Do you need a reliable valuation for a property in Ottobrunn? 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.
Ottobrunn borders Munich to the southeast and is one of the most densely built-up municipalities in the district. The S5 line connects the town to the city centre and Kreuzstraße; this is supplemented by a dense bus network to neighbouring municipalities.
The existing housing stock largely dates from the decades following the war, with very little undeveloped land remaining. The market therefore relies on replacement new construction and densification — which raises the question of what the building regulations actually permit on a specific plot of land.
What is value-relevant in Ottobrunn
Utilizability rather than land area. In areas with limited space, it is not the square meterage that decides, but what is permissible on the site: floor area ratio, gross floor area ratio, building lines, and setback requirements. Two plots of equal size can therefore differ significantly in value.
Replacement New Construction and Infill Development. For older single-family homes, the land value minus demolition costs is often the prevailing approach. Whether this applies depends on the relationship between the remaining useful life and the land value share.
Location relative to the S5 line and the main arterial roads. The distance to the stop and the location on the through roads have opposing effects: accessibility on the one hand, traffic noise on the other.
Employment location in the surrounding area. Aerospace companies in the southeast of Munich anchor demand to the location on a permanent basis — a stabilising factor for the housing market.
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 sub-markets in Ottobrunn
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 Ottobrunn, 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 Grünwald in use.
The location in numbers
Ottobrunn is part of the Munich district, which comprises 29 municipalities with a total population of 359,410. The expert committee (Gutachterausschuss) of the district, not the municipality 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.
