Do you need a reliable valuation for a property in Passau? 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.
Passau is located approximately 180 kilometers east of Munich, on the border with Upper Austria, where the Danube, Inn, and Ilz rivers converge. The A3 motorway to Regensburg and Linz runs past the city, and the railway line to Vienna stops at the main station. The university fosters a distinct market for small apartments.
Passau is a special case topographically and hydrologically. The location at the confluence of the Danube, Inn, and Ilz rivers, the hillside locations above the old town, and a rental market shaped by the university create a combination that requires specific assessment steps.
What is value-relevant in Passau
Flood risk. No other characteristic impacts the value in Passau as strongly. For properties in the old town and along the riverbanks, it must be checked whether they are located in a designated flood zone, what water level records are documented, and how the ground floor usage is designed to cope with this. Blanket discounts for the old town do not do justice to the situation — there is a world of difference between a protected property and one that is regularly affected.
Slope locations. Hacklberg, Haidenhof and the locations above the Innstadt offer views but entail development and infrastructure costs. Both must be captured on an object-specific basis.
University. The University of Passau drives demand for small apartments. For investment properties, this is the primary income driver; turnover and furnishing levels must be factored into the income analysis.
Old town and heritage conservation. The baroque old town is largely an ensemble area. Usability, parking situation, and renovation effort differ here from new construction stock on the city outskirts.
Market structure
The basis for any valuation is the data from the competent expert committee (Gutachterausschuss). The Expert committee (Gutachterausschuss) of the City of Passau pursuant to § 195 BauGB, conducts the collection of purchase prices, derives the standard land values from this data, and publishes the real estate market report containing transaction figures, price trends, and the required data — including property yield rates, cost approach factors, and comparison factors. Standard land values, the purchase price collection, and the real estate market report are exclusively available from the committee itself.
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 of Passau on the map
Die Lage innerhalb des Gebiets lässt sich in der Karte nachvollziehen.
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)
As a city independent of a district, Passau has a own expert committee (Gutachterausschuss), separate from the expert committee (Gutachterausschuss) of the district of Passau. It conducts the land price register according to § 195 BauGB for the city area and determines the standard land values.
Which approach is appropriate here?
For condominiums, the sales comparison approach to achieve this goal — in the closed urban area, the collection of purchase prices is dense enough to provide reliable comparable cases. For multi-family homes and mixed-use properties, this Income approach decisive, because the rental structure and management costs determine the value. For detached single- and two-family homes in peripheral locations, the Cost approach in consideration.
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.
Other urban districts without district status
In independent cities, the expert committee (Gutachterausschuss) maintains its own purchase price database, separate from the surrounding rural district. Confusing these jurisdictions leads to using incorrect comparable values. This same separation applies in:
The city in figures
As an independent city, Passau maintains its own purchase price register and its own expert committee (Gutachterausschuss), separate from the surrounding rural district. This is crucial for valuation: comparable cases from the surrounding area do not apply here, and jurisdiction ends at the city limits.
