A feel for spaces | van de Loo Immobilien & Hausverwaltung has been valuing and selling properties in Hamburg for over 25 years, with 4.9 out of 5 stars on Google. Read here how you can estimate the value yourself, which Hamburg data you can look up, and when a formal valuation is worthwhile.
You will receive an initial guide price immediately by email. On site valuation is free of charge with us.
Calculate guide price or arrange an on-site valuation
What is the market value?
The Federal Building Code defines it in Section 194: The market value is the price that could be achieved on the reference date in normal business transactions. Location, legal circumstances and condition are decisive. Personal circumstances do not count, nor do thirty years of family life in the house.
Two figures are often confused with it. The asking price on the portal is the seller's wish. The purchase price is only established in the notary's contract. In the end, what is signed before the notary counts.
The three methods and when they apply
The Real Estate Valuation Ordinance (ImmoWertV) governs three methods. The choice is made according to the type of property, market customs and available data. Valuers often calculate using two methods and reconcile the results.
Method | Typical for | Basis |
|---|---|---|
Comparative value method | Condominiums, terraced houses, building plots | Actual purchase prices of similar properties in a comparable location |
Capitalised earnings value method | Multi-family houses, apartment buildings, commercial properties | Sustainably achievable rent minus operating costs, capitalised with the property yield rate |
Asset value method | Owner-occupied detached and semi-detached houses | Land value plus value of the building based on replacement costs and age, adjusted to the market |
How to calculate the value yourself
Condominium: Living space multiplied by price per square metre
Multiply the living space by the price per square metre actually paid for comparable apartments in your location. An example with assumed figures: 80 square metres multiplied by 6,500 euros gives 520,000 euros. This is followed by additions and deductions for floor, balcony, condition and fittings.
Apartment building: Annual rent multiplied by multiplier
Multiply the annual net cold rent by the multiplier, which is the factor at which comparable houses are sold. A house with ten apartments and 9,000 euros net cold rent per month yields 108,000 euros a year. With the Hamburg average of 22.1, this results in around 2.39 million euros. Location, condition and rents below market level shift the factor significantly.
Detached house: Land value plus building value
You calculate the land value from plot size multiplied by standard land value: 600 square metres multiplied by an assumed 900 euros gives 540,000 euros. Added to this is the value of the building, meaning replacement costs minus depreciation for age. A market adjustment factor aligns the result with what buyers in Hamburg actually pay.
Prefer to have it calculated professionally? Our online valuation sends you a guide price immediately by email.
What was actually paid in Hamburg in 2025
The expert committee for property values in Hamburg evaluates the notarised purchase contracts every year, not asking prices. The 2026 property market report describes the year 2025:
Key figure | 2025 | Change from previous year |
|---|---|---|
Detached and semi-detached houses, median purchase price (median) | 565,000 euros | +1 % |
New-build condominium, average location | around 8,400 euros\/m² | Condominiums total +1 % |
Multi-family houses | around 3,300 euros\/m² living space | +14 % |
Multi-family houses, purchase price in relation to rent | 22.1 times annual net cold rent | +5 % |
Sales in total | 10,100 | +11 % |
The standard land values as of 1 January 2026 have decreased compared to the previous year: for single-family house plots by 5 percent, in multi-storey residential construction by 4 percent. These values help with classification. They do not replace the value of your house, because there are major differences between two districts, and sometimes between two streets.
Looking up standard land values in Hamburg
You can find the standard land value for your plot online in BORIS.HH, the city's standard land value system at geoportal-hamburg.de\/boris. The values as of the reference date 1 January 2026 currently apply. Further analyses are offered by the property data value information service IDA.HH in the city's service portal.
The standard land value is an average value per square metre of land for a zone with similar plots. It says nothing about the house upon it. For a detached house it is the starting point, for a condominium it plays a minor role.
What increases the price of your property
You can change little about the market value shortly before the sale, but a great deal about the price achieved. Complete documents, minor repairs and a good first impression determine how many buyers come and how they negotiate. Empty rooms appear smaller; home staging gives them scale. For an apartment building, market-level rents and clean statements count, because buyers calculate with the multiplier.
Online valuation, estate agent or surveyor?
