Your expert appraiser on the ground: the Munich metropolitan region is not one uniform market but a patchwork of submarkets. Between the towns along the suburban rail ring, the area around Erding and the rural communities of Lower Bavaria lie price differences that no nationwide online calculator reflects. I am based here, I know these submarkets from first-hand experience, and I value houses, condominiums and multi-family houses with the eye of someone who really knows the locations.
Every valuation begins with the on-site inspection. Structural condition, layout, fit-out standard and the actual location cannot be derived from documents or from a calculator — in residential property in particular, value is decided in the detail: two streets away, the same layout can produce a markedly different result. Short distances work in your favour: viewing appointments are usually possible within a few days, as is a second inspection — and travel charges carry little weight.
What comes of it stands up to scrutiny. Purchase price records, standard land value zones and submarkets differ from district to district, at times from one street to the next; whoever knows them sorts out the unsuitable comparables instead of forcing them into shape with blanket premiums and discounts. More than 20 years of practice in institutional real estate thus produce an appraisal report under ImmoWertV with an open calculation — comprehensible for the tax office, the courts and the bank, prepared personally and at a fixed price that is agreed in advance.
| Area | Towards Munich | Standard land values |
|---|---|---|
| District of Aichach-Friedberg | 60 km52 min | Freely accessible |
| District of Altötting | 99 km66 min | Not available in the map service |
| District of Augsburg | 85 km71 min | Freely accessible |
| City of Augsburg | 67 km58 min | Subject to fees |
| District of Bad Tölz-Wolfratshausen | 74 km71 min | Subject to fees |
| District of Dachau | 42 km44 min | Freely accessible |
| District of Dingolfing-Landau | 125 km98 min | Not available in the map service |
| District of Ebersberg | 33 km34 min | Freely accessible |
| District of Eichstätt | 98 km65 min | Freely accessible |
| District of Erding | 45 km40 min | Freely accessible |
| District of Freising | 54 km53 min | Freely accessible |
| District of Fürstenfeldbruck | 40 km52 min | Subject to fees |
| City of Ingolstadt | 80 km59 min | Freely accessible |
| District of Kelheim | 94 km76 min | Freely accessible |
| District of Landsberg am Lech | 61 km68 min | Subject to fees |
| District of Landshut | 81 km60 min | Freely accessible |
| City of Landshut | 74 km56 min | Freely accessible |
| District of Miesbach | 58 km73 min | Subject to fees |
| District of Mühldorf am Inn | 72 km51 min | Freely accessible |
| District of Munich | 18 km20 min | Subject to fees |
| City of Munich | Stadtgebiet | Not available in the map service |
| District of Neuburg-Schrobenhausen | 91 km73 min | Freely accessible |
| District of Passau | 156 km108 min | Freely accessible |
| City of Passau | 173 km116 min | Not available in the map service |
| District of Pfaffenhofen an der Ilm | 62 km54 min | Freely accessible |
| District of Regensburg | 134 km96 min | Freely accessible |
| City of Regensburg | 129 km91 min | Subject to fees |
| District of Rosenheim | 77 km62 min | Subject to fees |
| City of Rosenheim | 69 km53 min | Subject to fees |
| District of Rottal-Inn | 123 km92 min | Freely accessible |
| District of Starnberg | 34 km34 min | Not available in the map service |
| District of Weilheim-Schongau | 96 km76 min | Subject to fees |
Driving distance and time from the town center to Munich city center, for free-flowing traffic — correspondingly longer during peak hours. Tap column header to sort.
For Munich and the district of Munich, freely accessible standard land values are not available: the state capital does not participate in the free state's map service, and the district marks the values there as subject to a fee. For an appraisal report, I obtain object-specific official information from the respective expert committee (Gutachterausschuss) — further details on the pages for Munich and to district of Munich.
How local knowledge changes the valuation
Comparable cases. Whether a purchase transaction qualifies as a comparable case depends on location, plot configuration and property type, not on the postal code area. Those familiar with the sub-markets filter out unsuitable cases rather than forcing them to fit with blanket adjustments.
Location characteristics. Noise zones around Munich Airport, groundwater levels and soil conditions in the Erdinger Moos, flood zones along the Isar and Sempt rivers: Such characteristics are value-relevant and are assessed based on official determinations, not treated as generic text blocks.
Short travel distances. A viewing appointment can be arranged at short notice, as can a second inspection — this reduces processing time and saves travel flat rates.
Which appraisal report do you need?
This is essential for the tax office, courts, and banks. market value report the correct format. If the matter concerns a private decision — sale price, inheritance settlement, or renovation — a condensed appraisal report is often sufficient. short-form appraisal at a fixed price. For a higher depreciation, the Remaining useful life appraisal report consider, for rent levels and rent increases, the Rental value appraisal.
Catchment area
I regularly work in the state capital Munich, the district of Munich, as well as in the districts of Erding, Freising, Ebersberg, and Landshut, and in the independent cities of Landshut, Ingolstadt, Rosenheim, Augsburg, and Passau. Your location is not listed? Contact me — valuations outside this area are possible upon agreement.
An overview of the district of Erding with market development and price ranges is provided in the article Property valuation in the district of Erding.
