Have you inherited a property and are unsure of its correct value? An incorrect valuation can lead to excessive tax demands and conflicts within the inheritance community. This guide will show you how to determine the value of an inherited property online, providing a reliable foundation for your decisions.
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The topic briefly and concisely
Free online calculators are useful for an initial orientation, but their inaccuracy, often over 15%, makes them unsuitable for tax or legal purposes.
The tax office uses standardised methods (comparative, income, and material valuation methods), which often lead to an inflated valuation; heirs can prove a lower value with a counter-expert opinion.
An accurate valuation based on complete documentation and modern, AI-supported analyses is crucial to save inheritance tax and avoid conflicts within the community of heirs.
Inheriting a property is a central aspect of the estate for over 50% of Germans and immediately raises a crucial question: What is the true value of the house or apartment? This question is not a mere formality. The determined value forms the basis for calculating inheritance tax by the tax office, for fair distribution among co-heirs, and for making an informed sales decision. An inaccurate or purely emotional estimate often leads to financial disadvantages of 10% or more. We will guide you through the necessary steps to determine the value of your inherited property online – from the initial orientation to the final, reliable assessment.
Step 1: Understand the limitations of free online calculators
The first impulse for many heirs is to use a free online calculator. These tools offer an initial rough estimate within minutes. However, the accuracy is often the greatest weakness, with potential deviations of over 15%. Such calculators often only use a few standard data points such as the year of construction, living area, and a rough location assessment. Individual characteristics such as renovation backlogs, high-quality modernisations, or legal encumbrances in the land register are not recorded. This inaccuracy can prove costly if the tax office makes its own, often higher, assessment. An online tool is a good starting point but does not replace thorough analysis for legal or tax purposes. Therefore, the results should always be considered as a preliminary guideline that must be validated in the next step.
Step 2: Understanding the three statutory valuation methods
The German Valuation Act (BewG) prescribes three official methods for determining value, which are also applied by the tax office. Which method is used depends on the type and use of your inherited property. Knowledge of these methods is crucial for understanding the valuation by the tax office or challenging it if necessary. A professional online value analysis takes these standardized methods into account for a realistic assessment.
The three methods under § 182 BewG are:
Comparison method: This is the most common method for owner-occupied single-family homes and condominiums. Here, the actual sales prices of recently sold similar properties in comparable locations are used.
Income method: This method is applied to rented properties such as multi-family houses or commercial properties. The focus is on the sustainable rental income (gross annual income) minus management costs.
Asset value method: If there are no comparable objects or the property is very unique, the asset value method is used. It determines what the construction of the property would cost new, minus depreciation due to age.
Each method leads to a different result; therefore, the correct choice is essential for a fair valuation.
Step 3: Gather all relevant documents
A precise 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 security deductions of 5-10%. Careful preparation speeds up the process by up to two weeks and increases accuracy. With a full set of documents, you are also well-prepared for discussions with banks, the tax office, or prospective buyers.
For a substantiated assessment, you typically require the following documents:
Current land register extract: Provides information about ownership status and encumbrances (e.g., rights of way, mortgages).
Extract from the cadastral map/property 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 list of areas according to the Living Space Ordinance (WoFlV).
Energy performance certificate: Mandatory since 2014 for sale or new rental.
Proof of modernizations: Invoices and receipts from the last 15 years.
For condominiums: Declaration of division, minutes of the last 3 owners' meetings.
For rented properties: Current tenancy agreements and a list of net cold rents.
Obtaining these documents is an important step in accurately documenting the market value for the tax office.
Step 4: Critically review the tax office's assessment
After reporting the inheritance to the tax office within three months, the office will determine the property's value to assess inheritance tax. The tax office uses standardised procedures and relies on general data from expert committees. An on-site inspection usually does not take place. This often leads to a general and frequently overestimated valuation, as individual, value-reducing factors like renovation backlogs or construction defects are not considered. Such overvaluation can increase your tax burden by thousands of euros. However, you are not obliged to accept this valuation. According to § 198 BewG, you have the right to prove a lower actual market value through a qualified appraisal. Such a counter-valuation can already be worthwhile if your inheritance exceeds the personal allowances (e.g. €400,000 for children). Investing in an accurate valuation pays off directly here.
Step 5: Use AI-powered analysis for an objective market value
How can the gap between inaccurate quick calculators and expensive, time-consuming appraisals be closed? This is where digital valuation tools like the Auctoa Inheritance Manager come into play. Instead of using only 3-4 standard features, AI systems analyze hundreds of data points. They process not only comparative prices but also micro-location data, socioeconomic developments in the neighborhood, and structural information. These systems can model 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-driven basis that stands up to co-heirs or tax authorities. For an initial well-founded assessment, you can also use our ImmoGPT-Chat, which answers your specific questions in seconds. This way, you quickly and easily obtain a realistic value assessment that goes far beyond a simple online estimate.
Conclusion: From a Rough Estimate to a Well-Founded Basis for Decision-Making
Determining the value of an inherited property online is now a multi-step process. Free calculators offer an initial, but unreliable orientation. For a decision with significant financial implications—whether reporting to the tax office, paying out co-heirs, or planning a sale—you need a reliable figure. Understanding the statutory assessment procedures and compiling all relevant documents form the foundation for this. The crucial step is using a precise, data-driven analysis to refute the often overly high estimation by the tax office and ensure fair conditions. An objective evaluation safeguards your assets, avoids conflicts, and gives you the confidence to make the right decision. An accurate valuation is not a cost factor but the most important investment in the case of an inheritance.
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Additional useful links
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 property price index.
On Laws in the Internet, you can 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 Deutsche Bundesbank presents its indicator system for analysing the residential real estate market.
The Federal Ministry of Finance explains the application of regulations for the valuation of real estate in the context of inheritance and gift tax.
A press release from the Federal Statistical Office offers current information on relevant topics.
The Deutsche Bundesbank analyses in an article the development of residential property prices and rents in 2023.
FAQ
What is the cost of an appraisal for an inherited property?
The costs for a valuation report are not legally fixed. A brief report can cost between 200 and 500 euros. A comprehensive, court-proof market value report by an expert often costs between 0.5% and 1.5% of the property's value.
What is the relevant date for the valuation of an inherited property?
For determining the market value and setting the inheritance tax, the date of death of the deceased is always the decisive reference date. All value calculations relate 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 declaration. It is also strongly recommended if there is a community of heirs to fairly divide the value, or if you are planning a sale to determine a market-appropriate price.
What is the difference between market value and standard value?
The market value (or market price) is the price that could currently be achieved in a sale. The standard value is an outdated tax assessment basis based on values from 1964 (West) or 1935 (East) and no longer plays a role for inheritance and property tax.
How long does a property valuation take in the case of inheritance?
A simple online evaluation takes only a few minutes. A professional, AI-supported analysis like at Auctoa delivers results within 24–48 hours. A complete expert report can take several weeks, depending on workload and complexity.
Can I deduct the cost of the appraisal from my taxes?
Yes, the costs for a valuation report required to determine the estate value for the inheritance tax return can be deducted as a liability from the value of the estate. This reduces the tax base.
