Land Value vs. Market Price Explained
Aktualisiert: 2026-06-09
What Is the Difference?
Anyone comparing land or property prices quickly encounters very different figures for the same location. The reason is simple: there is not one single "price", but several official and market-based values, each measuring something different. This guide explains the most important ones – and why Groundcheck labels every figure transparently.
The Three Value Types at a Glance
1. Official Land Reference Value (Bodenrichtwert)
The land reference value (German: Bodenrichtwert) is an average value per square metre of building land within a defined zone, determined by official appraisal committees. In Germany it is derived from actual sale prices and published regularly via the BORIS information system. It is the most reliable reference – but it is a zone average, not an individual valuation of your specific plot.
2. Transaction / Market Price
The transaction price is the amount actually paid in real sales. France, for example, publishes this data openly (DVF). Market prices are current and realistic but vary widely by location, condition and plot size. A median (middle value) is more meaningful than an average here, because individual outliers don't distort it.
3. Fiscal / Cadastral Value
Many countries maintain a cadastral value (e.g. Estonia maks_hind, Spain valor catastral). It serves primarily as a basis for taxation and is typically significantly below market value. It is only partially useful as a guide to purchase price.
Why This Matters
Example: In a given city the cadastral value might be €800/m², the official land reference value €1,200/m², and the actual market price €1,600/m². All three are "correct" – they just measure different things. Confusing them can lead to errors of tens of thousands of euros.
That is why Groundcheck clearly labels which value type is displayed on every result page:
- Official · parcel-level – official value for this exact parcel
- Market price · regional – real sales prices, regionally averaged
- Estimate · regional – statistical median, not an official value
- Cadastral data only – parcel without price
Frequently Asked Questions
Is a median the same as an average?
No. The median is the middle value of a sorted series – half of all values lie above it, half below. It is more robust against outliers than the arithmetic mean and therefore more meaningful for property prices.
Is the land reference value the purchase price of my plot?
No. It is a zone average and a useful starting point, but it does not replace an individual appraisal. Location, shape, access and condition can shift the real price significantly.
What data does Groundcheck use?
Exclusively official or open data sources (e.g. BORIS in Germany, DVF in France, national statistics and cadastral offices) – always with source and licence information and clear labelling of the value type.
Learn more in our Methodology and Data Sources.