Need a reliable valuation for a property in Dorfen? I prepare market value appraisals according to § 194 BauGB and the ImmoWertV guidelines, condensed appraisal reports for private needs, and appraisals regarding remaining useful life, rental value, and mortgage lending value.
Dorfen is located approximately 20 kilometers east of Erding on the Isen river. The Munich–Mühldorf railway line stops here, and the B15 federal highway leads north towards Landshut. The planned expansion of the railway line is significant for property value development along the route.
What is value-relevant in Dorfen
Railway expansion Munich–Mühldorf. Dorfen is located on the railway line that is being upgraded as part of the ABS-38 project. For valuation purposes, two aspects are relevant: the future transport connectivity as a value-enhancing feature, and the noise and vibration exposure along the alignment as a value-reducing factor. Neither can be applied as a blanket adjustment; both must be assessed location-specifically and in light of the current planning status.
Farmsteads and outbuildings. In the districts, former farmsteads shape the landscape. They cannot be meaningfully valued as single-family homes: the actual and permissible use, the extent of economically obsolete building stock, and the demarcation between yard/building area and agricultural land must be clarified.
Old town and ensemble protection. The historic market square and the surrounding buildings are subject to special requirements. Monument protection or ensemble protection restricts modernisation and densification — which may reduce the value depending on the property, but can also offer tax advantages through higher depreciation.
Market structure
The basis for any valuation is the data from the competent expert committee (Gutachterausschuss). The Expert committee (Gutachterausschuss) of the Erding district pursuant to Section 195 of the Building Code (BauGB) manages the purchase price register, derives standard land values from it, and publishes the real estate market report with transaction figures, price trends, and the required data — property yield rates, cost approach factors, and comparison factors. The standard land values can be viewed free of charge via the state's map service; the expert committee itself maintains the purchase price register and the real estate market report.
These data apply exclusively to the area of the respective committee. This is why a value cannot be derived from a neighboring district: a different purchase price database, a different property yield rate, and a different valuation date apply there. Relying on nationwide average values misses the mark entirely.
Location and submarkets in Dorfen
Adjacent areas
The data basis ends at the jurisdictional boundary — beyond it, a different expert committee, a different purchase price database, and separate standard land values apply. For properties in the vicinity, you can find the responsible authority here:
Competent expert committee (Gutachterausschuss)
For Dorfen, the Expert committee (Gutachterausschuss) of the Erding district competent authority. It determines the standard land values, maintains the land price register in accordance with § 195 BauGB, and publishes the real estate market report. These data form an essential basis for any proper valuation.
Which approach is appropriate here?
In the larger municipalities, the collection of purchase prices is sufficient for the sales comparison approach; in smaller municipalities, there are often too few sales transactions per year for the Cost approach for single- and two-family homes represents the more viable approach. For rented properties and mixed-use buildings, this Income approach decisive. The choice of valuation method must be justified in the appraisal report — not the other way around.
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.
Beyond Dorfen, I am regularly active in Erding, Wörth and Ebersberg in use — with the same local knowledge and the same data basis.
The location in numbers
Dorfen is part of the Erding district, which has a total of 142,540 residents across 26 municipalities. The expert committee (Gutachterausschuss) of the district, not the city itself, is responsible for standard land values; the purchase price register is maintained at the district level. The map above illustrates how the municipalities within the district relate to one another.