Path | Costs | Duration | Suitable for |
|---|---|---|---|
Online valuation | free of charge | few minutes | initial orientation |
Valuation by an estate agent | often free of charge, otherwise around 250 to 700 euros | few days, with viewing | sales decision and asking price |
Short valuation report | from a few hundred euros | few days | private purposes, family agreement |
Market value report | around 0.5 to 1.5 % of the value, so 1,500 to 4,500 euros for 300,000 euros | several weeks | court, tax office, inheritance, divorce |
There are no fixed fees for experts. Enquire about the price in advance.
An online valuation calculates with location, size, year of construction and comparison data. It does not see the condition of the bathrooms, the light in the living room or street noise. For the decision of whether and at what price you are selling, an on-site appointment is needed.
The documents required for a valuation
Land register extract
Cadastral map or site plan
Living space calculation and floor plans
Energy performance certificate
Proof of modernisations with year, such as roof, windows, heating, bathrooms
For condominiums: declaration of division, minutes of recent owners' meetings, financial plan
For rented properties: tenancy agreements or tenant list with current rents
How we value
At the beginning stands a free online initial assessment via our valuation. We determine the reliable value on site, also free of charge. We look at your property, compare it with actual sales in the surrounding area and tell you what price is realistic. Without a lure price.
We sell apartment buildings and also manage them. Therefore we know both calculations: what buyers pay and what a house yields in operation.
van de Loo at a glance
A feel for spaces · van de Loo Immobilien & Hausverwaltung · property sales and apartment building management in Hamburg · on the Hamburg market for over 25 years · 4.9 out of 5 stars on Google from 69 reviews · free online and on-site valuation with Bettina van de Loo · home staging from our own team
Frequently asked questions
How do I calculate the value of my property?
For a condominium you calculate living space multiplied by price per square metre of comparable sales, for an apartment building annual net cold rent multiplied by multiplier, for a detached house land value plus building value. This provides an initial orientation. The realistic price is only revealed by comparison with actual sales in your street.
What is my house in Hamburg worth?
A detached or semi-detached house was sold in Hamburg in 2025 for a median of 565,000 euros. Your house can be significantly above or below this, depending on location, plot, year of construction and condition. Our online valuation calculates an initial guide price, and we determine the reliable value free of charge on site.
What is my apartment worth?
Calculate the living space multiplied by the price per square metre paid for similar apartments in your location. New-build condominiums in average Hamburg locations cost around 8,400 euros per square metre in 2025, while existing apartments are often lower depending on the district and condition. Floor, balcony and the condition of the communal property shift the price.
What is the multiplier for a property?
The multiplier, also called the factor, indicates how many times the annual net cold rent is paid for a house. In Hamburg, for multi-family houses in 2025 it averaged 22.1 times. The better the location and condition, the higher the factor.
How do I calculate rental yield?
The gross yield is the annual net cold rent divided by the purchase price, multiplied by 100. A house at 22.1 times the annual rent therefore yields around 4.5 percent gross. The net yield additionally deducts operating costs, such as management, maintenance and non-recoverable running costs.
How much does a property valuation cost in Hamburg?
An online valuation is free of charge, a market value report costs around 0.5 to 1.5 percent of the property value. In between lie short valuation reports from a few hundred euros and estate agent valuations, which often cost nothing if there is an intention to sell. At van de Loo, the online initial assessment and on-site valuation are free of charge.
How accurate is an online valuation?
An online valuation delivers a range based on location, size, year of construction and comparison data. It cannot see condition, fittings and floor plan. For an asking price, a viewing is required.
Where can I find the standard land value for my plot in Hamburg?
In the standard land value system BORIS.HH at geoportal-hamburg.de\/boris. The current values apply as of the reference date 1 January 2026 and are determined by the expert committee for property values in Hamburg.
What is the difference between standard land value and market value?
The standard land value is an average value for the land of an entire zone, without buildings. The market value, legally the market value, is the price for your specific property with house, condition and location in detail. The standard land value is one building block of this calculation.
When do I need a market value report?
You need a market value report in court and often vis-à-vis the tax office, for example in the event of inheritance or gift. It also creates a neutral basis in the event of divorce. For an open market sale, valuation by an experienced estate agent is usually sufficient.
What is your property worth?
What your property is worth is not written in any table. We view it on site and will then give you a price and a strategy.
Calculate guide price and arrange an on-site valuation
Telephone 040 50 09 06 04
As of: 20 October 2026. Sources: Section 194 BauGB; Section 6 ImmoWertV; Hamburg property market report 2026, expert committee for property values; Sparkasse and ImmoScout24 on expert costs (as of April 2026).
