What is your property worth?
We determine the market value of your property using the recognised methods of the German valuation ordinance (ImmoWertV), with a source and reference date for every figure. At a fixed price, within seven to ten working days.
A valuation you can check yourself.
Free online valuations give you a range and a phone call. We give you the reasoning: two to three methods, weighted by property type, based on data from the local valuation board (Gutachterausschuss), the standard land value, the rent index and current comparable listings.
You receive a value range, a recommended asking price and concrete advice on negotiation and documents. As property managers we also read what buyers will check later: service charges, maintenance reserve, owner resolutions, maintenance backlog and leases.
What you get.
About 20 pages
Result, property, location with maps, market, methods, value drivers, recommendation and sources.
Recognised methods
Comparison, income and cost method under ImmoWertV, weighted by property type and checked against current listings.
Every figure sourced
We state the source and reference date for every value, so you can check each assumption.
A manager's view
Service charges, reserves, resolutions and maintenance backlog feed into the valuation.
Asking price
Advice on asking price, negotiation target and the documents buyers will want to see.
Results call
30 minutes by phone or video, plus one round of follow-up questions within 14 days.
What the valuation is for.
Suitable
- You are preparing a sale and need the right asking price.
- You want to check a purchase price before you sign.
- A community of heirs or a separating couple needs a shared figure for an amicable split.
- You are planning your assets or succession and want to know where you stand.
- You are setting a rent, including for a commercial unit.
- You are weighing up whether to refurbish or to sell.
Not suitable
- You want to prove a lower value to the tax office.
- You need a value for court proceedings.
- Your bank requires a valuation for a mortgage.
- You need the value of a right such as a right of residence or usufruct.
These cases require a formal market value determination (Verkehrswertermittlung) by the local valuation board (Gutachterausschuss) or by a certified or publicly appointed expert. In our first conversation we tell you who to contact.
The methods we use to derive the value.
The German valuation ordinance (ImmoWertV) sets out three methods. Depending on the property type we calculate two or three of them and check the result against the current listing market.
Comparison method
ImmoWertV §§ 24 to 26What comparable properties actually sold for. The basis is the purchase price collection and the comparison factors of the local valuation board (Gutachterausschuss), adjusted for location, age, size and condition.
Income method
ImmoWertV §§ 27 to 34What the sustainable rent is worth today. We work with the rent index or the market rent, operating costs, the property yield (Liegenschaftszinssatz) and the remaining useful life.
Cost method
ImmoWertV §§ 35 to 39What land and building are worth: land value from the standard land value, the building from construction costs less depreciation, adjusted to the market with the cost value factor.
Listing comparison
Market check, not an ImmoWertV methodWhat sellers are currently asking, adjusted for the usual gap between asking and sale prices. It shows how the market is reacting right now.
Weighting by property type
- Comparison value
- Income value
- Cost value
- Listing comparison
Flat
If let, we show both the vacant and the let value.
House
The income value is added if the house is let or has a granny flat.
Apartment building
The comparison uses the income multipliers of the valuation board; the cost value serves as a check.
Commercial and mixed use
We assess each type of use separately.
- How we derive the achievable rent for flats and commercial units is shown in the rental valuation section below.
- In the Rhine-Main region we visit the property. Nationwide we work from documents and photos, and the document says so.
How the value comes together in the sample document.
The fictitious 3-room flat in Frankfurt's Nordend: 82 m², built in 1908, vacant. Three approaches, weighted by property type, produce the market value. Every figure is sourced in the document.
| Approach | Value | Weight | Share |
|---|---|---|---|
| Comparison value from the valuation board's sale prices | 539,520 EUR | 50 % | 269,760 EUR |
| Listing comparison, adjusted for the negotiation discount | 525,141 EUR | 30 % | 157,542 EUR |
| Income value based on the local comparative rent | 429,540 EUR | 20 % | 85,908 EUR |
| Total | 100 % | 513,210 EUR |
- Market range
- EUR 492,000 to 534,000
- Recommended asking price
- EUR 539,000
Reference date 21 September 2026. The property is fictitious, the market data are real.
What rent is right for the market?
For shops, offices, practices or flats we determine the market rent on re-letting: as a monthly net rent excluding service charges, with a range and a recommended asking rent.
There is no rent index for commercial space. We therefore split the unit into its parts, such as sales or main area, ancillary rooms, storage and parking, and value each part using the benchmarks of the local chamber of commerce (IHK). Current listings at the location and in the wider area check the result, adjusted for negotiation and condition.
For flats the derivation rests on the rent index with all adjustments and on comparable listings. We set out the limits of the rent brake and the capping limit so you know the framework you are working in.
As property managers we read the lease as well. Term, options, indexation, VAT and the condition on return all affect when and at what rent you can re-let.
Typical occasions
- A commercial tenant is moving out and you want to offer the space at the right rent.
- A lease is ending or an option is due and you want to know where the market rent lies.
- An indexation clause allows the rent to be reset and you want to prepare the talks with your tenant.
- You are buying or selling a let unit and want to check whether the rent is sustainable.
- You are re-letting a flat and need an asking rent that fits both the market and the rent index.
A fictitious shop on Berger Straße in Frankfurt-Bornheim, calculated with real market data as of 25 September 2026. The sample is in German.
- Market rent
- EUR 1,840 per month
- Per square metre
- EUR 15.33/m²
- Market range
- EUR 1,730 to 1,950
- Recommended asking rent
- EUR 1,950
Weighting of the approaches
- Space by IHK benchmarks
- Listings at the location
- Listings in the wider area
- Rent index
- Comparable listings
Commercial unit
Shop, office, practice or storage. We value each part of the space separately.
