Land Servicing and Development Plans – What a Building Plot Really Needs
A plot only becomes a building plot when it can be built on under planning law and is technically serviced. Both points determine value, costs and timeline – and are often underestimated when buying.
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Key points at a glance
- A plot is considered serviced if it is, or can be, connected to a road, water, sewerage and electricity.
- Development contributions for initial servicing are levied by the municipality; the owner usually bears 90% of the costs.
- House connections come on top and often cost €10,000 to €25,000.
- The development plan regulates the type and extent of building use, building limits and design.
- The purchase contract should clearly state who bears servicing costs already invoiced and those still to come.
What does "serviced" mean?
A distinction is made between public servicing (Erschließung) – road, pavement, street lighting, public sewers and lines – and private servicing, i.e. the house connections from the public network into the building.
A plot is considered fully serviced if it borders a public road that can be driven on and water, sewerage and electricity are available in the road. Telecommunications and fibre optics are practically part of this today.
Who pays for servicing?
In Bavaria, the municipality bears at least 10% of the eligible servicing costs and passes the rest on to the plot owners as a development contribution (Erschließungsbeitrag) under the Federal Building Code (Baugesetzbuch). For water and sewerage, municipalities also levy connection contributions (Herstellungsbeiträge) under the Municipal Charges Act (Kommunalabgabengesetz). Since 2018, Bavaria no longer levies road improvement contributions for the renewal of existing roads – but development contributions are still charged for the initial construction of a road.
The amount depends on the plot size, floor area and the municipality's allocation formula. In new development areas, €20 to €60/m² is usual, more in individual cases.
Important when buying: Ask the municipality to confirm in writing whether development and connection contributions have been invoiced and paid. The purchase contract states who bears any outstanding contributions.
Private connection costs
| Connection | Typical costs |
|---|---|
| Drinking water | €2,000–5,000 |
| Sewerage / sewer | €3,000–8,000 |
| Electricity | €2,000–4,000 |
| Telecommunications / fibre optics | €0–2,000 |
| Gas (if available) | €1,500–3,000 |
The costs depend heavily on the distance to the building and the subsoil.
Reading the development plan
The development plan (Bebauungsplan) consists of a plan drawing and written provisions. The most important details:
- Type of use: WR (purely residential area), WA (general residential area), MI (mixed area), GE (commercial area).
- GRZ (site occupancy index, Grundflächenzahl): the proportion of the plot that may be built on – e.g. 0.4 = 40%.
- GFZ (floor area ratio, Geschossflächenzahl): the ratio of the total floor area to the plot area.
- Number of full storeys (e.g. II), building method (detached/closed), building limits and building lines.
- Design: roof shape, roof pitch, ridge direction, knee wall, façade colours.
Terms in the development plan
| Abbreviation | Meaning | Example |
|---|---|---|
| WA | General residential area | Residential buildings, small shops, non-disruptive businesses |
| WR | Purely residential area | almost exclusively housing |
| MI | Mixed area | Housing and business |
| GRZ | Site occupancy index | 0.4 = 40% of the plot may be built on |
| GFZ | Floor area ratio | 0.8 = floor area up to 80% of the plot area |
| I, II | Number of full storeys | II = two full storeys |
| SD, PD, FD | Pitched roof, mono-pitch roof, flat roof | Roof shape requirement |
| Building limit (Baugrenze) | may not be exceeded | Position of the house |
Example: A 600 m² plot with a GRZ of 0.4 allows a built-up area of 240 m² – including house, garage and terrace, depending on the rules.
No development plan? The built-up area
If there is no development plan, whether a plot within a village or town can be built on depends on whether the project fits in with its surroundings (§ 34 BauGB). In the outer area (Außenbereich), building is only permitted in exceptional cases. A preliminary building enquiry at the district office provides certainty before you buy or plan.
Frequently asked questions
How much does a preliminary building enquiry cost?
The fees depend on the project and the authority and are usually in the low to middle three-figure range. There may also be costs for an architect's plans.
May I build before servicing has been completed?
Usually only once servicing is secured. In new development areas, the municipality releases the building plots once the construction road and the lines have been completed.
Can I deviate from the development plan?
Minor deviations are possible via an exemption under § 31 BauGB if the basic principles of the plan are not affected. Whether an exemption is realistic should be clarified before the purchase.
Where can I find the development plan?
At the municipality's building authority, and often online in the municipality's geoportal or in the BayernAtlas.
Sources & further reading
- gesetze-im-internet.de – § 127 BauGB: levying the development contribution
- gesetze-im-internet.de – Land Use Ordinance (BauNVO)
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