Do you need a reliable valuation for a property in Freising? I prepare market value appraisals in accordance with § 194 BauGB and the requirements of the ImmoWertV, condensed appraisal reports for private use, and appraisals regarding remaining useful life, rental value, and mortgage lending value.
Freising is located approximately 35 kilometres north of Munich on the Isar River. The S1 line connects the city to the state capital, the A92 motorway links it to Munich and Deggendorf, and Munich Airport is situated immediately to the south-east in the Freising Moos. Hochschule Weihenstephan-Triesdorf and the Technical University additionally drive demand for smaller apartments.
What is value-relevant in Freising
Heritage protection on the Cathedral Hill. In the historic town centre of Freising, a significant portion of the existing building stock is protected as a heritage site or falls under ensemble protection. This has a dual effect: restrictions limit the buildable potential, while increased depreciation allowances under Sections 7h and 7i of the German Income Tax Act (EStG) can support the value. Both aspects must be clearly separated in the derivation.
Weihenstephan and the rental market. The presence of the Technical University of Munich (TUM) drives demand for small apartments and thus the income approach level. For multi-family homes and student apartments, the achievable gross income must therefore be justified separately and cannot be derived from general rent index levels.
Aircraft noise and Isar location. Parts of the municipal area lie within the influence zone of Munich Airport; the designated noise protection zones are decisive. In the areas along the Isar and Moosach rivers, the flood risk situation must additionally be assessed.
Market structure
The basis for any valuation is the data from the competent expert committee (Gutachterausschuss). The Expert committee (Gutachterausschuss) of the District of Freising 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 Freising
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:
The location in numbers
Freising belongs to the Freising district, which comprises a total of 186,276 residents across 24 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.
Competent expert committee (Gutachterausschuss)
For Freising, the Expert committee (Gutachterausschuss) of the District of Freising 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.
An overview of the entire district, with market trends and price ranges, is given in the article Property valuation in the district of Freising.
Beyond the district of Freising, I am regularly active in Erding, Moosburg an der Isar, Wörth and Landshut in use — with the same local knowledge and the same data basis.
