Flat
Owner-occupied flats are best valued using comparison prices in the same town.
- Comparison with listings in the town, district or federal state
- Rooms, balcony and lift determine your position within the range
- Also for rented flats
Free · for all of Germany
Property valuation: what is your property worth?
Answer a few questions about your apartment, house or plot. You will immediately see a value range based on real market data and can download your valuation report as a PDF right away.
- Free and without obligation
- Done in about two minutes
- Initial value range as soon as you submit
- No account and no documents needed
What matters
The value of a property is not a figure plucked from thin air. It is shaped by location, size and condition, and by what is actually paid in your area. This is exactly the data we put together for you.
Today, counted live
The data behind your valuation
862properties for sale in the current price index
46towns with their own comparison prices
385districts with an official land value
42,600building land purchase contracts analysed for 2025
0 €is what your valuation costs
For every property
Flat, house or plot
House
For a house, living space, plot and condition count equally.
- Living space and plot recorded separately
- Year of construction, renovation status and land value in the report
- Detached, semi-detached and terraced houses
Plot of land
There are official purchase values for building land. We use them district by district.
- Official purchase value for building land in your district
- Ready for building, prospective building land or farmland
- Our own plot listings where there are enough
How it works
Your property value in three steps
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01
Enter details
Property type, location, size, year of construction and condition: the questions every valuer asks first. No account and no documents needed.
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02
See an initial value range
Right after you submit, we show what comparable properties in your area cost, scaled to your floor area. For plots, we use the official purchase value for building land in your district.
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03
Report as PDF
Download your valuation report with range, estimate and the features behind it as a PDF right away. Free of charge and with no obligation.
The difference
How online valuations usually work, and how we do it
Many free valuations are really a way to get your phone number. We built the process the other way round: the figure first, then everything else if you want it.
Common in the market
At immoriver
You only get the figure after a phone call. A phone number is mandatory.
The initial value range appears as soon as you submit. A phone number is optional.
Your request is passed on as a lead to estate agents, who then call you.
We only pass on your details if you expressly agree.
A figure with no source: what data lies behind it remains unclear.
The area, number of listings and date are shown under every range.
Premiums for year of construction and features that nobody explains.
No invented surcharges. Condition, year of construction and features only show where you sit within the range.
A single figure that sounds more precise than it is.
An honest range from the middle half of the market, with your position in it.
Value factors
What determines the value of a property?
Two houses with the same living space can differ in value by a factor of two. Every property valuation comes down to the same factors, weighted differently depending on the property and the market.
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01
Location
Region, town and immediate surroundings: transport links, schools, shops, noise, views. Location cannot be improved later, which is why it carries the most weight.
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02
Floor area and plot
Living space and number of rooms, and for houses the size of the plot. Small flats usually cost more per square metre than large ones.
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03
Year of construction
The year of construction says a lot about building method, insulation and remaining useful life. Characterful period buildings and renovated post-war buildings are valued very differently.
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04
Condition and energy
Roof, heating, windows, pipes and wiring: whatever needs replacing soon, buyers deduct from the price. Energy efficiency plays an ever greater role.
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05
Features
A balcony, garden, parking space, lift or modern kitchen increases demand. Special features, however, are rarely paid for in full.
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06
Market conditions
Interest rates, supply and demand change prices constantly. A valuation therefore always applies to a specific reference date.
Valuation methods
The three methods of property valuation
The German Property Valuation Ordinance (ImmoWertV) recognises three methods. Which one fits depends on the property; valuers often combine them.
Sales comparison approach
Suitable forOwner-occupied flats, terraced houses, plots
The value is derived from the prices of comparable properties in similar locations. This method is closest to the market but requires enough comparable sales.
Cost approach
Suitable forOwner-occupied detached and two-family houses
Land value plus the construction costs of the building, minus depreciation for age, adjusted to the market using a market adjustment factor.
