excluding solidarity surcharge and church tax. The higher the rate, the greater the savings from depreciation (AfA).
    14 % 45 %
    Remaining useful life (appraisal report)
    Je kürzer die RND, desto höher Ihr AfA-Satz (100 % ÷ RND). Nur eine RND unterhalb der gesetzlich typisierten Nutzungsdauer (50 / 40 / 33 Jahre) führt zu einer höheren AfA (§ 7 Abs. 4 S. 2 EStG); bei zurückliegendem Kauf zählt die ab Anschaffung verbleibende gesetzliche Nutzungsdauer (§ 11c Abs. 1 S. 2 Nr. 3 EStDV). Modernisierungen verlängern die RND (§ 4 Abs. 3 i. V. m. Anlage 2 ImmoWertV). Ein Gutachter ermittelt den genauen Wert.
    10 yrs49 yrs.
    Refurbishment
    needs    10–20 yrs     Period building20–30 yrs Existing stock30–40 yrs Modernised40–49 yrs.
    500 EUR8,000 EUR

    Results
    Building value (depreciation base)
    —
    —
    Tax savings — statutory depreciation (AfA) (2.00 % p.a.)
    —
    Tax savings — with appraisal report
    EUR / year
    —
    —
    over 10 years
    —
    —
    Optimise your taxes now
    Request an appraisal report
    Statutory With appraisal report
    Depreciation rate — —
    Depreciation base — —
    Annual depreciation — —
    Tax savings / year — —
    Tax savings over 10 yrs. — —
    Additional tax savings possible through an appraisal report over 10 years —
    Purchase price allocation
    Cumulative tax savings — 30-year progression
    Depreciation schedule
    Year Statutory depreciation Statutory book value AfA appraisal report Book value per appraisal report Savings
    Enter your details …

    * Bei zurückliegendem Kauf: Die bis Ende des Vorjahres in Anspruch genommene gesetzliche AfA (Anschaffungsjahr zeitanteilig, § 7 Abs. 1 S. 4 EStG) wird vom Gebäudewert abgezogen. Beide Spalten gehen vom verbleibenden Restwert aus; die Gutachten-AfA verteilt diesen ab dem laufenden Jahr auf die gutachterlich ermittelte Restnutzungsdauer (§ 7 Abs. 4 S. 2 EStG). Da die Nutzungsdauer mit der Anschaffung beginnt (§ 11c Abs. 1 S. 2 Nr. 3 EStDV), entsteht ein Vorteil nur, wenn die RND unter der verbleibenden gesetzlichen Nutzungsdauer liegt.

    Have your precise value determined through an appraisal report A remaining useful life appraisal report pursuant to § 7 Abs. 4 Satz 2 EStG can substantiate the actual remaining useful life of your property to the tax office, thereby securing you a higher depreciation (AfA) than the statutory 2 to 3 % p.a. (§ 7 Abs. 4 S. 1 EStG).
    Request an appraisal report

    Frequently asked questions about the depreciation calculation

    What is depreciation — and why is it worthwhile for real estate investors?

    The depreciation for wear and tear (AfA) is a tax benefit: The tax office acknowledges that buildings lose value over time and allows you to deduct this depreciation annually as income-related expenses. Pursuant to § 7 Abs. 4 Satz 1 EStG, the linear depreciation (AfA) amounts to 2% of the building value per year (completion 1925–2022), 2.5 % for completion before 1925 (40 years) and 3 % for completion from 2023 onwards (33 years). This permanently reduces your taxable income — and thus your tax liability — over the entire depreciation period.

    Why can I depreciate more with an appraisal report than the statutory depreciation (AfA) rate?

