The value of a property is not determined by the owner’s asking price. Nor is it determined by the amount paid twenty years ago, or by the amount a neighbor allegedly received. Value is determined by the market: by the property’s location within Görlitz, its condition and year of construction, its living space, and the prices that were actually paid most recently for comparable properties.
Against this backdrop, a realistic real estate appraisal in Görlitz is the most important single step before any sale. It determines whether your property will sell quickly and close to its achievable value or remain listed on real estate portals for months on end. This article explains which factors determine the value, what methods appraisers use, and how you can obtain an appraisal you can rely on.
These factors determine the value in Görlitz
Location is the first consideration. Within Görlitz, the neighborhoods differ significantly: A renovated apartment in the Gründerzeit district is valued differently than a single-family home on the outskirts of town or an apartment in a postwar housing complex. The location also includes the street’s micro-location, accessibility to the city center, and the property’s immediate surroundings.
The second major factor is the property’s condition. The year of construction, the state of repair of the roof, windows, heating system, and electrical system, as well as the property’s energy efficiency, all directly affect its value. A heating system that will need to be replaced in the foreseeable future is not a minor issue; rather, it is a factor that buyers will factor into the price.
In addition, there are factors such as living space and floor plan, the lot, and whether the property is being sold vacant or rented. For rented properties, the market bases its valuation on the actual rent, not the theoretically possible rent. Each of these factors affects the value—some by a few percent, others significantly.
A Brief Explanation of the Three Valuation Methods
In Germany, appraisers use three standardized methods, as specified in the Real Estate Valuation Ordinance.
The sales comparison approach derives the value from prices actually paid for comparable properties. It is the standard method for condominiums and single-family homes because it most directly reflects the market.
The income approach is based on income: How much rental income does the property generate, what are the associated costs, and what value results from this? It is the standard method for rental apartment buildings and investment properties.
The cost approach is based on the building’s construction costs and the land value. It is used when comparable prices are not available, such as in the case of highly unique properties.
The appropriate method depends on the property. For you as the owner, what matters less than the specific method is whether the appraiser is familiar with the Görlitz market and takes the unique characteristics of your property into account.
Why the Asking Price Determines Whether a Property Sells
Setting the price too high usually costs more than it brings in. Prospective buyers monitor the real estate portals for weeks. A property that remains on the market for a long time and then drops in price sends a warning signal to the market: something seems to be wrong. The seller’s negotiating position weakens, and in the end, the price achieved is often lower than what would have been possible with a realistic starting price.
Setting the price too low is the opposite problem: The property sells quickly, but you end up leaving money on the table that you’re entitled to.
With this in mind, the valuation isn’t about a single number, but rather a reliable range from which a bidding strategy can be derived: Where do we enter the bidding, what leeway do we have, and at what point do we walk away? Having this clarity before you begin will save you from the grueling months that follow.
Market value, asking price, purchase price: three different figures
During the sales process, you will encounter three terms that are often confused. The market value is the value determined by an appraiser using standardized methods: the price that could be obtained in the ordinary course of business on the effective date. The asking price is the strategic figure at which the property is listed for sale. It may be slightly above the market value to allow room for negotiation, but it should remain within the market range. Finally, the purchase price is the result: the figure stated in the notarized contract.
For you as the owner, this means: A professional appraisal provides the market value as a benchmark. We base our listing strategy on this, depending on the property, demand, and your timeline. If you keep these three factors separate, the discussion will ultimately be based on a clear, logical approach rather than on emotions.
Common Mistakes in Pricing
Three patterns recur regularly in sales.
The first mistake is focusing on sunk costs. What you’ve invested in the bathroom, roof, or garden over the years is understandable from your perspective, but it’s only relevant to the market to the extent that it improves the property’s current condition. Buyers pay for what’s there, not for what it cost to build.
The second mistake is comparing properties in the neighborhood based on hearsay. Reported sales prices are rarely complete: different year of construction, different condition, different timing. Only documented comparable sales are reliable.
The third mistake is waiting without a plan. If you put off the sale because the price is unclear, you’ll continue to bear all ongoing costs and obligations. An early, realistic assessment costs nothing and lays the groundwork for your decision—including the decision not to sell.
Online Calculators and Their Limitations
Online valuation calculators provide an initial estimate in just a few minutes. They rely on statistics: location categories, average prices, and typical discounts. What they don’t know is your property. Statistics can’t account for the condition of the renovation, the heating system, the floor plan, the view from the living room, moisture damage in the basement, or the new electrical wiring.
These calculators are fine for a preliminary estimate. However, they are not sufficient as a basis for a sale. Our assessment is therefore provided by experts from our network who are familiar with the Görlitz market through ongoing appraisals, and it takes into account the actual condition of your property.
You’ll need these documents for an appraisal
The more complete the documentation, the more reliable the assessment. The following are helpful:
- current land registry extract
- Floor Plans and Living Area Calculations
- Energy Performance Certificate
- Documentation of Renovations and Modernizations
- For condominiums: Declaration of Division, minutes of owners‘ meetings, statement of maintenance fees
- For rental properties: lease agreements and a current rent schedule
If any of these documents are missing, that’s not a problem. Obtaining any missing property documents—such as those from the land registry or building records—is part of our job. You don’t have to contact the relevant government agencies yourself.
Here’s how the free initial assessment works
The process is intentionally kept simple. You request an initial assessment using our evaluation form and provide some details about the property. We’ll get back to you with an initial assessment. