Property Valuation
Location Analysis
Site Analysis Construction Project
Are you facing the decision of choosing a building plot? A detailed site analysis is key to avoiding costly surprises and laying the foundation for a successful construction project. Discover which steps are essential.
With access to Google, BORIS, and Deep Research.
A detailed site analysis significantly reduces financial risks and construction delays.
The examination of the development plan, land register, and building encumbrances is essential for legally secure planning.
A building site survey (costing around €1,000-2,500) provides information about the soil quality and load-bearing capacity and is highly recommended.
Selecting the right plot is one of the most significant decisions in any construction project. But how do you ensure that your dream property truly lives up to its promise? A professional analysis of the site for your construction project reveals potential risks early on, from soil conditions to legal pitfalls. This article guides you through the key aspects of a thorough examination and shows you how to create a solid foundation for your investment. With a well-founded analysis, you turn uncertainties into clear advantages and can embark on your construction project with confidence.
Every successful construction project begins long before the first spade breaks ground – with a thorough site analysis. Are you wondering why this step is so crucial? A comprehensive analysis minimises risks, ranging from unsuitable soil conditions to unexpected legal requirements. Without this examination, you could face additional costs of tens of thousands of euros or significant construction delays. A careful property evaluation is therefore not an option, but a necessity. Knowing all relevant factors enables you to make informed decisions and set the course for a project with stable value. In the next step, we will take a closer look at the key components of this analysis.
A comprehensive land assessment for your construction project is comprised of several components. Each individual aspect contributes to a complete picture of the potential and possible obstacles. Thorough examination of these points protects you from unpleasant surprises and secures the value of your investment. For an initial assessment, you can also use our ImmoGPT Chat to clarify specific questions.
Location and Surroundings: More than just the address
The location is a decisive factor and significantly influences the value of your land. Analyse the macro and micro location: How is the connectivity to transport, schools or shopping facilities? Are there sources of noise or planned developments in the neighbourhood that could reduce the value? Investigating these factors is an important part of the market analysis for plots. These insights are crucial before we turn to the legal conditions.
The legal examination is a core component of any property analysis. This primarily involves examining the land register, which records ownership, encumbrances, and restrictions, such as right of way or pre-emption rights. These entries can significantly impact the usability and value of your property. A 'clean' land register is often the basis for hassle-free financing. Also, ascertain whether there are any charges entered in the register of encumbrances, which regulate, for example, setback areas or parking space commitments. These can directly limit your building plans. A professional construction law assessment is crucial here.
The Development Plan: What are you allowed to build?
The development plan provides detailed specifications on how a property may be developed (§ 30 BauGB). It regulates, for example:
Type of land use (e.g. residential area, mixed-use area)
Extent of building use (floor space ratio, site coverage ratio)
Construction method (open, closed)
Buildable land areas (building boundaries, building lines)
Number of full storeys and maximum building height
Requirements for roof shape or facade design
If there is no development plan, the admissibility is determined in accordance with § 34 BauGB (within built-up areas) or § 35 BauGB (outside areas). Any deviation from the specifications can lead to a rejection of the building application. Reviewing these documents is crucial to ensure the feasibility of your construction project. Next, we will examine the physical characteristics of the property, starting with the soil condition.
The nature of the soil is a critical factor for the stability and cost of your construction project. A soil survey report (also known as a geotechnical report) provides essential information on this. Although not generally mandatory in Germany, it is strongly recommended and can protect you from damages such as cracks due to settlement or moisture issues. The cost for such a report typically ranges between €1,000 and €2,500 for a single-family house. This investment is small compared to potential renovation costs, which can quickly reach five-digit amounts. A report provides clarity about load-bearing capacity, soil type, groundwater conditions, and potential contamination. You can find more about contaminated sites and their assessment on our blog. The results of the soil survey have a direct impact on the planning of the foundation and basement. Another important aspect is the development of the property.
A plot is considered ready for building when it is developed. Development includes connection to public utility networks. These include:
Connection to the public road network
Water supply
Sewage disposal (sewerage)
Electricity supply
Telecommunications network (telephone, internet)
Gas supply, if applicable
The costs for development can be considerable and vary greatly, often between 15,000 and 45,000 euros, depending on the location and effort. Be sure to clarify before purchase whether the plot is fully, partially, or undeveloped. Information on whether development contributions have already been paid (ebf) or still need to be paid (ebp) can often be found in the municipality's documents or the purchase contract. Missing or inadequate development can delay your construction project by months and drive up costs. Therefore, a detailed development plan is crucial. Once the physical and technical connections are settled, we focus on the financial aspects and property valuation.