    Section 7 (4) sentence 2 EStG (German Income Tax Act) permits a higher depreciation rate if the actual remaining useful life Ihres Gebäudes nachweislich kürzer ist als die gesetzlich typisierte Nutzungsdauer (50, 40 bzw. 33 Jahre). Ein sachverständiges Gutachten erbringt diesen Nachweis. Das Finanzamt hat jede methodisch fundierte Schätzung zu berücksichtigen — auch auf Grundlage der ImmoWertV-Systematik; ein Bausubstanzgutachten ist nicht erforderlich (BFH v. 28.07,2021 – IX R 25/19; BFH v. 23.01,2024 – IX R 14/23). Der bloße Verweis auf die Modellwerte der ImmoWertV ohne objektbezogene Begründung genügt dagegen nicht. Die engeren Anforderungen des BMF-Schreibens v. 22.02,2023 hat die Finanzverwaltung mit BMF-Schreiben v. 01.12,2025 aufgehoben. Je kürzer die gutachterlich ermittelte Restnutzungsdauer, desto the higher the individual depreciation rate: For an RND of 25 years, for example, 4 % instead of 2 % p. a. (100 % ÷ 25 years).

    What is the difference between the purchase price and the depreciation basis (building value)?

    Not the entire purchase price is depreciable. The tax office distinguishes between two portions:

    • Building portion → depreciable (the building wears out)
    • Land share → not depreciable (land does not lose value)

    The land share depends heavily on the location: rural areas typically 5–15 %, suburbs 15–25 %, cities 25–40 %, inner-city locations 40–60 %, prime locations up to 80 %. The allocation is based on the ratio of the market values of the land and the building (BFH v. 10.10,2000 – IX R 86/97). Our calculator automatically determines your personal depreciation base from this.

    What does a remaining useful life appraisal report cost — and when does it pay for itself?

    Die Gutachtenkosten liegen je nach Objektwert für Wohnimmobilien typisch zwischen 900 EUR und 2,000 EUR. Crucially, the cost of the appraisal is itself immediately deductible as income-related expenses (§ 9 (1) sentence 1 EStG). As a rule of thumb, it is worthwhile if the additional annual saving compared with statutory depreciation exceeds the appraisal costs within 2–4 years. Our calculator shows the payback period directly in the result.

    For which properties is an appraisal report particularly suitable?

    An appraisal report is particularly worthwhile for:

    • Wohngebäuden ab ca. 30 Jahren Gebäudealter ohne Kernsanierung
    • Properties with a discernible need for or backlog of refurbishment
    • Higher purchase prices with a large building share
    • A personal tax rate from approx. 35%

    For new buildings (construction year after 2000) and low purchase prices, the advantage is often minimal — an appraisal report is less worthwhile here. For buildings completed from 2023 onwards, the statutory rate of 3 % (33 years) already applies; for construction starting from October 2023, degressive depreciation under § 7(5a) EStG may also be considered.

    Ab welchem Gebäudealter lohnt sich ein RND-Gutachten?

    Ein Gutachten wirkt nur, wenn die Restnutzungsdauer unter der gesetzlichen Nutzungsdauer liegt (§ 7 Abs. 4 S. 2 EStG). Bei Wohngebäuden legt die ImmoWertV eine Modell-Gesamtnutzungsdauer von 80 Jahren zugrunde (Anlage 1 ImmoWertV); ohne Modernisierung liegt die Restnutzungsdauer damit erst ab einem Gebäudealter von rund 30 Jahren unter 50 Jahren.

    • Wohngebäude, fertiggestellt 1925–2022 (gesetzlich 50 J., 2' + NB + '%): ab ca. 30 Jahren Gebäudealter, spürbarer Effekt meist ab 35–40 Jahren
    • Fertigstellung vor 1925 (40 J., 2,5' + NB + '%): fast immer, außer nach Kernsanierung
    • Fertigstellung ab 2023 (33' + NB + '⅓ J., 3' + NB + '%): praktisch nie
    • Nichtwohngebäude im Betriebsvermögen (33' + NB + '⅓ J., 3' + NB + '%): Bürogebäude (Modell-GND 60 J.) ab ca. 27 Jahren, Handels- und Lagergebäude (30–40 J.) deutlich früher

    Modernisierungen verlängern die Restnutzungsdauer (§ 4 Abs. 3 i. V. m. Anlage 2 ImmoWertV) und verschieben die Schwelle nach oben; nach einer Kernsanierung lohnt ein Gutachten in der Regel nicht. Die jährliche Mehr-AfA beträgt Gebäudewert × (1/RND − 1/50): Bei 300,000 EUR Gebäudeanteil und 30 Jahren RND sind das rund 4,000 EUR AfA mehr pro Jahr, bei 45 Jahren RND nur rund 670 EUR.

