Property Valuation
Online Value Analysis
Determine the value of an inherited property online
Have you inherited a property and are unsure about its correct value? An incorrect assessment can lead to excessive tax demands and conflicts within the group of heirs. This guide shows you how to determine the value of an inherited property online and create a reliable basis for your decisions.
With access to Google, BORIS, and Deep Research.
Free online calculators are useful for initial guidance, but their inaccuracy, often exceeding 15%, renders them unsuitable for tax or legal purposes.
The tax office uses standardised procedures (comparison, income, and factual methods), which often lead to an inflated valuation; heirs can prove a lower value with a counter-expert opinion.
A precise valuation based on complete documentation and modern, AI-supported analysis is crucial to save inheritance tax and avoid conflicts within the community of heirs.
Inheriting a property is a central component of an estate for over 50% of Germans and immediately raises a crucial question: What is the house or apartment really worth? This question is not a mere formality. The determined value forms the basis for the calculation of inheritance tax by the tax office, for the fair distribution among co-heirs, and for making a well-informed sales decision. An inaccurate or purely emotional estimate often results in financial disadvantages of 10% or more. We guide you through the necessary steps to determine the value of your inherited property online – from the initial orientation to the final, robust assessment.
The first impulse of many heirs is to use a free online calculator. These tools provide an initial rough estimate within minutes. However, accuracy is often the biggest weakness, with potential deviations of over 15%. Such calculators often use only a few standard data points, such as year built, living area, and a rough location assessment. Individual characteristics like renovation backlog, high-quality modernizations, or legal encumbrances in the land registry are not captured. This inaccuracy can be costly if the tax office sets a higher, independent estimate. An online tool is a good starting point but does not replace a thorough analysis for legal or tax purposes. Therefore, the results should always be regarded as a preliminary guideline that needs to be validated in the next step.
The German Valuation Act (BewG) prescribes three official methods for determining value, also used by the tax office. Which method is employed depends on the type and use of your inherited property. Knowing these methods is crucial for understanding the valuation by the tax office or challenging it if necessary. A professional online value analysis takes these standardised methods into account for a realistic assessment.
The three methods according to § 182 BewG are:
Comparative value method: This is the most common method for owner-occupied single-family houses and condominiums. Here, the actual sale prices of recently sold, similar properties in comparable locations are used.
Income value method: This method is applied to rented properties such as apartment buildings or commercial properties. The focus is on the sustainable rental income (gross annual profit) minus management costs.
Asset value method: If there are no comparable objects or if it is a very special property, the asset value method is used. It determines what it would cost to rebuild the property, minus a depreciation for age.
Each method leads to a different result; therefore, choosing the correct one is essential for a fair valuation.
An accurate property valuation is only possible with complete and correct documents. Whether you hire an appraiser or use an advanced online assessment, these papers form the data basis. Missing documents can lead to safety discounts of 5–10%. Careful preparation speeds up the process by up to two weeks and increases accuracy. With a complete set of documents, you are also well-prepared for discussions with banks, the tax office, or potential buyers.
For a comprehensive valuation, you generally need the following documents:
Current land register excerpt: Provides information on ownership structure and encumbrances (e.g., rights of way, mortgages).
Excerpt from cadastral map/land map: Shows the exact location and boundaries of the property.
Building plans and floor plans: Including all sections and views at a scale of 1:100.
Living and usable area calculation: Detailed listing of areas according to the Residential Area Ordinance (WoFlV).
Energy performance certificate: Mandatory since 2014 for sale or new lease.
Evidence of modernisations: Invoices and receipts from the last 15 years.
For condominiums: Declaration of division, minutes of the last 3 owners' meetings.
For rented properties: Current rental agreements and a list of net cold rents.
Obtaining these documents is an important step to correctly substantiate the market value for the tax office.
