Standard land values in Munich — current figures and market analysis
Why owners and buyers need the standard land value
Exactly how closely one needs to examine the zone values depends on the circumstances. Before a sale, the guide value provides an initial indication of the property’s worth, even before the condition and fittings of the building have been assessed at all. Conversely, buyers use it to check the plausibility of an offer. If the asking price is well above the calculated land value plus the building value, this warrants an explanation.
Banks use these values for mortgage eligibility checks; in the case of gifts or inheritances, they are factored into the tax valuation of the property; and developers use them to determine what the building plot costs in a particular zone before a single plan has even been drawn up.
What are standard land values?
The values apply to individual areas, streets or sections of street with similar development and similar value ratios. They relate solely to the land itself: buildings, fixtures and fittings, or the condition of the property are not taken into account. The legal basis is the Building Code (BauGB). The values are derived from actually notarised property purchases.
When multiplied by the plot area, the guide value gives the approximate land value in Munich for a specific plot. This simple calculation alone shows the proportion of a Munich property’s value attributable to the land alone. In many locations, it is the largest component.
Who publishes the standard land values?
The Committee of Experts on Land Values is responsible for the area of the state capital. It publishes the standard land values every two years on a fixed reference date, basing its figures on the sales contracts from the previous two years. The assessment regularly includes only undeveloped plots and those with old buildings due for demolition, which is why the official values reflect only a snapshot of market activity.
The values currently in force are those as at 1 January 2026, which have been available on the online portal bodenrichtwerte-muenchen.de since 30 June 2026. The next set of figures, as per the regular cycle, will be published on 1 January 2028. Compared with the previous reference date, the values have in many cases fallen by double-digit percentages.
Standard land value map: how to interpret standard land values in Munich correctly
The figures are published on the standard land value map for Munich. The urban area is divided into zones for this purpose, each of which has its own value in euros per square metre.
Three factors determine how the figures should be interpreted. The zone value always applies to a plot typical of that zone, not to every individual parcel of land. The floor area ratio (FAR) describes how much floor area per square metre of land is typical under building regulations. A value of 0.7 for the GFZ therefore applies to individual residential developments such as detached or semi-detached houses and cannot be applied to denser development. And the reference date is important because the market can shift significantly between two publications.
Property tax in Bavaria: The role of standard land values
Since 1 January 2025, property tax has been levied in accordance with reformed rules, and Bavaria is taking its own approach in this regard. Instead of the value-based federal model, a purely area-based model applies, which is based solely on the area of plots and buildings. Unlike in the federal states that follow the federal model, the standard land value therefore plays no role in Bavarian property tax. However, it remains a key factor here for decisions on buying and selling, as well as for tax valuation purposes such as gifts or inheritance. The guide ‘Property and Taxes’ provides an overview of tax issues relating to property. This section is not a substitute for tax advice.
Current standard land values by district: from Bogenhausen to Moosach
The most expensive district has a land value more than three times that of the cheapest: 6,500 euros per square metre in Bogenhausen compared with 1,800 euros in Moosach. This disparity is primarily determined by the micro-location, as in Munich the standard land value is based less on the city district and more on the individual zone. Villa estates and established residential neighbourhoods are significantly above the city average.
RIEDEL monitors six locations particularly closely. All figures quoted are taken from the RIEDEL analysis as at 30 June 2026 and reflect average land prices for plots intended for individual housing development, i.e. primarily for detached and two-family houses. They are based on known transactions and the publications of the Valuation Committee.
An overview of other neighbourhoods
For the other areas, the figures vary as follows: Obermenzing €2,500 per square metre, Hadern €2,300, Laim and Sendling €2,200 each, Pasing €2,100, Trudering €2,000 and Moosach €1,800. The chart shows all districts side by side. West of the city boundary, the price structure continues in the Würm Valley. You can find current listings there under ‘Buy a plot in Gräfelfing’.
Property prices in Munich: the RIEDEL market review
Official zoning values are published only every two years, whilst land prices in Munich continue to fluctuate with every new transaction. RIEDEL’s market research therefore tracks these transactions on an ongoing basis and, unlike the Valuation Committee, also takes developed plots into account. To ensure that land prices can be compared from one neighbourhood to another, the results are standardised according to the floor area ratios typical for individual residential construction in the respective area. Plots intended for multi-storey residential development are excluded, as different valuation criteria apply there. Key figures on this are compiled in the ‘Munich Apartment Buildings Market Report’.
