Market value report in Düsseldorf: costs, process, recognition

01What is a market value report? (§ 194 BauGB)

A market value appraisal is a written, reasoned assessment of a property's market value. The German terms Verkehrswert and Marktwert mean the same thing: the price achievable on the valuation date in an ordinary transaction, considering the property's legal circumstances, actual characteristics and location, without regard to unusual or personal circumstances (§ 194 BauGB).

The report states the valuation date, describes the land and building, explains the choice of method and shows how the value was derived. That explanation distinguishes it from an estimate: the tax office, court or co-heirs can review each step.

02When you need one: inheritance, divorce, tax office, court

A formal market-value report is particularly useful when a third party—such as the tax office, a court or co-heirs—will review or may challenge the value. For an open-market sale, a well-founded assessment is often sufficient.

For an inheritance, a report can serve both as evidence for the tax office and as a neutral basis for agreement among co-heirs. The Inherited property guide explains the other steps to consider.

03Düsseldorf valuation committee or freelance expert?

In Düsseldorf, both the valuation committee and independent experts prepare market value reports. Reports used as tax evidence must meet the requirements of section 198 BewG for content and qualifications. Check the appointment or certification and the responsible body before commissioning a report. Access, costs and flexibility can differ.

Under § 193 BauGB, those eligible to apply to the local valuation board mainly include owners and equivalent rights holders, holders of other rights in the land, compulsory-share beneficiaries, authorities and courts. A prospective buyer cannot apply there for a report.

The board’s fees follow NRW’s fee schedule. Düsseldorf’s board lists the current tariff on its city website, where applications are also submitted. For a property in a neighbouring city, contact the board responsible there, for example in guide to market value reports or guide to market value reports.

04How much does a market value report cost?

The costs depend on who prepares the report, what value the property has and how complex the investigation is. There is no fixed price list for all providers.

Fee schedule vs. free agreement: The local valuation board follows the state fee schedule, linked to property value. Independent appraisers negotiate fees freely; HOAI no longer sets binding valuation fees. Many nevertheless base charges on market value and the work involved.

1. 1Property typeA condominium is usually easier to value than an apartment building or a mixed-use building.
2. 2Rights and burdensRights of residence, usufruct, heritable building rights or public-law building encumbrances (Baulasten) increase the effort involved.
3. 3documentsIf plans or area calculations are missing, the expert must obtain them or measure them himself.
4. 4Additional costsExcerpts from the land register, building encumbrances list and building file as well as travel costs are often charged separately.

Obtain two or three written quotations stating the purpose, valuation date, scope and total price. Ask whether expenses and VAT are included.

Short report as an alternative: A short report gives a concise result and costs less. It can guide a sale or internal agreement but is usually insufficient for the tax office or a court. A free online estimate may be enough for an initial overview.

05Process: from commissioning to the report

A market value report is created in seven steps. Complete documents and a quick viewing appointment have the greatest influence on the duration.

1. 1Inquiry and offerSpecify the property, purpose and valuation date. The expert or committee states the cost and timeframe.
2. 2OrderThe purpose and reference date are stated in the order. In the case of an inheritance, this is the date of death; in the case of a gift, this is the day of execution.
3. 3documentsYou submit land register extracts, plans, areas and contracts. The appraiser requests anything missing from the authorities.
4. 4On-site appointmentInspection inside and outside, photos, recording of condition, equipment and defects.
5. 5AnalysisLand value, comparative prices, rents, market data from the valuation committee.
6. 6ReportWritten copy with derivation of the value, attachments and photos.
7. 7QueriesClarify any ambiguities immediately upon receipt - especially before you submit the report to the tax office.

06The three methods: sales comparison, income and cost approach (ImmoWertV 2021)

The Real Estate Valuation Ordinance (ImmoWertV 2021), in force since 01.01.2022, governs how the value is determined. It provides three standard methods. The appraiser selects the method suited to the property and market and explains that choice.

Land value matters in all three methods. Start with the zone’s standard land value, available for your address at BORIS NRW: official land values. Other inputs—property capitalisation rates, cost-approach factors and comparison factors—come from the local valuation board’s property market report.

07Recognition by the tax office (§ 198 BewG)

The tax office determines the taxable value under the BewG. Suitable appraisals under section 198(2) BewG can support a lower fair market value. An actual sale price within one year before or after the valuation date may also qualify under subsection 3 if the relevant circumstances remain unchanged. A DDORF estimate does not replace this evidence.

1. 1Note the reference dateThe appraisal must determine the value on the valuation date, not on the day it was prepared.
2. 2Professionally according to ImmoWertVThe tax office checks the report. Errors in areas, procedures or market data may result in it not being recognized.
3. 3No short reportShort reports and online valuations are not sufficient evidence.

08Check qualifications: publicly appointed and sworn (ö. b. u. v.), DIN EN ISO/IEC 17024

The title “expert” is not protected. Look for verifiable qualifications in the valuation of developed and undeveloped land.

Find publicly appointed experts in the Chambers of Industry and Commerce directory (svv.ihk.de). Ask about professional indemnity insurance and independence: someone who profits from the sale should not establish its market value. For Düsseldorf valuation guidance, see guide to market value reports.

09Documents for the appraiser

The more complete your documents are, the faster and cheaper the appraisal will be. Appraisers almost always need these documents:

1. 1Land register extractUp-to-date, including all sections — from the land registry at Düsseldorf Local Court.
2. 2Cadastral map and site planFrom the city's surveying and cadastral office.
3. 3Plans and areasFloor plans, sections, calculation of living space and cubature, building description.
4. 4Building permits and public-law building obligationsFrom the building records and the city's register of public-law building obligations (Baulastenverzeichnis).
5. 5In condominiumsDeclaration of division, minutes of the owners' meetings, annual owners’ association budget, amount of maintenance reserve.
6. 6When rentingRental agreements, list of tenants, utility bills.
7. 7Condition and energyEnergy certificate, evidence of modernizations, known defects.

The guide to valuations and reports provides an initial indication of your property’s value. It does not replace an appraisal, but can help you assess whether commissioning one is worthwhile.