Do you own a recreational property or are you considering a purchase and wondering how to accurately determine its value? A professional appraisal for recreational properties provides clarity and security. Learn about the factors that influence value and how to avoid costly mistakes.
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The topic briefly and concisely
An appraisal for recreational properties is essential to determine the true value and typically costs between 0.5% and 1.5% of the market value.
Important value factors include location, size, degree of development, buildability, and legal conditions such as the development plan.
Contamination and the development status can significantly impact the value and should be carefully examined; development costs can exceed 15,000 euros.
The dream of having your own retreat in the countryside – a leisure property promises relaxation and quality of life. But what is your idyll actually worth? A comprehensive appraisal for leisure properties is essential, whether for buying, selling, inheritance, or simply for asset overview. This article highlights the key aspects of valuation – from legal pitfalls to value-determining factors – and shows you how to maximize the benefits of such an appraisal. With a solid valuation, which often costs between 0.5% and 1.5% of the property's value [14], you protect your investment.
Understanding the need for an appraisal of recreational properties
Why is an appraisal for recreational properties so crucial? Recreational properties, often referred to as leisure properties or weekend properties, are subject to specific valuation criteria that differ from those for regular building land. An appraisal determining the current market value of your property, valued at 400,000 euros, can cost between 2,000 and 6,000 euros. [14] This investment protects against misjudgments that can quickly lead to financial disadvantages amounting to several thousand euros. An appraisal provides an objective basis for price negotiations and offers security in important decisions. Especially in cases of inheritance or divorce, a neutral appraisal is often indispensable to avoid disputes over the value of up to 150,000 euros or more. [12] Therefore, the professional valuation is an important step. The complexity of the appraisal increases with factors such as unclear construction rights or existing contamination, which require the expertise of an expert.
Precisely analyse value-influencing factors in recreational properties
The value of a recreational plot is determined by a variety of factors. Location is often the dominant factor; plots near water or with good access to urban centres usually fetch higher prices, often 10-20% more than comparable properties in less sought-after areas. [23] The size and layout of the plot are also relevant; a well-usable, rectangular layout is more advantageous than a long, narrow plot. [21] Another important aspect is the level of development. If connections for water, electricity, and sewage are already available, this significantly increases the value as the development costs, which can range between 15,000 and 25,000 euros [45], are eliminated or reduced. Soil condition and potential contamination can, on the other hand, reduce value; a soil survey, which costs between 1,000 and 2,500 euros [11], can provide clarity here. The buildability according to the development plan also plays a central role. [22] Demand and potential use, for example, for allotments or weekend houses, significantly influence the achievable price. [23]
Understand the legal framework for recreational properties in Germany
Legal aspects concerning recreational properties are particularly complex. In Germany, the Building Use Ordinance (BauNVO) defines whether an area is designated as a special area intended for recreation. [34] This is a fundamental prerequisite for use as a recreational property. Permanent living is generally not permitted on such properties, even though there may be practical tolerances. [34] The development plan of the respective municipality specifies the requirements of the BauNVO and regulates details such as the type and extent of structural use. [34] It is crucial to examine this plan carefully before making any structural changes or purchasing a weekend property. For allotments within sites, the Federal Allotment Gardens Act (BKleingG) often applies, containing its own regulations, for example, the size of garden sheds (a maximum of 24 square metres of built-up area including covered outdoor seating). [32] Existing structures may be protected under certain conditions, but here too, the details of the respective state building code must be observed. [36] An early building law assessment can help protect against surprises.
The following legal documents are particularly relevant:
Building Code (BauGB)
Building Use Ordinance (BauNVO)
State building codes
Municipal development plans
Federal Allotment Gardens Act (BKleingG) for allotments
Land register entry to check encumbrances and restrictions
Clarifying these points is an important step before finalizing an appraisal for recreational properties.
