How to Read a German Bodenrichtwert – Step-by-Step Guide
Aktualisiert: 2026-07-03
How to Read a German Bodenrichtwert: A Complete Guide for International Buyers
Germany's Bodenrichtwert system is widely regarded as one of the most transparent land valuation frameworks in the EU. But the output — a certificate with German abbreviations and codes — can be confusing to non-German speakers. This guide walks you through every element, with a worked calculation example.
What Is in a Bodenrichtwert Statement?
An official Bodenrichtwert statement from the BORIS database contains:
- BRW €/m²: The reference land value in euros per square metre.
- Nutzungsart (land-use category): What the planning rules designate the land for.
- Entwicklungszustand (development status): How far along the land is in terms of planning readiness.
- Stichtag (reference date): The date to which the value applies — typically 31 December of the previous year.
- Gutachterausschuss: The independent valuation committee responsible for the area.
Land-Use Codes (Nutzungsart)
| Code | Meaning |
|---|---|
| W / WA | General residential land |
| MK | Core zone (city-centre, mixed use) |
| GE | Commercial / business land |
| GI | Industrial land |
| A | Arable / agricultural land |
| GR | Grassland |
| MI | Mixed-use zone |
A plot coded W with a Bodenrichtwert of €450/m² is designated for housing in a general residential zone.
Development Status (Entwicklungszustand)
The development status heavily influences value:
- B (Baureifes Land — development-ready): Fully serviced, planning permission granted → highest value
- R (Rohbauland — raw building land): Building approved in principle, not yet fully serviced
- E (Erschließungsbeitragsland): In the process of being connected to infrastructure
- LF (Landwirtschaftliche Fläche — agricultural): No building permission → lowest value
A plot shifting from LF to B through a new development plan can multiply in value several times. This is a critical consideration in German inheritance and gift tax assessments.
Understanding the Reference Date
Bodenrichtwerte apply as of a specific Stichtag (reference date), usually 31 December of the preceding year. A 2024 Bodenrichtwert (reference date 31.12.2024) reflects market conditions through end-2024 and is typically published during 2025. For tax assessments, mortgage valuations, and purchase negotiations, the current reference-date value is the applicable one.
Calculation Example
Scenario: Plot in Cologne-Ehrenfeld - Plot size: 500 m² - Bodenrichtwert: €450/m² - Land-use: W (residential) - Development status: B (development-ready)
Calculation: > 500 m² × €450/m² = €225,000 land value
This is the value of the land alone. Any building on the plot is valued separately using either a cost approach (Sachwertverfahren) or an income approach (Ertragswertverfahren). A house on this plot might have a total assessed value of €650,000 or more.
How the German System Compares Internationally
In the UK, the Land Registry records transaction prices for completed sales, but there is no systematic zonal land-value assessment comparable to BORIS. In the USA, county assessors publish taxable land values, but coverage and methodology vary widely by state. The German Bodenrichtwert system — with its complete national coverage, annual updates, and free public access — is considered a European best practice for land market transparency.
Groundcheck vs. Official BORIS
Groundcheck displays Bodenrichtwerte from the BORIS system on an interactive European map alongside comparable land values from 27 EU countries. The official BORIS portal of each German state provides legally binding statements for individual parcels, required for tax filings and mortgage applications. Groundcheck is ideal for research and comparison; for legally binding purposes, always use BORIS directly.
Explore the map at groundcheck.eu.
Further reading: - German Land Values – BORIS Explained - Land Value Types Explained
---
FAQ
Can I use the Bodenrichtwert as the purchase price in a negotiation? It is a useful reference, but individual plots may deviate significantly. Specific location advantages, plot shape, access infrastructure, and current market momentum can all push prices above or below the zone average.
What is the difference between Groundcheck and BORIS? BORIS is the official state system with legally binding land value statements. Groundcheck aggregates and contextualises this data alongside 27 other European countries — ideal for market research and cross-border comparison. For tax or mortgage purposes, always use BORIS directly.
How often is the Bodenrichtwert updated? In most German states, annually as of 31 December. Some states update every two years. Bavaria, for instance, uses a two-year cycle.
What if the actual sale price is much higher than the Bodenrichtwert? This is common in high-demand markets. Bodenrichtwert zones are drawn broadly and cannot reflect micro-locational advantages. For a significant deviation, consider commissioning a certified appraiser for an individual market-value assessment under § 194 of the German Building Code (BauGB).