Have you inherited a property and are wondering how much the inheritance tax will be? The valuation from the tax office is often too high, but you can have the property value determined online after the inheritance and save a substantial amount of money. Find out how you can significantly reduce your tax burden with a counter-assessment.
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The topic briefly and concisely
The standardised assessment by the tax office often leads to excessive inheritance tax, as individual value-reducing factors are ignored.
According to Section 198 of the Valuation Act, heirs have the right to demonstrate a lower, market-compliant property value through a qualified expert report.
A professional online valuation is the first step to potentially reducing the tax burden by up to 50% and creating a fair basis for inheritance disputes.
The inheritance of a property is an emotional and at the same time complex matter. In addition to grief, you have to deal with legal and financial questions, especially inheritance tax. The tax office often determines the value of your inherited property on a flat-rate basis and without an inspection, which can lead to an excessive tax demand. This article shows you how to have the property value professionally determined online after the inheritance, correct the value set by the tax office, and thus reduce your financial burden by thousands of euros.
Key points at a glance: Your benefits overview
A precise property valuation following an inheritance situation is crucial to avoid financial disadvantages. Here are the key points you should know:
Reduce tax burden: A qualified market value appraisal can lower the value set by the tax office by 20% to 50%, significantly reducing inheritance tax.
Challenge tax office valuation: The tax office utilizes standardized procedures, often leading to an inflated valuation. With the opening clause in § 198 BewG, you can demonstrate a lower, realistic value.
Clarity for heirs’ communities: A neutral appraisal provides a fair basis for dividing the inheritance or paying off co-heirs, thus preventing conflicts.
Make sales decisions: Only with a market-appropriate value can you make an informed decision about whether selling the inherited property is worthwhile at the present time.
Engaging an expert is therefore not just an option, but a strategic necessity to safeguard your interests.
Why the tax office's assessment is often too high
Confronted with an inheritance, you must inform the tax office of the property's value for the determination of inheritance tax. The problem? The tax office does not conduct an on-site inspection. Instead, it uses a standardised mass procedure regulated by the Valuation Act (BewG).
Depending on the type of property, three methods are employed:
Comparative value method: Here, sales prices of similar properties in the neighbourhood are used as a benchmark. This method is often used for condominiums and single-family houses.
Income value method: For rented properties, the potential rental income is considered, from which management costs and land yield, often 5%, are deducted.
Intrinsic value method: If there are no comparable properties, the value is derived from the building's construction costs and the standard land value.
These blanket methods ignore individual, value-reducing factors such as a backlog of repairs, unfavourable lighting conditions, or a problematic layout. Since the reform of the Valuation Act in 2023, valuations tend to be even higher, which can further increase your tax burden. A professional valuation for the tax office is therefore essential.
Your Right: Proving a Lower Property Value
You are not helplessly at the mercy of the tax office's blanket valuation. The law explicitly grants you the right to prove a lower value. This opportunity, known as the 'opening clause' under Section 198 of the Valuation Act (BewG), is your strongest tool for reducing inheritance tax.
Proof of a 'lower common value' requires a qualified market value appraisal from a certified expert. Such an appraisal takes into account all the individual characteristics of your property that the tax office ignores. These include not only the condition and fittings but also legal encumbrances or a mercantile depreciation, for instance, following a tragic incident in the house.
Such an appraisal is an investment that pays off: The costs for a legally sound appraisal start at around 2,800 euros but can lead to tax savings in the five- or even six-figure range. Don't wait for the tax assessment notice; instead, review the preceding property value notice. Secure yourself with a comprehensive appraisal for inheritance.
Have the property value determined online in 3 steps
The path to determining the correct property value is now more digital and accessible than ever before. You can conveniently start the process online to get an initial orientation and, if necessary, commission a recognised valuation. Here's how to proceed if you wish to determine the property value after inheritance online:
Use the free online initial assessment: Begin with a non-binding online value analysis. Tools like our ImmoGPT analyse millions of data points within minutes and provide you with an initial, data-driven value assessment. This helps you recognise the potential for a revaluation.
Request a professional analysis: If the initial assessment is insufficient or indicates a high tax burden, the next step is a detailed analysis by experts. At Auctoa, we analyse over 150 valuation factors and create a well-founded market value estimation, which is often sufficient to engage in dialogue with the tax authorities.
Commission a certified valuation report: For the final submission to the tax office, you need a market value report from a certified expert (e.g., according to DIN EN ISO/IEC 17024). This document is valid before authorities and courts and forms the basis for correcting your inheritance tax.
This graduated process gives you full control and cost transparency. After each step, you decide whether the next stage is necessary to protect your financial interests.
Conclusion: Act now to secure the true value of your heritage
The blanket valuation of an inherited property by the tax office can end up being costly. Do not rely on estimates, but on facts. By having the value of the property professionally determined online after the inheritance, you establish a solid, data-driven foundation to fairly manage your tax burden and avoid conflicts within the community of heirs. Make use of the legal possibilities and substantiate the actual, lower market value. A precise appraisal is not a cost factor, but an investment in safeguarding your assets. Start today with a free analysis to understand your options and make informed decisions for your future.
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Additional useful links
Bundesfinanzministerium provides comprehensive information on inheritance and gift tax.
Bundesfinanzministerium explains the application of regulations for the valuation of real estate for inheritance and gift tax purposes.
The Finanzamt Nordrhein-Westfalen provides forms for inheritance and gift tax.
The Statistisches Bundesamt offers data and information on construction and real estate price indices.
The Statistisches Bundesamt offers a glossary entry on house, property, and real estate ownership.
The Empirica Institut publishes a study on the topic of inheritance in Germany.
The Deutsche Bundesbank provides statistics on real estate and construction service prices.
FAQ
How long do I have to provide evidence of a lower property value?
You should demonstrate the lower value as early as possible, ideally before the final inheritance tax assessment is issued. It is best to respond directly to the notification of the property value determination, which precedes the tax notice.
What documents do I need for an online valuation?
For an initial online assessment, basic data such as address, year of construction, living area, and plot size are usually sufficient. For a detailed appraisal, a land register excerpt, building plans, energy certificate, and information on modernisations are also required.
What is the difference between standard land value and market value?
The standard land value is an average value for the bare land in a specific location, determined by expert committees. The market value (or market price) is the price that can be achieved for the entire property (land and buildings) taking into account all individual characteristics such as condition, features, and location.
Are there any costs incurred for the valuation by the tax office?
No, the valuation carried out by the tax office as part of the tax assessment is free for the heir. However, you must bear the costs for a counter-valuation to reduce the tax burden yourself, although you can often claim these for tax purposes.
Can I also have the value of a leasehold property determined?
Yes, it is also possible to determine the value for properties with hereditary building rights. The valuation is more complex because both the value of the building and the conditions of the hereditary building rights contract (duration, ground rent) are taken into account in the calculation.
How can Auctoa specifically help me save on taxes?
Auctoa offers you a quick, data-driven online analysis to identify the potential for tax savings. Building on that, we create a well-founded market value analysis or, if needed, arrange for a tax-office-approved appraisal to legally verify the value of your property and optimize your tax burden.
