Dreaming of your own home in the Nuremberg countryside, but finding the search for a plot complicated? This guide sheds light on current prices, essential checklists, and how to avoid common mistakes. Ensure your land purchase in 2025 is a success!
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The topic briefly and concisely
The property prices in the Nuremberg region vary greatly (average €376/m²), making thorough local research essential.
Plan around 9-12% of the purchase price for additional costs (property transfer tax in Bavaria 3.5%).
Make sure to check the development plan, the land register entry, and the development level of the property before purchasing.
The desire for a plot of land in the Nürnberger Land is a big step for many. But what is the current state of the market, and what hurdles must be overcome? This article provides you with a comprehensive overview of prices, the process, and important tips to help you make the right decisions when buying land in the Nürnberger Land. We show you how to avoid cost traps and lay a solid foundation for your project. A well-founded property valuation can help you determine the fair market value.
Analyse current property prices in Nürnberger Land
Land prices in the Nürnberger Land show a differentiated development. As of June 2025, the average asking price for plots stands at approximately 376 euros per square metre. However, the range is wide: the cheapest 10% of plots cost around 137 euros/m², while the most expensive 10% are at 750 euros/m². Over the past 12 months, average prices have slightly decreased by -0.5%. Municipalities such as Schwaig bei Nürnberg (around 728 €/m²) and Röthenbach an der Pegnitz (around 689 €/m²) have the highest average prices. It's cheaper, for example, in Pommelsbrunn, with about 182 €/m². A detailed analysis of land prices is essential.
A plot with planning permission costs on average 40% more than one without. These figures highlight how important it is to conduct a thorough market analysis and obtain a professional valuation before purchasing a plot in the Nürnberger Land. Knowledge of local price dynamics protects you from overpriced offers.
Price development is just one aspect; next, we will consider the important steps in the purchase process.
The property purchase process: Step-by-step to ownership
The purchase of land follows a clearly defined process. First, you establish your budget, including all additional costs. Here, plan for a buffer of about 10% for unforeseen expenses. Afterwards, the actual search for land begins, where location, size, and condition are crucial. Once you've found a suitable property, the next step is to examine important documents such as the development plan and land register extract. Negotiate the purchase price and, if necessary, enter into a preliminary contract. Arrange financing with your bank before the purchase agreement is notarized. After paying the land transfer tax and registration in the land registry, you are officially the owner. This process often takes several months.
The following documents are typically relevant when purchasing land:
Land register extract (shows ownership and encumbrances)
Cadastral map/site plan (shows exact boundaries)
Development plan (regulates buildability)
Proof of development
Financing commitment from your bank
Obtaining a financing confirmation from your bank early on can strengthen your negotiating position. With these steps, you are well prepared, but what criteria are decisive in making your choice?
Important Selection Criteria for Your Building Plot in Nürnberger Land
Choosing the right plot is fundamental for your construction project. Pay particular attention to the location: proximity to work, schools, and infrastructure are important factors. Examine the development plan carefully: What and how are you allowed to build? The condition of the soil is also a key factor; a soil survey costing between €1,000 and €2,500 can prevent expensive surprises like contaminants or difficult soil conditions. [3_,] The degree of development is another cost factor: Is the plot already connected to electricity, water, and sewage? A fully developed plot is more expensive but spares you separate development costs. [1,2_]
Do not underestimate the importance of the development plan; it can significantly limit your building ambitions. A careful examination of these criteria helps to avoid poor decisions when buying land in the Nuremberg region. Next, we will shed light on the often underestimated additional costs.
Additional costs when buying property: What to expect
In addition to the pure purchase price, various additional costs are incurred when acquiring a property, which can often amount to 9% to 12% of the purchase price. In Bavaria, the land transfer tax is 3.5% of the purchase price. You should budget approximately 1.5% to 2% of the purchase price for the notary and land registry entry. If an estate agent is involved, agent fees of up to 3.57% (buyer’s share) may apply. These costs should definitely be considered in your financial planning. A valuation report for your property can help you assess the purchase price more accurately and calculate the additional costs more precisely.
Here is an example breakdown of the additional costs for a property with a purchase price of 200,000 Euros in Bavaria:
Land transfer tax (3.5%): 7,000 Euros
Notary and land registry costs (approx. 1.8%): 3,600 Euros
Estate agent’s commission (assuming 3.57% buyer’s share): 7,140 Euros
Total additional costs: approx. 17,740 Euros
Many banks expect the additional purchase costs to be financed from equity. Once the costs have been clarified, it is important to be aware of potential risks.
Minimising Potential Risks and Pitfalls When Buying Property
Buying property comes with risks that you should be aware of and mitigate. A common issue is contamination in the soil, resulting from previous uses. [2_,] A soil survey is essential here to avoid remediation costs that can often run into several thousand euros. Carefully examine the land registry entry for registered encumbrances such as rights of way or pre-emption rights. Unclear ownership relationships or a lack of or restricted planning permission can delay or make your construction project impossible. The processing time for a market value appraisal in the Nürnberger Land district can take three to five months. [2_,] A detailed market analysis helps identify unrealistic price expectations.
A lack of or inadequate assessment of the development plan is one of the most common mistakes when buying property. Inform yourself comprehensively to avoid these pitfalls. Our experts at Auctoa are happy to assist you with an impartial valuation or use our ImmoGPT chat for initial inquiries. But how do you find the right property?
