Do you need a reliable valuation for a property in Rosenheim? I prepare market value appraisals in accordance with § 194 BauGB and the ImmoWertV guidelines, condensed appraisal reports for private use, as well as appraisals regarding remaining useful life, rental value, and mortgage lending value.
Rosenheim is located approximately 60 kilometers southeast of Munich at the confluence of the Inn and Mangfall rivers. The A8 motorway to Salzburg and the A93 towards Kufstein converge here, and the Munich–Salzburg railway line stops at the main station. Consequently, the city lies between the price pressure of Munich and the attractiveness of the foothills location.
Rosenheim, as a district-free city, constitutes its own sub-market between the Munich metropolitan area and the foothills of the Alps. Demand is driven from both directions: by the price pressure of the greater Munich area and by the attractiveness of the pre-Alpine location. The result is a market that cannot be accurately mapped using either Munich or rural comparable values.
What is value-relevant in Rosenheim
Flood risk. Rosenheim is located at the confluence of the Inn and Mangfall rivers. Whether a plot of land lies within a designated flood zone or in a risk area behind protective structures is significant for buildability, insurability, and value. This is assessed based on official determinations, not by applying a blanket discount across the entire city area.
Old town and heritage conservation. The area around Max-Josefs-Platz and Ludwigstraße is characterized by heritage-listed ensembles. The cost of renovation, the usability of the upper floors, and the tax treatment are directly linked to the heritage status.
Commuter location. The connection via the A8 and A93 motorways and the railway to Munich makes Rosenheim an alternative location for Munich-based demand. The accessibility of the main train station is a measurable characteristic in residential areas.
University campus. The Technical University of Rosenheim generates its own demand for small apartments. For investment properties, this is relevant on the income side as it shapes vacancy risk and turnover.
Market structure
The basis for any valuation is the data from the competent expert committee (Gutachterausschuss). The Expert committee (Gutachterausschuss) of the City of Rosenheim 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 of Rosenheim 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 without district affiliation, Rosenheim has a own expert committee (Gutachterausschuss), separate from the expert committee (Gutachterausschuss) of the Rosenheim District. It maintains the land price register in accordance with Section 195 of the Building Code (BauGB) for the city area and determines the standard land values. For properties in the district, different data and a different committee apply — a confusion here regularly leads to incorrect comparable 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 a city without district status (kreisfreie Stadt), Rosenheim maintains its own purchase price register and its own expert committee (Gutachterausschuss), separate from the surrounding district. This is crucial for valuation: comparable cases from the surrounding area do not apply here, and jurisdiction ends at the city limits.