In addition to the pure purchase price, various ancillary costs are incurred when acquiring a plot of land. These include property transfer tax (depending on the federal state, 3.5% to 6.5% of the purchase price), notary and land registry fees (approx. 1.5% - 2%), as well as potential estate agent fees (often 3% to 7% plus VAT). These costs can quickly increase the total price by 10-15%. A detailed potential analysis of the building land helps to determine the fair market value. Here, standard land values, which are determined by expert committees and accessible through systems like BORIS-D, play an important role. For a precise valuation, various methods according to the property valuation ordinance (ImmoWertV) can be used, such as the comparison value, income, or asset value method. A professional valuation by Auctoa can help you achieve the optimal price or prevent you from overpaying. Do not underestimate possible legal challenges when buying land. A thorough examination of all costs and values is fundamental before we finally turn to the environmentally relevant factors.
Considering environmental aspects is becoming increasingly important in property analysis. This includes checking for contamination, such as pollution of soil or groundwater due to previous uses. Suspicion can arise particularly with former industrial or commercial sites. The remediation of such contaminated sites can incur costs ranging from several tens of thousands to hundreds of thousands of euros. Information on this is provided by contaminated site registers maintained by environmental agencies. Conservation is also a factor: are there protected habitats or species on the property? This may limit the buildability. Sustainable planning also takes into account the energy efficiency of the future building and the use of renewable energies, which lowers operating costs in the long term and increases the value of the property. Examining the environmental factors of a property is therefore an essential part of a forward-looking analysis. These considerations complete the comprehensive property analysis.
The land analysis for a construction project is a complex process that goes far beyond simply considering price and location. From legal review and soil surveys to clarifying access and environmental aspects – every step is crucial for success. A thorough analysis protects you from unforeseen costs that can easily exceed 10-20% of the construction sum and legal issues. It forms the foundation for realistic planning and a value-stable investment. Take the time for a detailed examination or consult experts like Auctoa. A well-founded land analysis is your best protection for a worry-free building project. For an initial assessment or specific questions, our ImmoGPT chat is available, or you can contact us directly for comprehensive advice.
Statistisches Bundesamt offers comprehensive information on construction prices and the real estate price index in Germany.
Statistisches Bundesamt provides tabulated data on house prices and land prices.
Statistisches Bundesamt delivers key figures for the construction industry.
Deutsche Bundesbank presents its indicator system for the housing market.
Gesetze im Internet offers the complete and current text of the Building Code (BauGB).
ZIA Zentraler Immobilien Ausschuss presents its Spring Report 2025 with current analyses and forecasts for the real estate market.
Umweltbundesamt provides information on soil and land protection.
Wie lange dauert eine Grundstücksanalyse?
Die Dauer einer Grundstücksanalyse hängt vom Umfang ab. Die Beschaffung aller Unterlagen (Grundbuchauszug, Bebauungsplan etc.) kann einige Tage bis Wochen dauern. Ein Baugrundgutachten benötigt meist 2-4 Wochen von Beauftragung bis Ergebnis.
Kann ich eine Grundstücksanalyse selbst durchführen?
Teile der Recherche (z.B. Lagebeurteilung, erste Einsicht in Bebauungspläne) können Sie selbst vornehmen. Für spezifische Prüfungen wie das Baugrundgutachten oder eine detaillierte Rechtsprüfung ist die Beauftragung von Fachexperten (Geologen, Vermesser, spezialisierte Berater) jedoch unerlässlich.
Was passiert, wenn ich auf einem Grundstück mit Altlasten baue?
Bauen auf einem altlastenverdächtigen Grundstück ohne vorherige Untersuchung kann zu erheblichen gesundheitlichen Risiken und hohen Sanierungskosten führen, die der Eigentümer tragen muss. Zudem kann die Baubehörde die Nutzung untersagen oder Auflagen erteilen.
Sind die Kosten für eine Grundstücksanalyse im Grundstückspreis enthalten?
In der Regel nicht. Kosten für Gutachten oder detaillierte Analysen trägt üblicherweise der Käufer bzw. Bauherr. Erschließungskosten können teilweise im Kaufpreis enthalten sein (bei 'voll erschlossenen' Grundstücken), dies muss aber genau geprüft werden.
Welche Rolle spielt der Bodenrichtwert bei der Grundstücksanalyse?
Der Bodenrichtwert ist ein Durchschnittswert für Grundstücke in einer bestimmten Lage und dient als wichtiger Anhaltspunkt für den Grundstückswert. Er wird von Gutachterausschüssen ermittelt und ist z.B. über BORIS-Systeme der Bundesländer einsehbar. Für eine genaue Bewertung sind aber weitere individuelle Faktoren des Grundstücks zu berücksichtigen.
What is the difference between building land and potential development land?
Building land is already designated for construction and is usually developed or the development is assured. Potential development land is an area where future development is expected but is not yet legally assured or developed. Purchasing potential development land is more speculative and carries higher risks.