The standard land value as a starting point for the valuation of recreational properties
Der Bodenrichtwert ist ein amtlich ermittelter Durchschnittswert für Grundstücke in einer bestimmten Zone und wird in Euro pro Quadratmeter angegeben. [53] Er dient als erste Orientierung für den Wert eines Freizeitgrundstücks, bildet aber nicht den endgültigen Verkehrswert ab. [52] Die Bodenrichtwerte werden von Gutachterausschüssen auf Basis gesammelter Kaufpreise ermittelt und in der Regel alle zwei Jahre aktualisiert. [55] Sie beziehen sich auf unbebaute Grundstücke mit bestimmten Standardmerkmalen. [52] Für Freizeitgrundstücke kann der Bodenrichtwert eine untergeordnete Rolle spielen oder es gibt spezielle Ausweisungen, da sie oft nicht als klassisches Bauland gelten. [51] Abweichungen des individuellen Grundstücks von den Merkmalen des Bodenrichtwertgrundstücks (z.B. hinsichtlich Erschließung, Größe, Zuschnitt, Bebaubarkeit) müssen im Gutachten gesondert berücksichtigt werden. [51] A detailed market analysis by an expert is therefore essential to determine the specific value of a recreational property. Die Bodenrichtwerte sind öffentlich einsehbar, beispielsweise über die BORIS-Systeme der Bundesländer.
Cost of an appraisal for recreational properties and potential savings
The costs for an appraisal of recreational land vary. A comprehensive market value appraisal according to § 194 BauGB is usually more expensive than a brief appraisal. The prices can range between 0.5% and 1.5% of the determined market value. [14] For a property value of, for example, 80,000 euros, this would be 400 to 1,200 euros. For simpler evaluations or brief appraisals, the costs can also start at a flat rate of around 890 euros. [12] Factors influencing the costs include the size and complexity of the property, the research effort for documents, and the difficulty of the appraisal (e.g., due to rights and encumbrances). [15] To save costs, you should provide the appraiser with all relevant documents (land registry extract, site plan, extract from the encumbrances register, building permits if applicable) in full. This can reduce the appraiser's time by up to 10-15%. Clarify precisely the scope of the commission in advance: Do you need a legally admissible full appraisal or is a cheaper plausibility check sufficient? A clear agreement helps to optimize the appraisal costs. Sometimes experts also offer a base fee plus a success component, e.g., 297.50 euros base plus 15% of the amount saved in the purchase price during negotiations. [12]
Specific Challenges: Contaminated sites and development of recreational properties
Two often underestimated aspects of recreational properties are contamination and development status. Contamination can significantly reduce the value and result in high remediation costs of several tens of thousands of euros. [23] A look at the contaminated land register, which often costs only a small fee between 15 and 100 euros [11], is a first step. In case of suspicion, a soil survey is indispensable. The assessment of contamination requires special expertise. Development, meaning the connection to public networks such as electricity, water, and wastewater, is another cost factor. Public development can incur costs between 8,550 and 13,320 euros, which are proportionately allocated to the owners. [41] Private development on the property itself can additionally cost 15,000 to 20,000 euros. [44] An undeveloped recreational property is consequently less valuable. Clarify the development contribution status with the municipality to avoid being surprised by additional claims of up to 90% of the development costs. [41] These factors must be considered in detail in a report for recreational properties.
Key points on development and contamination assessment:
Obtain information from the contaminated land register (cost approx. 15-100 euros).
If suspected, commission a soil survey (cost approx. 1,000-2,500 euros).
Inquire about the development status with the municipality (electricity, water, wastewater, roads).
Gather information on development contributions already paid or still outstanding.
Check whether the property is within the scope of a development plan that includes statements on development.
Have possible value-reducing factors due to lack of development or contamination quantified in the report.
Careful assessment of these aspects ensures the long-term value of your recreational property.
