Many owners start with a simple calculation when it comes to price: square metres times „what you hear“. This quickly leads to two problems in Nuremberg 2025: Either you start too high and lose momentum, or you start too low and give away money. The cleanest way to a realistic price does not start with the space, but with the right comparisons. And „right“ means: really comparable, not just similar.
In this article, I show how I create comparability in Nuremberg, why reference objects are so powerful and how this results in a price that works on the market.
Square metre prices are a starting point, but not a valuation
Square metre prices are practical because they are simple. The problem is that property is not uniform. A 90 square metre old building in St. Johannis is different from 90 square metres in a large complex in Langwasser. And a 120 square metre house in Eibach is not automatically comparable with 120 square metres in Fischbach if the plot and layout are completely different.
If you only take surface area, the price becomes an estimate.
Market value: The value arises from market conditions, not from desire or average
The market value is the price that can realistically be achieved under normal market conditions. And that's exactly what comparisons are for. I use this:
Standard land value as a location framework
Market analysis for current demand
Reference objects as real sales documents
Material value method for houses
Income capitalisation approach for rented properties
Comparisons are the link between theory and reality.
Standard land value: Important, but only the framework
The standard land value helps to categorise locations. It explains why Johannis or Wöhrd are different to Sündersbühl or some peripheral locations. But it does not explain:
House side and noise
Light and alignment
Condition of house and flat
WEG topics such as house charges and reserves
Land usability for houses
Anyone who „fixes“ the price solely on the standard land value will later renegotiate precisely these points.
Market analysis: Nuremberg is micro-local and buyers are responding to this
In Nuremberg, two streets in the same neighbourhood can have noticeably different demand. For me, market analysis means: not just „neighbourhood“, but micro-location and buyer group.
Examples from practical logic:
In Gostenhof, prices vary considerably depending on the street and the condition of the house.
In Langwasser, the system itself plays a major role: reserves, measures, house money.
In St. Johannis, the quality of the old building, sound insulation and house management are decisive.
In Eibach or Reichelsdorf, the width of the plot, parking space situation and suitability for everyday use often count for houses.
In Erlenstegen or Mögeldorf, discretion, target group and presentation are particularly price-relevant.
These factors determine which comparisons are appropriate.
Reference objects: What „comparable“ really means
A reference property is not „also in Nuremberg“ and not „also 3 rooms“. Comparable means: it has the most important price factors in common.
I pay particular attention to flats:
Micro-location and house side
Year of construction and building type
Condition of the flat
Condition of the common property
House rent, non-apportionable share
Reserves and action planning
Lift, balcony, parking space, cellar, typical buyer requirements in the neighbourhood
I pay particular attention to houses:
Plot layout, usability, parking spaces
Modernisation status of heating, windows, roof
Cellar condition and feeling of dampness
Floor plan logic and extensions
Energy issues that buyers price in immediately
If these points do not fit, the comparison is worthless.
Material value method: For houses, comparisons only make sense through substance
The asset value method looks at substance and condition. This is important in Nuremberg because many houses are differently maintained or remodelled. A comparison without substance logic leads to false expectations and thus to price drama.
Income capitalisation approach: For rented properties, comparisons without figures are blind
In the capitalised earnings value method, it is the income in relation to costs and risk that counts. Reference properties must also be comparable:
Rental income and potential
non-recoverable costs
WEG risk for flats
Rentability in the location
A „nice“ comparison is useless if the yield logic is different.
Incidental purchase costs: Why buyers are quicker to jump ship if they make the wrong comparisons
Incidental purchase costs such as land transfer tax, notary and land registry costs are fixed. Buyers calculate more tightly. If they get the feeling that the price is based on „average“ instead of real comparisons, they become suspicious and negotiate harder or jump ship.
Did you know: A clean comparison significantly shortens negotiations
When buyers feel that the price is derived from real references and the differences are fairly explained, they often negotiate less aggressively. Not because they don't want to save money, but because they have fewer doubts.
Step by step: How to create a realistic offer price from comparisons
- Create property profile: Condition, special features, risks, target group.
- Classify standard land value: Location framework, not final price.
- Market analysis in the neighbourhood: demand, buyer groups, competitive offers.
- Select reference properties: only truly comparable sales.
- Evaluate differences: condition, WEG, micro-location, furnishings, substance.
- Supplement valuation logic: asset value method or capitalised earnings value method, depending on the property.
- Derive market value: realistically achievable, financeable, stable in negotiations.
- Set price strategy: create momentum without giving away the price.
Conclusion: Those who compare correctly sell more calmly and usually better
A realistic price is not a gut feeling or a square metre average. It is the result of suitable reference properties, proper market analysis and the right valuation logic. This is precisely what protects you from downtime, price pressure and unnecessary corrections.
If you want to sell your property in Nuremberg and want a price that is not „approximate“ but works on the market, I will accompany you as a real estate agent in Nuremberg with a well-founded valuation and a pricing strategy based on real comparisons and thus trigger real buyer decisions.
