Frankfurt property market 2026: turnover, prices and standard land values at a glance

The local valuation board for property values (Gutachterausschuss) for the City of Frankfurt am Main has published its property market report for 2026. It analyses every purchase contract from 2025 and states figures for turnover, prices for flats and houses, standard land values, capitalisation rates and cost-method factors, each compared with the year before.

This guide summarises the key figures from the 127-page report, each with a page reference for anyone who wants to check it. It closes with what the numbers mean for buyers and sellers in Frankfurt, and with digo.immo’s valuation.

Turnover and purchase contracts in 2025 at a glance

In 2025, 5,387 purchase contracts covering land, developed property and condominium or partial ownership were notarised in Frankfurt am Main, around 9.3 percent more than the year before. Money turnover, however, rose by only around 1.4 percent, because high-value transactions above 10 million euros fell sharply: 34 transactions of this size achieved around 1.2 billion euros in 2025, around 16 percent less than in 2024 (1.5 billion euros), and their share of total turnover fell to around 31 percent (2024: around 37 percent, 2023: around 40 percent). As in 2023 and 2024, only 3 contracts above 100 million euros were notarised in 2025 (page 17).

Source: Frankfurt am Main property market report 2026, page 17 (overall land transactions) and page 19 (developed residential property); changes against 2024, calculated from the absolute figures stated there.

The valuation board described the 2025 property year as a mix of light and shade: the number of properties sold kept rising, but turnover barely did (page 11).

Condominium flats: new build, existing stock and pre-1919 buildings compared

Sales of new-build condominium flats fell by around 34 percent year on year to 183 transactions in 2025, the second-lowest level in ten years, on turnover of EUR 409.8 million. The mean price rose by around 6 percent to 7,820 euros per square metre of living space, while the average flat size fell from around 79 to around 68 square metres (page 29).

By age bracket, the 2025 price picture looked like this:

Source: Frankfurt am Main property market report 2026, page 32 (mean prices by rental status and year of construction); change calculated from the means stated there.

Prices for new-build flats moved very differently by location in 2025: the area covering the old town, inner city, the station and Gutleut district and Gallus saw the sharpest rise, around 10 percent. The most expensive new-build flats sold in Bornheim, averaging around 9,600 euros per square metre; at the same time, overall prices in Bornheim fell by around 8 percent, and in the Seckbach and Bergen-Enkheim area by around 6 percent (page 31). The number of rental flats converted into condominium ownership fell for the eighth year running in 2025, by around 9 percent; in the inner city the drop was around 22 percent, so that only around 29 percent of all converted flats were located there in 2025, against around 61 percent in 2023 (page 32).

Detached and semi-detached houses

In 2025, 549 detached and semi-detached houses changed hands in Frankfurt, on turnover of EUR 419.3 million, around 14 percent more contracts and around 18 percent more turnover than in 2024 (page 19).

Prices for detached houses varied widely by location in 2025: in very good and upmarket locations, 25 properties sold for between EUR 480,000 and around EUR 2.7 million, averaging around EUR 1.3 million, around 10 percent (very good location) or around 4 percent (upmarket location) less than in 2024. In average, simple and very simple locations, 33 properties sold for between EUR 355,000 and EUR 1.1 million, averaging around EUR 750,000, around 15 percent more than in 2024 (EUR 590,000); there were no sales at all in simple or very simple locations in 2025 (page 23).

Prices for new-build houses depended heavily on the district in 2025: in Kalbach they averaged around EUR 1.7 million in an average location, while in Sachsenhausen they averaged around EUR 3.3 million in a very good location (page 23).

Apartment buildings: income multiples and capitalisation rates

For rented apartment buildings, two figures drive the value above all: the income multiple, the price expressed as a multiple of the annual gross rental income (§ 193 BauGB), and the capitalisation rate, the rate at which the market discounts future income back to today’s value (§ 21 ImmoWertV).

For apartment buildings used purely for housing, the mean capitalisation rates in 2025 were:

Source: Frankfurt am Main property market report 2026, page 52. As a rule, the better the location, the lower the capitalisation rate.

For properties with a remaining useful life of 30 years or more, the report stated the following income multiples for 2025:

Source: Frankfurt am Main property market report 2026, page 61.

