Standard Land Values in OberfrankenExplanation, Data and Use
The standard land value (Bodenrichtwert) is one of the most important reference points when valuing property and land. It states what one square metre of undeveloped land in a particular zone is worth on average – based on purchase prices actually achieved.
This guide in one minute
The key points of this guide as a short video. All details and worked examples are in the text below.
No narration, background music only.
Inhalt dieser Seite (14)
- What is a standard land value?
- Standard land values by town and region
- Where can I find the official standard land values?
- How are standard land values used in property valuation?
- How to read a standard land value
- Worked example: from standard land value to plot value
- From field to building plot: stages of development
- Commercial land
- What the values reveal about the market
- Plot prices in practice
- Standard land values and developers
- Standard land values over time
- Standard land values in spa towns and holiday areas
- Land value and building value in proportion
Currently for sale: See 4 plots from €38,000
Key points at a glance
- The standard land value is the average value of one square metre of land in a zone, derived from actual purchase prices.
- In Oberfranken, values for residential building land range from under €20/m² in the countryside to over €400/m² in Bamberg.
- A specific plot can differ considerably depending on size, shape, servicing and building rights.
- The official values can be accessed via BORIS Bayern; valuation committees also publish market reports.
- Since 2025, the standard land value no longer plays a role in the Bavarian property tax.
What is a standard land value?
The standard land value is determined by the valuation committee (Gutachterausschuss), an independent body at every independent city and every district. It is based on actual purchase contracts, which notaries forward to the valuation committee.
Important: The standard land value is an average for a defined zone. A specific plot can differ from it – upwards or downwards, depending on its shape, servicing, orientation and individual features.
Standard land values by town and region
Reference values (residential building land, average location)
| Town / municipality | Standard land value (avg.) | Range |
|---|---|---|
| Bamberg, city centre | €250–400/m² | €180–500/m² |
| Bayreuth, city centre | €180–280/m² | €120–350/m² |
| Bayreuth, outskirts | €80–130/m² | €60–160/m² |
| Coburg, central location | €100–180/m² | €70–220/m² |
| Hof, central location | €60–90/m² | €40–120/m² |
| Hof, outskirts | €35–60/m² | €20–80/m² |
| Kulmbach | €40–80/m² | €25–100/m² |
| Marktredwitz | €30–60/m² | €20–80/m² |
| Wunsiedel | €25–50/m² | €15–65/m² |
| Rural municipalities | €15–35/m² | €5–50/m² |
These values are guide figures based on the most recently published standard land values. Binding and current values are available via the official portal BORIS Bayern of the Bavarian Surveying Administration.
Where can I find the official standard land values?
BORIS Bayern
The standard land value information system for Bavaria (boris-bayern.de) displays standard land values interactively on a map. It is free of charge for citizens. You can search by address or parcel number and receive the standard land value for the relevant zone.
Valuation committees
The valuation committees at the independent cities and district offices (Landratsämter) also publish land market reports (Grundstücksmarktberichte) with more detailed analyses – including price ranges, transaction volumes and development trends.
Responsible valuation committees in Oberfranken:
- City of Bayreuth: bayreuth.de
- City of Hof: stadt-hof.de
- City of Coburg: coburg.de
- City of Bamberg: stadt.bamberg.de
- District offices of Hof, Kulmbach, Wunsiedel: via the respective district website
How are standard land values used in property valuation?
When buying a plot
The standard land value provides the starting point for price negotiations. A plot offered well above the standard land value needs special justification (e.g. serviced building land in a prime location). A plot below the reference value may indicate problems (contaminated soil, burdensome easements, an unfavourable shape).
In property valuation
In the comparison value method (Vergleichswertverfahren) and the asset value method (Sachwertverfahren), the land value enters the valuation as a separate component. The building value is determined separately. The sum of the land value and the building value gives the total value of the property.