After you report the inheritance to the tax office within three months, they will determine the value of the property to assess the inheritance tax. The tax office uses standardised procedures and refers to general data from the appraisal committees. An on-site inspection usually does not take place. This often leads to a blanket and frequently excessive valuation, as individual, value-reducing factors such as renovation needs or construction defects are left unconsidered. Such an overvaluation can increase your tax burden by thousands of euros. However, you are not obliged to accept this value. According to § 198 BewG, you have the right to demonstrate a lower actual market value through a qualified appraisal. Such a counter-appraisal can already be worthwhile if your inheritance exceeds the personal allowances (e.g. €400,000 for children). The investment in an accurate valuation pays off directly here.
How can the gap between inaccurate quick calculators and expensive, time-consuming expert reports be closed? This is where digital evaluation tools like the Auctoa Heir Manager come into play. Instead of using only 3-4 standard characteristics, AI systems analyse hundreds of data points. They process not just comparative prices, but also micro-location data, socio-economic developments in the area, and building substance information. These systems can map market fluctuations in real-time and achieve an accuracy of up to 95% compared to the actual sale price. You receive a transparent and data-based foundation that holds up even with co-heirs or the tax authorities. For an initial informed assessment, you can also use our ImmoGPT chat, which answers your specific questions in a matter of seconds. This way, you quickly and easily get a realistic value assessment that goes far beyond a simple online estimate.
Determining the value of an inherited property online is now a multi-step process. Free calculators offer an initial, but unreliable, guide. For a decision with significant financial impact—whether notifying the tax office, paying out co-heirs, or planning a sale—you need a reliable figure. Knowledge of legal valuation procedures and the compilation of all relevant documents form the basis for this. The crucial step is to use an accurate, data-driven analysis to counter the often inflated estimates by the tax authorities and to ensure fair conditions. An objective valuation protects your assets, avoids conflicts, and provides the assurance that you are making the right decision. An accurate assessment is not a cost factor but the most important investment in an inheritance case.
The Federal Ministry of Finance offers comprehensive information on inheritance and gift tax.
The Federal Statistical Office provides data and information on construction prices and the real estate price index.
On Laws on the Internet you will find the full text of the Real Estate Valuation Ordinance (ImmoWertV 2022).
The BORIS portal provides access to the official standard land values in Germany.
The German Bundesbank presents its indicator system for analyzing the housing market.
The Federal Ministry of Finance explains the application of regulations for valuing real estate in inheritance and gift tax.
A press release from the Federal Statistical Office offers up-to-date information on relevant topics.
The German Bundesbank analyzes the development of residential property prices and rents in 2023 in an article.
What are the costs of an appraisal for an inherited property?
The costs for a valuation report are not legally defined. A brief appraisal can cost between 200 and 500 euros. A comprehensive, court-certified market value appraisal conducted by an expert often costs between 0.5% and 1.5% of the property's value.
Which date is relevant for assessing an inherited property?
For determining the market value and setting the inheritance tax, the date of death of the deceased is always the decisive date. All value calculations refer to the condition and market situation on this date.
Do I always have to have an inherited property valued?
A formal valuation is mandatory if you need to submit an inheritance tax return. It is also strongly advised if there is a community of heirs, to fairly allocate the value, or if you plan to sell, in order to establish a market-oriented price.
What is the difference between market value and assessed value?
The market value (or current value) is the price that could currently be achieved in a sale. The assessed value is an outdated tax assessment basis, based on values from 1964 (West) or 1935 (East) and no longer plays a role in inheritance and real estate tax.
How long does a property valuation take in the case of inheritance?
A simple online valuation takes only a few minutes. A professional, AI-assisted analysis like that offered by Auctoa delivers results within 24–48 hours. A complete expert appraisal can, depending on workload and complexity, take several weeks.
Can I deduct the costs of the valuation report from tax?
Yes, the costs for a valuation report, required for determining the estate value for the inheritance tax return, can be deducted from the value of the estate as liabilities. This reduces the tax assessment basis.
