Do you need a reliable real estate valuation for a property in the district of Passau? I prepare market value appraisals in accordance with § 194 BauGB and the ImmoWertV guidelines, condensed appraisal reports for private use, and appraisals covering remaining useful life, rental value, and mortgage lending value.
The district surrounds the independent city of Passau and extends from the Danube Valley into the Bavarian Forest and to the border with Upper Austria.
What is value-relevant here
Own Expert Committee. Properties in the district are subject to different data and a different expert committee than those in the city of Passau. Confusion between the two regularly leads to incorrect comparable values.
Flooding on the Danube and Inn rivers. Whether a plot of land is located within a designated flood zone or in a risk area behind protective structures is significant for its developability, insurability, and value.
Border location. Proximity to Upper Austria influences the labor market and demand, which must be captured through market adjustments.
Market structure
The basis for any valuation is the data from the competent expert committee (Gutachterausschuss). The Expert committee (Gutachterausschuss) of the district of Passau 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 Passau district
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 Vilshofen an der Donau (18,061), Pocking (16,509), Hauzenberg (11,775), Bad Griesbach i.Rottal (9,279), and Fürstenzell (8,590). The population of the largest municipality is approximately 15 times that of the smallest — indicating the significant diversity of submarkets within the district. Determining the value of a property here requires more than a single average for the entire district; the map above shows the municipalities ranked by their distance to the nearest major urban center.