Trends in residential land prices by type of use
Indexed representation (base year 2010 = 100): The top line (beige) shows land for multi-storey residential development, whilst the bottom line (dark blue) shows land for detached housing, in each case excluding city centre locations. The graph depicts indexed values, not absolute land prices. For multi-storey residential development land, the price change for 2022/2023 relates only to average locations, and since 2024, due to low transaction volumes, the projection has also been based on additional data such as sales of developed plots and rental trends. Source: Expert Committee on Land Values in the Munich Metropolitan Area (2025).
The figures from the analysis as at 30 June 2026 are noticeably lower than those from 2024, ranging from around 7 to 25 per cent for individual housing development, depending on the district. Furthermore, following the peak in 2022, the two land-use categories have diverged. Land for detached housing has recently seen only a slight decline, whilst land for multi-storey housing has lost an average of around 25 per cent within a year. This is due to rising construction and financing costs coupled with falling sale prices for new-build flats, as the plot of land often remains the final variable in the calculation of a property development project.
Market Environment 2026: Transactions, Interest Rates and Supply
Transaction activity, financing costs and available supply will all influence property prices in Munich in 2026, although they are not currently moving in the same direction.
Transaction data from the Valuers’ Committee indicates a recovery in 2025. Plots of land changed hands more frequently again, whilst the value of transactions for plots intended for detached and two-family houses also rose. The trend varies depending on location quality, as in the best locations, higher average prices for residential building land were recorded in some cases in 2025, whilst good locations remained stable or saw a slight decline. As the number of transactions in the city centre is small, individual large sales can significantly skew the annual figures.
The financing environment is also having an impact on land values. By mid-2026, mortgage rates for ten-year fixed-rate mortgages will be around 3.6 to 4.2 per cent, depending on the loan-to-value ratio. The ECB’s key interest rate rise in June 2026 is not a decisive factor here, as construction loan rates are based on the yields of long-term German government bonds rather than on the key interest rate. They may rise, fall or remain unchanged despite changes to the key interest rate. RIEDEL Finance can answer any questions you may have about your own financing: For further information.
Structurally, building land in Munich remains in short supply. From January to October 2025, only around 4,000 new residential units were approved – 28 per cent fewer than in the same period the previous year and 55 per cent below the ten-year average. At the same time, according to the state capital’s planning forecasts, the population is set to rise by around 14 per cent to 1.83 million by 2045. A tight supply coupled with a growing population counteracts downward pressure on prices, even if values are likely to move largely sideways in the short term. The 2026 Market Report brings together all the relevant time series.
Bringing together both perspectives – the official one and our own – is part of the day-to-day work at RIEDEL Immobilien, a family-run business based in Munich since 1982, named Estate Agent of the Year 2025 (Bellevue) and part of the international property network of Christie’s International Real Estate. The market is monitored in Munich and the Fünfseenland region; within the city itself, this is carried out from several offices, including the Nymphenburg branch.
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Make a personal appointment with me for a detailed conversation on site.
Limitations of standard land values: When the value is insufficient
The standard land value is an average figure for an entire zone. The market value of a specific plot of land may be significantly higher or lower than this. The plot’s shape, infrastructure, planning permission, contaminated sites, buildability and the condition of any existing building all affect the result; the further a plot deviates from what is typical for the zone, the less relevant the standard value becomes. A statement only becomes reliable through the methods set out in the Property Valuation Ordinance (ImmoWertV) – namely the comparative value, cost value and income approach methods – which culminate in the market value as defined in Section 194 of the German Building Code (BauGB).
The actual value of your own plot of land is therefore determined by a property valuation in Munich, which involves an on-site inspection, a review of the documentation and an analysis of specific transactions in the local area.
Frequently asked questions about standard land values
How much is your plot of land worth?
Have the value of your property assessed on a case-by-case basis, taking into account the specific zone, planning regulations and the actual transactions taking place in your area.
If you have any questions about the zone or building regulations that need to be clarified beforehand, it’s quicker to discuss them directly than to fill in a form.
References and further information
Munich Market Report 2026: Interest rate trends, transaction figures, price trends by segment and residential land prices by location quality, compiled by RIEDEL Market Research based on the publications of the Valuation Committee: Market Report 2026.
Discuss your concern with us directly and easily by phone. You can reach us Mon - Fri: 9:00 - 18:00 o'clock, Sat: 10:00 - 14:00 o'clock.
Leave us your number and we will call you back promptly.
Make a personal appointment with us for a detailed conversation on site.
Related topics
- Property Valuation in Munich – From a Guide Value to a Reliable Valuation
- Property and Taxes – Tax-related circumstances in which land values become relevant
- Market Report on Apartment Buildings in Munich – Key Figures for Multi-Storey Residential Construction