Do you own a property that is more than just a piece of land – perhaps with a lake view, in a secluded location, or of historical significance? Such uniquely located properties often hold untapped potential. Learn how to identify these special features and make the most of their value.
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The topic briefly and concisely
Properties in exceptional locations are characterised by unique features (e.g. views, waterfront, isolation) that significantly impact their value and require a specialised assessment.
The standard land value serves only as a rough guide; for properties in exceptional locations, individual analyses and surcharges/discounts are necessary to determine the actual market value (often a deviation of 15-30%).
A professional evaluation and a targeted marketing strategy that highlights uniqueness are crucial to fully unlocking the value potential (up to 20% higher prices) of properties in special locations.
What makes a property a property of special location and how does this affect its value? Many owners and heirs underestimate the specific features of their real estate. This article sheds light on what factors make a property unique, from unobstructed views to rare building permits, and how a professional valuation by Auctoa can help you realize the true market value. We show you how to achieve up to 20% higher selling prices by correctly assessing and highlighting the special characteristics of your property.
What defines properties in a prime location?
A plot of land in a special location is characterised by features that set it apart from average plots and significantly influence its value. These can account for up to 15% of the total value. Such features are not always immediately apparent and go beyond standard criteria.
The Immobilienwertermittlungsverordnung (ImmoWertV) provides the legal basis for valuation and takes these special features into account. Consider the difference between a standard building plot and one with direct lake access – a clear case of a special location. A precise analysis of the plot factors is therefore essential. Identifying these special characteristics is the first step to maximising value.
The two pillars of location assessment: Understanding macro and micro locations
The assessment of a property's location is based on two levels: the macro and micro location. The macro location describes the wider environment, such as the city or region, and its economic attractiveness, which can influence the base value by up to 10%.
The micro location, on the other hand, focuses on the immediate surroundings: the street, the neighbourhood, noise emissions, and connectivity. A property may be situated in a economically strong region (good macro location), but lose value due to a noisy street (poor micro location). Both aspects must be thoroughly analyzed for properties of special locations. For a detailed market analysis of properties, these distinctions are fundamental.
Value Drivers: What factors make a location special?
Various factors can make a property a prime location and increase its value by over 25%. An unobstructed view, waterfront location, or a rare secluded setting are obvious value drivers. However, less obvious aspects also play a role.
Here are some key factors:
Topography and Orientation: A south-facing plot is often more desirable than a north-facing one. An optimal layout can improve buildability by 15%.
Soil Quality: Good soil quality can reduce construction costs by up to 10%. Contaminated sites, however, significantly reduce value.
Development Level: Fully developed plots are up to 20% more valuable than undeveloped ones.
Legal Particularities: A generous development plan or special usage rights (e.g., for luxury properties) can greatly increase value.
Rarity: Plots with unique characteristics, such as waterfront properties or those in secluded locations, often command premium prices.
These factors demonstrate how complex the valuation of prime location properties can be and why a standard valuation often falls short. A thorough understanding of these value drivers is crucial for successful marketing.
The standard land value: Guidance with limitations in specific locations
The standard land value provides an average value for properties in a specific zone and is determined every two years by expert committees. It serves as an initial guideline, but often inadequately reflects the value of properties in exceptional locations. Deviations of +/- 20% are not uncommon.
Particular property-specific features (p.P.F.) such as a unique view or a special building permit are not individually recorded in the standard land value. Therefore, for properties in exceptional locations, a supplementary, detailed valuation is essential to determine the actual market value, which can be up to 30% higher than the standard land value. A blanket adoption of the standard land value can lead to significant misjudgements.
Valuation methods for properties in prime locations: More than standard procedures
For the valuation of properties in unique locations, standard methods are often insufficient. The comparison method, which involves using the prices of similar, recently sold properties, reaches its limits when there are no comparable properties with similar characteristics—a common scenario with unique properties.
Here, specific adjustments and often the combination of several methods are necessary:
Detailed analysis of the unique features: Every value-affecting factor of the special location must be individually identified and quantified. This can mean a value increase of 5-15% per feature.
Valuation adjustments to the standard land value: Based on the identified characteristics, justified adjustments are made to the standard land value.
Potential analysis: What development possibilities does the property offer? Possible higher utilisation can increase the value by 10-20%.
Expert appraisal: A surveyor with experience in valuing properties in special locations can precisely determine the value and correctly assess deviations from standard values of up to 25%.
The complexity often requires an individual approach, as provided by Auctoa with AI-assisted analyses and expert knowledge. This way, you can exploit the full value enhancement potential of undeveloped properties. The right valuation is the key to success.
Risks and opportunities of properties in special locations
Lands in prime locations often offer above-average value development opportunities, which can be up to 15% above the market average. An exclusive view or a rare building permit are definite advantages. However, there are also risks: Special conditions, such as monument protection or nature conservation, can restrict usability and increase costs by 10-20%.