    How long does the increased depreciation (AfA) rate apply?

    Exactly as long as the remaining useful life determined in the appraisal report lasts. If the remaining useful life according to the appraisal report is, for example, 28 years, können Sie 28 Jahre lang den höheren AfA-Satz ansetzen — danach ist der Gebäudewert vollständig steuerlich abgeschrieben. Die gutachterlich festgestellte Restnutzungsdauer wird einmalig gegenüber dem Finanzamt nachgewiesen und der AfA-Bemessung für die Folgejahre zugrunde gelegt. Bei einem zurückliegenden Kauf wird der noch nicht abgeschriebene Restwert auf die verbleibende Restnutzungsdauer verteilt (§ 7 Abs. 4 S. 2 EStG; Beginn der Nutzungsdauer mit der Anschaffung, § 11c Abs. 1 S. 2 Nr. 3 EStDV). Es entsteht ein Stundungs- bzw. Liquiditätseffekt: Die Summe der AfA bleibt gleich, sie fällt nur früher an. Bei einer Veräußerung innerhalb von zehn Jahren erhöht die zusätzliche AfA den steuerpflichtigen Veräußerungsgewinn, weil sie die Anschaffungskosten mindert (§ 23 Abs. 1 S. 1 Nr. 1, Abs. 3 S. 4 EStG).

    Does this calculator replace an expert appraisal report or tax advice?

    No. The calculator serves exclusively for non-binding orientation. It does not calculate a legally binding depreciation basis and does not take individual tax circumstances into account. All information without guarantee. For reliable tax optimisation, we recommend advice from a tax adviser and an appraisal under § 7 (4) sentence 2 EStG by a suitably qualified valuer.

    Request an appraisal report now

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    Tobias Streckel
    Tobias Streckel Real Estate Valuer Diplom-Betriebswirt (FH) in real estate management
    Master of Laws
    (Real Estate Law)
    +49 155 6000 5553 ts@bewerter-immobilien.de Contact (vCard) LinkedIn
    WhatsApp MS Teams

    Overview

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    Technical articles

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    Recent articles

    • Building of the Federal Court of Justice (BGH) in Karlsruhe
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    Market data at a glance

    Residential properties (purchase prices)
    ▲ 0.6 %
    100.62025 = 100
    Q2/2026
    Office properties (purchase prices)
    ▼ 1.2 %
    87.72022=100
    Q2/2026
    Retail properties (purchase prices)
    ▼ 0.2 %
    88.12022=100
    Q2/2026
    Multi-family house (purchase prices)
    ▲ 1.6 %
    98.62022=100
    Q2/2026
    Residential interest rates (10yrsfixed rate)
    ▲ 0.23 Pp
    3.78% p.a.
    07/2026
    Inflation (consumer price index)
    ▲ 0.90 Pp
    3.30Percent
    09/2026

    Are you interested in the general development of the real estate market in Germany? Under market development you will find a quick overview.

    Q&A - questions & answers

    Frequently asked questions

    Answers to the most important questions about real estate valuation and appraisal reports.

    To the questions & answers

    Valuation sites

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    Valuation beyond the region
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    Tobias Streckel
    Tobias Streckel Real Estate Valuer Diplom-Betriebswirt (FH) in real estate management
    Master of Laws
    (Real Estate Law)
    +49 155 6000 5553 ts@bewerter-immobilien.de Contact (vCard) LinkedIn
    WhatsApp MS Teams
    • Short-form appraisal Quick orientation on the current value of your property
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    • Expert opinion Review for plausibility and traceability
    • Cost approach Building fabric + land value Valuation by calculating the land and building value
    • Sales comparison approach Market comparison Derivation of the property value from comparable properties
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    • Residual value calculation land value Determination of the land value from expected proceeds and costs.
    • DCF method Discounted Cash Flow Determination of the present value based on future payments
    • Profitability calculation DCF | Static Calculation of the yield, cash flow and profitability of a property
    • Real estate funds Share price Valuation of open-ended and closed-ended real estate fund units
    • Project cost calculation Development Economic assessment of a real estate project
    • Feasibility study Feasibility study Assessment of the feasibility and economic viability of a real estate project
    • Expert opinion Validation Review for plausibility and traceability
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