Income approach
Suitable forApartment buildings, rented properties, commercial properties
The value follows from the sustainably achievable rents minus operating costs, capitalised at the property yield rate, plus the land value.
Data basis
Where our figures come from
Every figure on this page has a source you can check yourself. Year of construction and condition do not artificially shift the range, they only determine your position within it.
Monthly · our own data
immoriver.com price index
All listings on immoriver.com, analysed every month: median and middle half of prices per square metre, by town, district and federal state.
Go to the price indexAnnually · official statistics
Purchase values for building land
Prices actually paid under purchase contracts, published by the statistical offices of the Federation and the Länder, for all districts in Germany.
View land valuesFor any address
Location check
What can you reach on foot, how far is it to the bus stop, the supermarket, the nursery? The part of a location that no price per square metre captures.
Check a locationQuestions and answers
Frequently asked questions about property valuation
What owners most often want to know before a valuation. Your question is not listed? Write to us.
Ask a questionHow much does the property valuation cost?
Nothing. The online property valuation on immoriver.com is free and without obligation. You do not commit to anything.
How accurate is an online valuation?
An online valuation places your property within the market and provides a reliable range. It does not replace a formal market value appraisal, for which an expert inspects the property. For a sale, an estate settlement or a divorce, it is the right place to start.
What is the difference between market value and asking price?
The asking price is what sellers ask for. The market value is the price that would be achieved in a sale in the ordinary course of business (§ 194 BauGB, German Building Code). Prices actually paid are often somewhat below asking prices.
Which documents do I need?
None for the online valuation. For an appraisal or a sale, a land register extract, floor plans, a living space calculation, the energy performance certificate and, for flats, the declaration of division and the minutes of the owners’ meetings are helpful.
What happens to my data?
We use your details to prepare your valuation and send it to you. We only pass them on to third parties if you expressly agree. You can withdraw your consent at any time.
Can I also have a plot or an apartment building valued?
Yes. For plots, we also take into account the official purchase value for building land in the district. For apartment buildings, rental income is what matters most; there is no instant range for these, but you will receive the detailed report.
How often should I have my property valued?
Before every major decision: sale, purchase, inheritance, separation or follow-up financing. Because prices and interest rates change constantly, a valuation is usually out of date after one to two years.
How is the value determined?
We compare your property with prices of comparable properties in your area and scale them to your floor area. For plots, the official purchase value for building land in your district is added. Year of construction, condition and fittings do not shift the range artificially; they only show your place within it.
Where do the figures come from?
From two sources: the immoriver.com price index, which evaluates all listings every month, and the purchase values for building land from official statistics of the federal and state statistical offices, published annually. Below every range you see the area, the number of listings and the date.
What does the value range mean?
It shows the middle half of the market in your area, so neither the cheapest nor the most expensive properties. A single figure would sound more precise than it can be. Condition, year of construction and fittings determine where your property sits within the range.
What affects the value most?
Location, because it cannot be improved afterwards. Then come floor area and plot, year of construction, condition and energy efficiency, fittings, and the market situation with interest rates, supply and demand. A valuation therefore always applies on a specific date.
Do I have to give my phone number?
No. The phone number is optional, and you see the first value range immediately after submitting. You download the valuation report as a PDF and also get the link by email.
Will agents call me afterwards?
No. Your request is not passed on to agents as a lead. We only share your details if you expressly agree, and you can withdraw consent at any time.
Which countries does the valuation cover?
Currently we value properties in Germany. For other countries the price index does not exist at this depth, so we do not yet offer a valuation there.
Which method suits my property?
Condominiums, terraced houses and plots are best valued with the comparison method; owner-occupied single- and two-family houses with the cost approach; multi-family houses and let properties with the income approach. Appraisers often combine the methods.
Free · for all of Germany
What is your property worth? Find out now.
Two minutes, a few questions, an initial range straight away. Free and without obligation.
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