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A professional appraisal for recreational properties follows a structured process. Initially, a clarification of the assignment is conducted, during which the purpose of the appraisal and the scope of the evaluation are determined – this can influence costs by up to 5% if unnecessary services are avoided. Subsequently, the appraiser collects all necessary documents, such as land registry extracts, cadastral maps, and information on planning law. A thorough on-site inspection is essential to capture the specific features of the property, such as topography, vegetation, and existing buildings (e.g., a garden shed up to 50 square metres in area [44]). The appraiser analyses the collected data, considering the legal framework and the current market situation. The actual valuation is usually carried out using the comparative value method, where sale prices of similar recreational properties are used as a reference. For developed recreational properties, the real value method may also be applied. The result is a detailed appraisal that transparently presents the market value and typically comprises 20-30 pages. For an initial assessment, you can also use our ImmoGPT chat or request an Auctoa evaluation, which can provide you with a preliminary orientation within 48 hours.
Conclusion: Secure the value of your recreational property with a well-founded appraisal
Is an assessment for a small recreational plot really necessary?
Even for small recreational plots, an assessment can be beneficial to determine the fair market value, especially if there are uncertainties regarding buildability, rights, or encumbrances. The costs are often lower than potential financial disadvantages.
How long does it take to prepare an assessment for a recreational plot?
The duration depends on the scope and complexity. For a full assessment, you should expect about 3 to 6 weeks after all documents are in place and the site visit has taken place.
Can I determine the value of my recreational plot on my own?
A rough estimate is possible based on standard land values and comparable offers. However, for an accurate and reliable valuation, especially concerning legal or complex issues, an expert's assessment is indispensable.
What is the difference between a recreational plot and a building plot?
A building plot is specifically intended for the construction of residential buildings. A recreational plot is primarily for leisure purposes; the buildability is often limited (e.g., only small garden huts), and permanent residence is usually not permitted. [34]
What role does the development plan play for my recreational plot?
The development plan stipulates whether and how a recreational plot may be built on (e.g., size and type of huts, distance areas). It is a central document for legal assessment and valuation. [34]
How can Auctoa assist me in evaluating my recreational plot?
Auctoa offers fast and data-driven property valuations. With our ImmoGPT-Chat, you can receive an initial assessment, and our experts can create detailed reports that consider all specific aspects of your recreational plot. Contact us for a non-binding consultation.
Additional useful links
Wikipedia provides information on appraisal committees (valuation committees) in Germany.
BORIS is the online portal for land value information in Germany.
Federal Institute for Building, Urban Affairs and Spatial Development (BBSR) provides a dashboard on the German real estate market.
Federal Statistical Office (Destatis) provides tables on residential property price indices in Germany.
Federal Statistical Office (Destatis) publishes publications on purchase values of building land in Germany.
Appraisal Committees Bavaria provide market reports from valuation committees in Bavaria.
German Bundestag provides a document on real estate valuation topics.
Wikipedia provides information about holiday homes in Germany.
FAQ
Is a survey really necessary for a small recreational plot?
Even for small recreational properties, an appraisal can be useful to determine the fair market value, especially if there are uncertainties regarding buildability, rights, or encumbrances. The costs are often lower than potential financial disadvantages.
How long does it take to prepare an appraisal for a recreational plot?
The duration depends on the scope and complexity. For a full report, you should expect about 3 to 6 weeks after all documents have been received and the site inspection has taken place.
Can I assess the value of my recreational property myself?
A rough estimate can be made using standard land values and comparable offers. However, for a precise and reliable valuation, especially in legal or complex matters, an expert appraisal is essential.
What is the difference between a recreational plot and a building plot?
A building plot is specifically intended for the construction of residential buildings. A recreational plot is primarily for recreational purposes; its buildability is often limited (e.g., only small garden sheds) and permanent living is usually not allowed. [34]
What role does the development plan play for my recreational property?
The development plan determines if and how a recreational property may be built upon (e.g., size and type of garden sheds, setback areas). It is a central document for legal assessment and valuation. [34]
How can Auctoa help me assess my recreational property?
Auctoa offers you quick, data-driven property evaluations. With our ImmoGPT chat, you receive an initial assessment, and our experts can create detailed reports that consider all specific aspects of your recreation property. Contact us for a non-binding consultation.