For inheritance tax
The tax office uses standard land values for the tax valuation of property for inheritance or gift tax (Erbschaft- oder Schenkungsteuer). If the resulting tax value is higher than the actual market value, a market value appraisal (Verkehrswertgutachten) can be used to correct it.
→ Tax details: Inheritance and Gifting a property
For property tax – no longer in Bavaria
Unlike most federal states, since 2025 Bavaria has calculated property tax (Grundsteuer) using a pure area model: what counts is the plot area and building floor area, not the standard land value. So in Bavaria, a high land value does not automatically lead to a higher property tax.
How to read a standard land value
In BORIS Bayern, each value comes with a short description of the reference zone. Typical details:
| Detail | Meaning |
|---|---|
| W, M, G | Type of use: residential, mixed or commercial building land |
| ebf / ebp | free of / liable for development contributions – whether servicing costs are still due |
| B (baureifes Land) | Stage of development: the plot is ready for building |
| GFZ | Floor area ratio (Geschossflächenzahl) of the reference plots |
| Area | Typical plot size to which the value refers |
| Reference date | Date to which the value refers |
If your plot differs from these characteristics, the value must be adjusted. The valuation committees sometimes publish conversion coefficients for this purpose.
Worked example: from standard land value to plot value
A building plot in Kulmbach, 950 m², standard land value for the zone €75/m² (free of development contributions, typical plot size 600 m²).
| Step | Value |
|---|---|
| Standard land value × area (€75 × 950 m²) | €71,250 |
| Deduction for oversize (large plots cost less per m², example −10%) | −€7,125 |
| Premium for south-facing orientation and quiet location (example +5%) | +€3,206 |
| Deduction for a utility easement across the garden (example −€3,000) | −€3,000 |
| Estimated land value | around €64,300 |
The premiums and deductions are examples – in practice they depend on the local data of the valuation committee and on the individual case. Whether the plot can be divided or built on more densely is often the biggest value driver of all. More on this under Selling a plot.
From field to building plot: stages of development
The value of land depends heavily on whether and when it may be built on:
| Stage of development | Description | Value relative to building land (guide) |
|---|---|---|
| Agricultural or forestry land | Arable land, meadow, forest | very low, often only a few euros per m² |
| Expected building land (Bauerwartungsland) | Development foreseeable, e.g. in the land use plan | about 15–40% |
| Raw building land (Rohbauland) | Development plan in place, but not serviced | about 50–75% |
| Land ready for building (baureifes Land) | buildable and serviced | 100% |
For owners of agricultural land on the edge of a village, this can be significant: if a new development area is designated, the value multiplies. At the same time, such developments often take many years. Background information under Land servicing and Developers.
Commercial land
Commercial building land in Oberfranken is usually well below residential building land – often between €15 and €60/m², and higher at well-connected locations along the A9 and A73. For investors in commercial property, transport links, plot shape and permitted use are what count most. → Warehouse and industrial space
What the values reveal about the market
Standard land values are a good indicator of the long-term development of a location. If they rise over several reference dates, demand for building land is stable – a sign of people moving in and economic strength. This has been clearly visible in Bamberg, Bayreuth and Forchheim in recent years, but hardly at all in many municipalities in the Fichtelgebirge and Frankenwald. More on this in the Oberfranken market report and in the report on demographics.
Plot prices in practice
Standard land values are averages. What a specific building plot costs also depends on supply and demand:
| Situation | Price relative to the standard land value |
|---|---|
| Sought-after building plot in Bamberg, Bayreuth or Forchheim | often above, significantly so with several interested parties |
| Building plot in a new municipal development area | often a fixed price set by the municipality, sometimes with a family discount |
| Leftover plot with an unfavourable shape | below |
| Backland plot with access via neighbours | below, depending on the right of way |
| Plot with a house to be demolished | land value minus demolition costs |
| Plot in a shrinking municipality | often below, longer marketing period |
Particularly with plots that have old buildings on them, buyers offset the demolition costs. For a detached house this can be €20,000 to €50,000, more if there are hazardous substances. More under Buying a plot.
