Many salespeople fixate on one figure: the price. Understandable. But when selling in Nuremberg 2025, something else often comes first: the group of buyers. If the wrong people see your property, even the best price won't help. Then you will receive enquiries, but no suitable offers. Or you receive offers that are full of conditions. Or there are only negotiations because buyers compare the property with the wrong benchmark.
Here I explain why the right group of buyers is so crucial, how to recognise them and how, as a real estate agent in Nuremberg, I align the marketing and process so that the right buyers come and not just a lot of them.
Why „many interested parties“ is not a sign of success
Many interested parties often just means that the offer has a broad appeal. Broad is not always good.
If the buyer group does not fit, the following happens:
Buyers do not understand the value.
Buyers compare incorrectly.
Buyers ask the wrong questions.
Buyers try to push the price down because they do not „correctly“ categorise the property.
In the end, the process is loud, but not successful.
Market value: The price must fit the buyer's logic, otherwise it will not be accepted
The market value is the price that can realistically be realised under normal market conditions. It is not just a figure, but the result of demand. And demand depends on reaching the right group of buyers.
I base the market value on:
Standard land value as location orientation
Market analysis in the neighbourhood
Reference properties with real realised sales prices
Material value method for houses
Income capitalisation approach for rented properties
This basis is important, but it is only effective if the market sees the property in the same way as the valuation.
Standard land value: location is a signal, but buyer groups react differently to it
Some buyers buy location as a quality of life. Others buy location as an investment. And still others need location plus practical factors such as a parking space, garden, lift and accessibility.
The standard land value helps to describe a location. However, it does not say which group of buyers is most in demand for this location today.
Market analysis: Nuremberg is a buyer group market
I am observing clear patterns in Nuremberg in 2025:
Old buildings in St. Johannis, Gostenhof, Maxfeld: often owner-occupiers with an affinity for style or investors with a focus on rentability, but both want clear facts.
Langwasser: often owner-occupiers who pay attention to predictability, house money, reserves and infrastructure.
Eibach, Reichelsdorf, Katzwang, Fischbach: strongly family-driven, condition, property, handover and everyday life are decisive.
Wöhrd, Tullnau: Mix of owner-occupiers and high-end buyers who are very sensitive to micro-location, view, tranquillity and presentation.
Erlenstegen, Mögeldorf, Zerzabelshof: high expectations of discretion, quality and clear documentation.
The same pricing strategy does not work in the same way everywhere because buyer groups make different decisions.
Reference objects: Comparisons are worthless without a suitable buyer group
Reference properties are real sales. They show what the market will pay. But references must also be interpreted correctly: A sales price says nothing if the group of buyers was different.
An example from practical logic:
A flat can be sold at a high price because an owner-occupier really wanted it.
The same flat could bring significantly less for investors if the house rent and cost structure do not fit.
That's why „price per square metre“ is not enough. You need to know which group of buyers paid the price.
Asset value method and capitalised earnings value method: The buyer group decides which logic counts
Material value method: With houses, substance is the core. This particularly appeals to families who are planning for the long term, but also to buyers who want to renovate.
Income capitalisation approach: For rented properties, yield, costs and lettability are what count. This appeals to investors.
If you market a rented property to owner-occupiers, it becomes unnecessarily difficult. If you only present a family property as an investment, Emotion remains unused.
Incidental purchase costs: Why buyer groups will drift even further apart in 2025
Incidental purchase costs such as land transfer tax, notary and land registry costs are fixed. This makes budgets tighter. Some buyer groups drop out more quickly:
Owner-occupiers calculate renovation and quality of life.
Investors calculate returns and costs.
Families calculate handover time, school, everyday life and safety.
The tighter the budget, the less tolerant the buyer group is of ambiguity and the more important it becomes to address the right people.
Did you know: The wrong buyer group often generates „too many viewings“ and „too few offers“
This is a typical pattern: lots of appointments, lots of feedback, but no commitment. Then the price is tweaked, even though the real problem is the target group.
Step by step: How to find the right group of buyers for your property
- Create property profile: Condition, location, everyday life, special features.
- Determine buyer logic: Owner-occupier, family, capital investment, project buyer.
- Market analysis in the neighbourhood: Which group will be looking there in 2025?
- Check reference properties: Which group of buyers has purchased comparable properties?
- Determine pricing strategy: Derive market value in such a way that it fits the target group.
- Align presentation: not „everything for everyone“, but benefits for the target group.
- Pre-qualify: only allow suitable interested parties to view the property.
- Evaluate offers: not only price, but also security, financing, conditions.
Conclusion: The best price is useless if the wrong people see it
When selling in Nuremberg 2025, the right buyer group is often the decisive lever. If you use the target group, market analysis and reference properties properly and set the market value to match the buyer logic, you will get less noise and more genuine offers.
If you want to sell your property in Nuremberg and not only want a lot of enquiries, but also the right buyers, I will support you as a real estate agent in Nuremberg with a well-founded valuation and marketing that hits target groups instead of scattering them.
