Do you need a reliable valuation for a property in the district of Fürstenfeldbruck? I prepare market value appraisals in accordance with § 194 BauGB and the requirements of the ImmoWertV, condensed appraisal reports for private use, as well as appraisals regarding remaining useful life, rental value, and mortgage lending value.
The district borders the state capital to the west. Germering, Puchheim, and Olching are located along the S-Bahn (suburban rail) axes and are directly driven by the Munich real estate market; to the west, the development becomes more rural.
What is value-relevant here
S-Bahn (suburban rail) axes. Accessibility to Munich is a measurable characteristic of residential locations. There are significant differences between the municipalities along the railway line and the towns in between.
Municipal boundaries. Zoning plans, property parceling, and listing density change at the municipal border. The zone is decisive, not the district name.
Aircraft noise in the north. For plots of land in the vicinity of airfields, it must be checked whether they lie within a designated noise protection zone — blanket discounts are insufficient.
Market structure
The basis for any valuation is the data from the competent expert committee (Gutachterausschuss). The Expert committee (Gutachterausschuss) of the Fürstenfeldbruck District pursuant to § 195 BauGB, maintains the purchase price database, 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 and comparison factors. Standard land values can be obtained from the committee against a fee; the purchase price database and real estate market report are also available there.
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 sub-markets in the district of Fürstenfeldbruck
The location of the property within the area can be traced on the map.
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:
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 all areas with their own pages can be found at local property valuation.
The district in figures
The largest municipalities are Germering (41,822), Fürstenfeldbruck (38,187), Olching (28,052), Puchheim (21,410), and Gröbenzell (19,731). The population of the largest municipality is approximately 26 times that of the smallest — a clear indication of the significant disparities among the sub-markets within the district. Anyone seeking to determine the value of a property here cannot rely on a single average for the entire district; the map above shows the municipalities ranked by their distance to the nearest major urban center.
