Property calculator
Fix & Flip · Cost approach NHK2010 · Income approach · Sales comparison · Residual value · Location analysis · ImmoWertV 2021
All five valuation methods at a glance. Indicators update as you change values in the calculators. Select a card or tab to open a calculator.
| Method | Result | Yield | Application | Assessment |
|---|---|---|---|---|
| Enter values in the calculators. The table updates automatically. | ||||
Short-term investment: purchase → renovation → sale. Target figures in the original model are at least 20% margin and approximately €50,000 profit.
Owner-occupied houses. Used where comparable transaction and income data are insufficient.
Investment properties, apartment buildings, offices and commercial premises. The original model uses DSCR ≥ 1.25 for its lending indicator. Obtain the property yield from the local valuation committee.
Condominiums and land. Uses market evidence from three to four comparable properties.
Property development: work backwards from gross development value to an indicative maximum land price.
Assesses short-term purchase, renovation and sale projects. Is the purchase price low enough to leave an adequate return after renovation, transaction and finance costs? The original model uses a target of at least 20% margin on the sale price and an absolute profit of approximately 50.000 €. The original calculator models German disposal tax under Section 23 EStG for private investors holding property for less than ten years, using the personal income tax rate rather than the 25% investment income tax rate. It also refers to potential commercial property dealing treatment when three properties are involved within five years. These simplified assumptions require individual tax advice.
Equity is the unfunded contribution. Used for LTV and return on equity.
The original model uses a personal income tax rate of 14–45% under Section 23 EStG, rather than a flat 25% investment income tax rate.
Pricing example from the original calculator: €298,000 rather than €300,000.
The original model uses a target margin of 20% and a profit target of approximately €50,000.
| Discount | Purchase price | Investment costs | Profit | Margin |
|---|
Estimates market value using standardised building construction costs (NHK 2010), plus land value. Applied to owner-occupied residential properties (detached houses, two-family houses and semi-detached houses), as well as properties with insufficient income or comparable transaction data. The market adjustment factor is published by the local valuation committee and adjusts the calculated cost value to market levels. The construction price index divided by 100 updates NHK 2010 values to the selected cost level.
Construction price index (German Federal Statistical Office, GP09-41): 2010=100 → approx. 195 in 2025. Factor: 1.95. Source: destatis.de → Table 61261-0003.
Positive values extend remaining useful life following modernisation.
Regional market adjustment factor (valuation committee)
Formula used: construction costs × 1.5% per year ÷ 12 months.
| Component | Weight |
| External walls | 23% |
| Roof | 15% |
| External doors & windows | 11% |
| Internal walls & doors | 11% |
| Floors & stairs | 11% |
| Floor finishes | 5% |
| Plumbing | 9% |
| Heating | 9% |
| Other building services | 6% |
Valuation method for rented apartment buildings, commercial and mixed-use properties. Value is based on net annual operating income, after operating costs and the land income deduction, capitalised using the present-value factor over the remaining useful life, plus land value. The local valuation committee publishes property yields and capitalisation factors. The original guide gives typical yields of 2–4% for residential, 4–6% for offices and 5–7% for retail. The DSCR (Debt Service Coverage Ratio) is used as an indicative lending metric in this model, with a threshold of 1.25.
Original guide values: management 3%, maintenance 1.5%, rental loss 2%, insurance 0.2%.
Published by the local valuation committee. The original guide quotes a residential range of 2–5%.
Original model indicator: DSCR ≥ 1.25. Cash-on-cash return = (net income − debt service) ÷ equity.
| Remaining life | 2,5% | 3,5% | 5,0% |
Direct comparison with three or four sold properties of similar type, location and size. A detailed method when sufficient comparable data are available , commonly used for condominiums and undeveloped land. Adjustment factors account for differences in location, age, condition, specification and size. Important: A positive adjustment means that the comparable property is inferior to the subject property for that feature, so its price is adjusted upwards. A negative factor means it is superior and requires a downward adjustment. Weights should total 100%. Comparable 4 is optional; a zero weight makes it inactive. When using asking prices , the original guide suggests a 5–10% discount relative to completed transaction prices.
+ Adjustment: comparable inferior · − Adjustment: comparable superior
| Feature | Guideline |
| Location (per level) | ± 5–8 % |
| Age / condition (per 10 years) | ± 2–4 % |
| Specification (per level) | ± 3–5 % |
| Floor level (per storey, condominium) | ± 1–3 % |
| Size (per 10 m² difference) | ± 1–2 % |
| Balcony / terrace | + 2–5 % |
| Garage / parking space | + 1–3 % |
Enter an address to retrieve the Standard land value (BORIS-D, Germany-wide), regional market prices and location indicators. For addresses in Baden-Württemberg , plot area is loaded from the official LGL BW cadastral service. Values can be transferred to the other calculators.
Work backwards to estimate the maximum affordable land price for developers. Start with the achievable gross development value (GDV) from market analysis. Deduct all project costs, including construction, ancillary costs, construction interest and marketing, as well as the developer’s profit to obtain the residual land budget before transaction costs. Purchase transaction costs are also accounted for. The original guide assumes developer profit of 15–25% of GDV. Construction interest is calculated on average deployed capital.
Architect, planning, permits and construction management. Original guide range: 15–20%.
HOAI phases 1–9: the original guide quotes 10–15% of total construction costs, including architecture, structural engineering and building services.
Construction interest = ½ × financed construction costs × annual interest × (duration ÷ 12).
Original guide range: 15–25% of gross development value.
Maximum price = residual value ÷ (1 + transfer tax + notary + purchasing agent rates).
| Cost category | Typical range |
| Construction costs, houses / apartments (GFA) | 1.800–2.500 €/m² |
| Ancillary construction costs | 15–20% of construction costs |
| Construction interest on average capital | 4–6 % p.a. |
| Marketing costs | 3–5% of GDV |
| Developer profit | 15–25% of GDV |
| Residual land value | 10–30% of GDV |
| Residential property yield | 2–5 % |
| Office / retail property yield | 4–7 % |
Shows the maximum land price at different developer profit assumptions. Original guide range: 15–25% of GDV.
| PEG | PEG (€) | Residual value | Maximum price before transaction costs | Assessment |
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The results, indicators and valuations produced by this calculator are provided solely as non-binding guidance. They do not replace qualified advice from an authorised valuer, tax adviser, notary or real estate professional. Calculations rely on user inputs and simplified models. They do not constitute complete legal, tax, technical or commercial due diligence.
All values, including return projections, valuation indications, financing indicators and residual values, are provided without any guarantee of accuracy, completeness or currency. Market changes, specific property features, planning conditions and individual tax circumstances may not be reflected. The provider accepts no liability for decisions based on these calculations.
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