Standard land values and developers
For developers, the land value is a calculation variable in the project: the achievable sales prices of the flats minus construction costs, incidental costs and profit give what they can pay for a plot (residual value). In sought-after locations with high buildability, this value is often above the standard land value – especially for plots on which more flats can be built than is usual in the surrounding area. Owners of larger plots should therefore also consider offers from developers. → Developers
Standard land values over time
If you want to know how a location has developed, you can call up older reference dates in BORIS Bayern. A comparison over several years shows whether a municipality is in demand or stagnating. Typical patterns can be seen in Oberfranken:
- University towns and commuter belts: significant increases over the last ten years.
- Medium-sized centres with motorway connections: moderate, steady increases.
- Rural municipalities away from the main routes: largely stable values, sometimes with declines.
This development reflects the demographic trends we describe in the market report on demographics.
Standard land values in spa towns and holiday areas
In tourist towns in the Fichtelgebirge and Fränkische Schweiz, standard land values sometimes differ from those of surrounding municipalities. Sought-after locations with views or close to lakes and ski lifts trade at higher prices, while more remote plots in the same village are considerably cheaper. For buyers of holiday homes, the micro-location is therefore decisive. → Holiday home in the Fichtelgebirge
Land value and building value in proportion
How large the land's share of the total value is depends heavily on the location. In Bamberg, the land can account for half the value of an older house; in rural areas, often only a tenth. This matters for investors, because only the building share can be depreciated. Low land values in Oberfranken therefore mean a high depreciable share. → Depreciation (AfA) on property
FrankenImmo – Results-driven brokerage
Phone: 0151 58363197 | Request a free valuation
Frequently asked questions
Why is the standard land value in my street higher than in the neighbouring village?
Because standard land values reflect demand: infrastructure, accessibility, the character of the village and the scarcity of building land differ even between neighbouring municipalities. A value is only ever meaningful for its own zone.
Are there standard land values for mixed-use areas too?
Yes. For mixed building land and core areas where housing and business come together, the valuation committees determine separate values. In city centres these are often higher than for purely residential land, because shops and offices are also permitted there.
Can I challenge a standard land value?
Standard land values are not administrative acts and cannot be challenged. However, if a tax assessment is based on a standard land value that is inappropriate for your plot, you can prove a lower value with an appraisal.
Where can I find standard land values for agricultural land?
Also in BORIS Bayern. The valuation committees also determine values for arable land, grassland and forest. In Oberfranken, these are usually in the low single-digit euro range per square metre.
Is the standard land value the same as the plot price?
No. The standard land value is an average for a zone. The actual price of a specific plot can differ considerably from it – upwards or downwards.
How often are standard land values updated?
In Bavaria, usually every two years, at the beginning of each even-numbered year. Some valuation committees update more frequently. You can see the reference date in BORIS Bayern directly next to each value.
Can I access BORIS Bayern free of charge?
Yes. The standard land values can be accessed free of charge by anyone via boris-bayern.de.
Why is the purchase price of a house so far above the standard land value?
Because the standard land value only values the land. The purchase price of a developed plot also includes the value of the building, the outdoor facilities and the advantages of the location. With older houses in rural areas, on the other hand, the land value can make up a large part of the total value. How the two come together is explained in Determining property value.
Sources & further reading
- boris-bayern.de – BORIS Bayern: official standard land values
- gesetze-im-internet.de – ImmoWertV: standard land values and stages of development
- gesetze-im-internet.de – § 196 BauGB: standard land values
- gutachterausschuesse-bayern.de – Valuation committees in Bavaria
Unsure about a term? Property glossary · FAQ
Matching listings
What is your property worth today?
A market-based valuation using real comparable sales from Upper Franconia – free, without obligation, usually within 48 hours.
- One personal contact for all of Upper Franconia
- Reply usually within 24 hours