Flat or house
With a qualified rent index. Without one, the weight shifts towards listings.
Fixed price including VAT, with a site visit in the Rhine-Main region. We credit the price against a letting instruction placed within three months.
The rental valuation is a basis for your own decisions as landlord. It is not intended to justify a rent increase under §558a BGB, does not replace a determination of the rent by an expert under §317 BGB and does not contain legal advice.
From enquiry to results call.
- Start
Enquiry
You tell us the property type, address and occasion. We check whether a valuation fits your purpose.
- Usually same working day
Fixed-price offer
With delivery time and the list of documents for your property type.
- After you instruct us
Documents
You send the documents. In the Rhine-Main region we visit the property.
- 7 to 10 working days
Valuation
From complete documents. Every figure personally checked.
- After delivery
Call
We walk you through the result and recommendation in 30 minutes.
Valuation practice from management and brokerage.
Dirk große Osterhues has calculated income values for acquisition decisions since 2018, the year he also completed an IHK course on property valuation. Today he values flats, houses, apartment buildings and commercial units for sellers, buyers and owners.
As a certified residential property manager under §26a WEG, licensed under §34c GewO, he knows which documents matter. Research is digitally supported; he checks every figure himself before you receive the document.
- IHK course on property valuation, 2018.
- Income value calculations for acquisition decisions since 2018.
- Certified residential property manager under §26a WEG.
- Licence under §34c GewO for brokers and managers.
Fixed prices, VAT included.
| Service | Rhine-Mainwith site visit | Nationwidefrom documents | Deliveryonce documents are complete |
|---|---|---|---|
| Valuation | |||
| Flat7 working days | 690EUR | 490EUR | 7 working days |
| House7 working days | 890EUR | 690EUR | 7 working days |
| Apartment building up to 10 units10 working days | 1,390EUR | 1,190EUR | 10 working days |
| Larger apartment building, commercial or mixed use10 working days | from1,690EUR | from1,490EUR | 10 working days |
| Rental valuation | |||
| Flat or house5 working days | 390EUR | 290EUR | 5 working days |
| Commercial unit7 working days | 690EUR | 590EUR | 7 working days |
If you instruct us to sell straight away, the valuation is part of the brokerage service. If the instruction follows within 6 months of delivery, we credit the price you paid against the commission.
If the property is in our rental or individual unit management, you pay the nationwide price for a valuation, with the site visit included. A rental valuation costs half. If you hand the management to us within 6 months of delivery, we credit the price you paid against the management fee.
Your price with our management
Valuation
- Flat
690490 EUR- House
890690 EUR- Apartment building up to 10 units
1,3901,190 EUR- Larger apartment building, commercial or mixed use
1,690from1,490 EUR
Rental valuation
- Flat or house
390195 EUR- Commercial unit
690345 EUR
- All prices include 19 % VAT. For larger and commercial properties we quote the fixed price after reviewing the documents.
- We credit a rental valuation against a letting instruction placed within three months.
- The credit against the management fee is spread over the first 12 months and capped at the fee for that period. It applies to rental and individual unit management, not to the management of owners' associations.
- Owners in associations we manage receive a 10 % discount.
Questions about the valuation.
How does our valuation differ from a free online valuation?
An online valuation calculates a range from a few inputs and usually serves to put you in touch with an agent. The valuation is based on your documents, in the Rhine-Main region on a site visit, and derives the value using two to three methods. We state the source for every figure.
Can I use the valuation with the tax office or in court?
No. Under §198 BewG a lower value can only be proven to the tax office by the local valuation board or by appointed or certified experts, and courts instruct their own experts. For these cases we point you to suitable contacts.
Which documents do you need?
That depends on the property type. You receive a list with our offer; for a flat, for example, the declaration of division, minutes of the last three owners' meetings, budget, service charge statement, energy certificate and floor area calculation. If something is missing, we flag the assumption in the document.
Is it possible without a site visit?
Yes. Outside the Rhine-Main region we work from documents, photos and public street and aerial imagery. The document states that no site visit took place.
Do I have to sell with you afterwards?
No. The valuation is a stand-alone service. If you instruct us to sell within six months, we credit the price against the commission.
Can I use the rental valuation to justify a rent increase?
That is not what it is designed for. §558a BGB lists as means of justification in particular the rent index, information from a rent database, the reasoned opinion of a publicly appointed and sworn expert and three comparable flats. The rental valuation shows you beforehand which rent the market will bear and which legal limits apply.
Does the rent brake apply to commercial space?
No. The rules in §§556d to 556g BGB apply only to residential space. Commercial rents are generally freely negotiable, which makes a transparently derived market rent all the more useful as a basis for talks with prospective tenants.
Do you also value for prospective buyers?
Yes, as a purchase price check before you decide, with express delivery in three working days on request. We do not value properties we market or manage ourselves for prospective buyers.
I am buying as an investment. Is it cheaper if you manage the property afterwards?
Yes. If you hand the individual unit or rental management to us within six months of delivery of the valuation, we credit the price you paid against the management fee for the first twelve months, up to the amount of that fee.
The valuation is a basis for your own decisions as the client. It is not a market value determination under §194 BauGB and is not intended for submission to tax offices, courts or lenders.
Know what your property is worth.
Tell us the property type, address and occasion. You receive a fixed-price offer, usually on the same working day.