„What do you think you could get for it?“
I hear this question very often when selling property in Nuremberg. And it already shows the core problem: many owners expect an assessment based on instinct. But that's exactly what property valuation is not. If you rely on gut feeling, hope or neighbourhood prices, you risk making the wrong decisions, long sales times or unnecessary price reductions.
In this article, I explain how I determine the true market value - objectively, comprehensibly and without wishful thinking.
Why gut instinct can be expensive when selling
Gut feeling is usually based on personal factors:
- Emotional attachment to the property
- Labour and costs invested
- Previous purchase prices
- Prices from adverts in the surrounding area
- Statements from acquaintances
However, the market values differently. Buyers and banks are guided by figures, comparative data and demand. When price expectations and the market diverge, friction arises - and that costs time and money.
What market value really means
The market value describes the price that can actually be realised under normal market conditions.
It is not a desired price or a maximum value, but a realistic estimate of what buyers are prepared to pay - and what banks will finance.
When selling property in Nuremberg, this value is the most important basis for decision-making.
The basis of every valuation: market analysis
It always starts with analysing the market. I take a look at it:
- Current demand in the respective Nuremberg submarket
- Supply of comparable properties
- Average marketing period
- Price development in recent months
- Buyer structure (owner-occupier or investor)
Only when it is clear how the market is currently ticking does a valuation make sense.
Correctly categorise the standard land value
The standard land value is known to many owners - but is often misinterpreted. It indicates an average value for land in a particular location.
The important thing is that it is a guide value, not a sales price. I therefore always check:
- Does the standard land value match the actual plot size?
- Are there any special features such as layout or topography?
- How does the development affect the value?
The standard land value only becomes meaningful in combination with other factors.
Reference properties: A look at real sales
Advertisements show desired prices - reference properties show reality.
I therefore work with properties that have actually been sold and are comparable in:
- Location
- Size
- Condition
- Year of construction
- Equipment
This data helps to make the market value tangible and to objectify discussions.
Material value method: When the focus is on substance
The asset value method plays an important role for owner-occupied houses. This is about:
- Property value
- Construction costs of the property
- Age-related depreciation
- Condition and modernisation status
This process helps to understand the value of the substance - regardless of emotions.
Income capitalisation approach: Decisive for rented properties
In the case of rented properties, the focus is not on living, but on income. The income capitalisation approach takes this into account:
- Sustainable rental income
- running costs
- Maintenance costs
- Return expectations of the market
When selling property in Nuremberg, this process is key for investors and banks.
Why it is never just a procedure
A common misconception: A method provides the correct value.
In practice, I combine several approaches:
- Market analysis
- Standard land value
- Reference objects
- Asset value method
- Income capitalisation approach
A reliable market value only emerges from this overall view.
The condition of the property matters more than many people think
Two houses in the same location can have very different values. The decisive factors are
- Modernisation status
- Energetic state
- Floor plan and usability
- Maintenance condition
- Quality of the equipment
These factors flow directly into the assessment - not in generalised terms, but in concrete terms.
Why banks have their own view
Even if buyers are prepared to pay a high price, the bank checks soberly:
- Does the price match the market value?
- Are the standard land value and the market plausible?
- Does the property retain its value in the long term?
A valuation that banks can understand is crucial to ensuring that a sale actually reaches the notary.
Evaluation creates security - for all sides
A clean valuation ensures:
- Realistic pricing strategy
- suitable buyer enquiries
- More stable negotiations
- Fewer queries
- Lower risk of jumps
It is not a sales argument, but a foundation.
Typical errors in the valuation
I see these errors regularly:
- Orientation towards advertising prices
- emotional overvaluation
- Ignoring the current market
- Missing reference objects
- Reliance on rough online calculators
Such approaches do not provide a reliable basis for decision-making.
Checklist: Is your valuation sound?
- Do you know the realistic market value?
- Has a market analysis been carried out?
- Is the standard land value correctly categorised?
- Are there suitable reference objects?
- Were asset value or capitalised earnings value methods taken into account?
- Is the condition objectively assessed?
If you can answer these questions, your assessment is reliable.
Conclusion: Market value is created by analysing - not by feeling
When it comes to selling property in Nuremberg, we see this time and again:
A good property valuation is not a guessing game or a gut feeling.
It is created through structure, experience and comprehensible figures. Those who know the market value make better decisions - more calmly, more confidently and ultimately more successfully.