Additionally, developing remote properties or those with challenging topography (e.g., hillside locations) can become significantly more expensive, sometimes up to 30% more compared to standard plots. Therefore, a thorough examination of all legal and factual circumstances is essential. With the right investment strategies, these risks can be minimized. An impartial assessment, like the one offered by Auctoa, helps you realistically assess opportunities and risks.
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The successful marketing of a property in a special location requires a strategy that highlights its uniqueness. Standard brochures are often not enough to achieve a value that can be 20% above comparable properties without these features. High-quality visualisations, such as drone footage of the view or 3D renderings of potential developments, can increase the interest of potential buyers by up to 50%.
Precisely define the target audience: Is an investor looking for a profitable asset or a private buyer seeking a unique gem? The communication must be tailored accordingly. Emphasise the emotional value, such as that offered by a leisure property with lake access. A professional presentation that clearly communicates all advantages is crucial. The challenge lies in convincingly justifying the often higher price due to the special features.
Conclusion: Expert knowledge for the optimal value of your uniquely located property
How do I determine if my property is in a special location?
Examine characteristics such as an unobstructed view, proximity to water, parks or special facilities, exceptional tranquillity, size or layout, rare building opportunities or historical significance. A professional assessment by experts like Auctoa can provide clarity; often these are factors that can enable an increase in value of over 10%.
Is a property in a special location always worth more?
Mostly yes, often by 15-30% or more. Factors such as an exclusive view or water access significantly increase value. However, there are also special locations with restrictions (e.g. listed buildings, difficult-to-build slopes) that may reduce the value or increase development costs by up to 20%.
What documents are important for the valuation of a property in a special location?
Important documents include the current land register extract (not older than 3 months), the cadastral map, the development plan (if available), proof of services, any building permits, soil reports, and documents regarding special rights or charges. Up to 10 different documents may be relevant for an accurate valuation.
How can Auctoa assist me with my property in a special location?
Auctoa offers an AI-supported property valuation that also takes special location factors into account. Our ImmoGPT chat can clarify initial questions. For a detailed analysis and a well-founded value assessment, which is often 20% more accurate than standard tools, our experts are at your disposal.
What does a valuation for a property in a special location cost?
Costs vary depending on complexity and scope. An initial online assessment is often free of charge. A qualified appraisal for a property in a special location can cost between €500 and over €2,000, due to the higher analysis effort, depending on the property's value and specific requirements.
How long does the valuation of a property in a special location take?
You will often receive an initial online assessment within a few minutes. A comprehensive appraisal by a surveyor can take between 2 to 6 weeks, depending on the availability of documents and the complexity of the case. At Auctoa, we strive for prompt processing within 10-15 working days after the submission of documents.
Additional useful links
Umweltbundesamt provides comprehensive information on contaminated sites in the field of soil and agriculture.
Bundesbank offers its financial stability reports, providing insights into the German financial landscape.
Bundesverband der Deutschen Volksbanken und Raiffeisenbanken (BVR) publishes a detailed real estate market report that highlights current developments.
FAQ
How can I find out if my property has a special location?
Consider features such as an unobstructed view, proximity to water, parks or special facilities, exceptional tranquility, size or layout, rare development opportunities, or historical significance. A professional assessment by experts like Auctoa can provide clarity; often it is these factors that can enable a value increase of over 10%.
Is a property in a prime location always worth more?
Mostly yes, often by 15-30% or more. Factors such as an exclusive view or water access significantly increase value. However, there are also special locations with restrictions (e.g., listed building status, difficult-to-build slope) that can reduce value or increase development costs by up to 20%.
What documents are important for the valuation of a property in a special location?
Important are the current land register extract (not older than 3 months), the cadastral map, the development plan (if available), evidence of development, building permits if applicable, soil surveys, and documents on special rights or encumbrances. Up to 10 different documents can be relevant for an accurate assessment.
How can Auctoa help me with my property in a special location?
Auctoa offers an AI-powered property valuation that also takes special location factors into account. Our ImmoGPT chat can help with initial queries. For a detailed analysis and a well-founded value assessment, which is often 20% more accurate than standard tools, our experts are at your service.
What is the cost of an appraisal for a property in a special location?
The costs vary according to complexity and scope. An initial online evaluation is often free of charge. A qualified appraisal for a property in a special location can cost between €500 and over €2,000 due to the higher analysis effort, depending on the property's value and specific requirements.
How long does it take to evaluate a property in a special location?
You will often receive an initial online assessment within a few minutes. A comprehensive report by an expert can take between 2 to 6 weeks, depending on the availability of documents and the complexity of the case. At Auctoa, we strive to process this within 10-15 working days after receiving the documents.