Property search in the Nürnberger Land: Strategies and Sources
The search for the perfect plot requires patience and a clear strategy. Define your priorities: location, size, accessibility, and surroundings. Use various channels for your land search. Online real estate portals offer a wide selection. Local newspapers or the websites of municipalities in the Nürnberger Land region may also have listings. Sometimes, banks sell plots from their portfolios. Direct contact with municipalities can be worthwhile, as they are often aware of new development areas. Network and talk to residents; opportunities sometimes arise off the public market.
Key sources of information for land searching are:
Online real estate portals (e.g., Immowelt, ImmoScout24)
Websites of municipalities in the Nürnberger Land district
Local banks and savings banks
Official announcements
Nürnberger Land district appraisal committee for standard land values
Create a search profile on real estate portals to stay informed about new listings. Thorough research is the key to success. But what should you consider after the purchase?
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Purchasing the land is often not the end of the story. If your property has not yet been developed, you will incur costs for connecting to public networks. The costs for developing utilities such as electricity, water, gas, and telecommunications can range from €7,000 to €15,000 or more. [2_,7] The municipality can pass up to 90% of the development costs onto the owners. [3_,] Check with the local authority in the Nürnberger Land for precise costs and procedures. For your construction project, you will need a building permit from the Landratsamt Nürnberger Land. [4___,] The process from application to approval can take several weeks to months. [2___,] Early resolution of buildability and development is crucial.
A preliminary decision can resolve important questions regarding the admissibility of your project even before the building application and is binding. [4___,] Careful planning of this phase ensures a smooth start to construction.
Conclusion: Well-prepared for the property in the Nuremberg region
How long does it take to get a building permit in Nürnberger Land?
The processing time for a building permit or preliminary decision at the Nürnberger Land District Office can take several weeks to months. Early application is advisable. [2___,4___,]
Is it worthwhile to buy undeveloped land in Nürnberger Land?
Undeveloped land is often cheaper to purchase. However, you must account for additional development costs (approximately €7,000 - €15,000 or more) and the time required for development. [2_,7] Carefully calculate whether the savings are worthwhile.
Can Auctoa assist me with purchasing land in Nürnberger Land?
Yes, Auctoa offers AI-supported property valuations to help you assess the fair market value of land in Nürnberger Land. Our ImmoGPT-Chat can also quickly answer initial questions and support your decision-making process.
How much have land prices in Nürnberger Land increased lately?
In the last 12 months (up to June 2025), average land prices in Nürnberger Land have slightly fallen by -0.5%. Over three years, there has been a decrease of -2.6%.
Which municipalities in Nürnberger Land have the highest land prices?
Municipalities with the highest average square metre prices in Nürnberger Land include Schwaig bei Nürnberg (approx. €728/m²), Röthenbach an der Pegnitz (approx. €689/m²), and Rückersdorf (approx. €647/m²).
What is the difference between standard land value and market value?
The standard land value is an average value for an area with similar properties. The market value (fair value) of a specific plot can differ as it considers individual characteristics such as shape, exact location, buildability, and level of development.
Additional useful links
Bayerisches Landesamt für Statistik offers press releases related to statistics in Bavaria.
Statistisches Bundesamt (Destatis) provides tables on house and land prices.
Landkreis Nürnberger Land offers information on land value data in the region.
BORIS-Bayern is the official Bavarian land value information system.
Leibniz-Institut für ökologische Raumentwicklung (IOER) publishes a brochure on the results of a land survey.
Stadt Nürnberg provides the property market report for Nuremberg for the year 2023.
Stadt Nürnberg provides information on building regulations in Nuremberg.
Deutsche Bundesbank offers an indicator system for the residential property market.
Wikipedia provides an article about the district of Nürnberger Land.
FAQ
How long does it take to get a building permit in the Nürnberger Land?
The processing time for a building permit or preliminary decision at the District Office of Nürnberger Land may take several weeks to months. It's advisable to submit your application early. [2___,4___,]
Is it worth buying a non-developed plot in the Nürnberger Land?
An undeveloped plot of land is often cheaper in purchase price. However, you must factor in additional development costs (approx. €7,000 - €15,000 or more) and the time required for development. [2_,7] Calculate carefully whether the savings are worthwhile.
Can Auctoa help me with purchasing property in the Nürnberger Land?
Yes, Auctoa offers AI-powered real estate assessments that help you estimate the fair market value of a property in the Nürnberger Land. Our ImmoGPT chat can also quickly answer initial questions and support you in your decision-making.
How much have property prices in the Nürnberger Land risen recently?
In the past 12 months (up to June 2025), the average land prices in the Nürnberger Land have slightly decreased by -0.5%. Over a 3-year period, there has been a decline of -2.6%.
Which municipalities in Nürnberger Land have the highest land prices?
Among the municipalities with the highest average square meter prices in the Nuremberg area are Schwaig near Nuremberg (approx. €728/m²), Röthenbach an der Pegnitz (approx. €689/m²), and Rückersdorf (approx. €647/m²).
What is the difference between standard land value and market value?
The standard land value is an average value for an area with similar plots. The market value of a specific property may differ from this as it takes into account individual characteristics such as layout, exact location, buildability, and level of development.
