Do you need a reliable valuation for a property in Garching bei München? 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.
Garching is located north of Munich in the Munich district and is directly connected to the capital's network via the U6 line — a feature that is rare in the surrounding area. The line terminates at the research campus; between them lie the stops Garching and Garching-Hochbrück.
The market is shaped by the campus: the university, research institutions, and associated companies ensure sustained demand for rental and ownership apartments, which must be distinguished from general housing demand in the surrounding area. For investment properties, this is the determining factor.
What is value-relevant in Garching
U-Bahn instead of S-Bahn. The direct U6 subway connection constitutes an independent locational advantage: frequent service, no need to transfer, and direct access to the city center. The distance to the nearest stop must be specifically assessed in the appraisal report.
Research campus and rental market. The scientific campus generates stable demand for small apartments. For lettable properties, the income position is therefore a standalone issue, not an appendix to the cost approach.
Town center, residential areas, and Hochbrück. The established core, the residential areas to the east, and the commercial site at Hochbrück form sub-markets with their own pricing logic.
Proximity to the A9 motorway and the Isar region. The motorway provides accessibility but also noise; to the west, the Isar area with its open spaces adjoins. Both factors affect residential locations to varying degrees.
Market structure
The basis for any valuation is the data from the competent expert committee (Gutachterausschuss). The Expert committee (Gutachterausschuss) of the District of Munich in accordance with § 195 BauGB, maintains the land 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 factors, and comparison factors.
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 Garching
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 Garching, the Expert committee (Gutachterausschuss) of the District of Munich competent authority. It determines the standard land values, compiles purchase price data in accordance with § 195 BauGB, and publishes the real estate market report. Only this authority provides binding information on standard land values; for your appraisal report, I will obtain the relevant values from there.
Which approach is appropriate here?
Where sufficient purchase transactions are available, it contributes to sales comparison approach; for detached and semi-detached houses in thinly populated sub-markets, this is Cost approach the more viable approach. For let properties and mixed-use buildings, this is 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 it concerns a private decision, 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.
In the neighborhood, I am regularly involved in Lkr. München, Munich and Ismaning in use.
The location in numbers
Garching is part of the Munich district, which has a total of 359,410 residents across 29 municipalities. The expert committee (Gutachterausschuss) of the district is responsible for the standard land values, not the municipality itself — the land price database is maintained at the district level. The map above shows how the municipalities within the district relate to one another.