The valuation board explicitly notes that very low or even negative capitalisation rates make a traceable application of the income method difficult; in such sub-markets it recommends the comparison method instead (page 50). For condominium flats in a central location, the mean capitalisation rate for buildings up to 1949 in 2025 was even slightly negative, at minus 0.2 percent; for new builds the report states 1.4 percent, but from only three sales (page 56); for single-family houses in a central location it averaged minus 0.1 percent (page 54).

Standard land values and how they have moved

The valuation board set new standard land values for Frankfurt am Main as of 1 January 2026; they are published free of charge through the city’s Geoportal. A standard land value (Bodenrichtwert) is an average location value of the land per square metre for a zone of largely uniform plot characteristics; it has no binding effect for an individual plot (§ 196 BauGB) and is derived for a plot without any particular encumbrances (pages 43 and 44).

A worked example from the report for a prime city-centre retail location shows how wide the gap between locations can be: for the zone City 1a (4510), the report works with a standard land value of EUR 30,000 per square metre for a plot ratio (WGFZ) of 5.0 (page 49). Standard land values for residential use are far lower. The samples from which the valuation board derives its cost value factors give an indication: for the detached houses in that sample, standard land values averaged around EUR 1,180 per square metre in very good and upmarket locations (EUR 1,150 to 1,500) and around EUR 960 in average locations (EUR 800 to 1,025) (page 71). For terraced end-houses and semi-detached houses, the averages ranged from around EUR 570 per square metre in simple and very simple locations to around EUR 1,180 in very good and upmarket locations (page 72).

Cost-method factors for detached and semi-detached houses

The cost-method factor brings the arithmetically derived cost-method value into line with what the market actually pays (§ 21 (3) ImmoWertV). For detached houses it averaged 0.89 in very good and upmarket locations and 0.91 in average locations in 2025 (page 71). For terraced end-houses and semi-detached houses it was markedly higher: 1.27 on average in very good and upmarket locations, 1.34 in average locations and 1.54 in simple and very simple locations (page 72). A cost-method factor below 1.0 means the market pays less for the property than the arithmetic production cost and land value add up to; a factor above 1.0 means the opposite.

What the figures mean for sellers and buyers

For sellers, the 2025 report paints a split picture: prices held steady or rose slightly in sought-after locations and for new builds, while markedly fewer properties changed hands at the same time, especially new-build flats and large flats. A realistic asking price, anchored in current comparison data for the property’s own location and age bracket, therefore still matters more than a flat price per square metre pulled from the internet.

For buyers, the continuing low, and in places negative, capitalisation rates for condominium flats and houses in central locations mean that even small changes to rent or income assumptions shift the value considerably; checking the rent actually achievable is worth the effort, especially for a rented property. For apartment buildings, the income multiple works as a quick plausibility check before running a full income-method calculation. Anyone buying an undeveloped or under-used plot should check the current standard land value for their own zone, since the figures changed zone by zone as of 1 January 2026.

Average figures do not replace an individual valuation

Every figure in this guide is an average for an entire location, age bracket or property type. It only carries over to a specific property if that property matches the comparison group in its value-relevant features; differences in location quality, permitted building use, condition or fit-out play no part in a statistical mean, yet they feed straight into the price actually achievable. Mean values built from only a few sales call for particularly critical scrutiny too, a point the valuation board itself makes at several tables in this report.

Anyone who wants to understand the methods behind these figures will find them in the guide The comparison, income and cost methods explained. For your own property in Frankfurt am Main, digo.immo offers a property valuation: a written, source-based derivation with a reasoned value range and a recommended asking price for your own pricing and financial decisions. It is not a market value determination by a certified or publicly appointed expert and is not intended for a tax office, a court or a bank.

Editorial responsibility: digo.immo Verwaltung & Invest - certified residential property manager under § 26a WEG (IHK Frankfurt), licence under § 34c GewO. About the certification

This article provides general information only and does not replace individual legal advice. It was created with AI assistance; the legal statements have been checked against the official texts of the law. Legal status: 05/10/2026; laws and case law may change. No warranty is given as to completeness, accuracy or timeliness. When in doubt, please seek qualified advice.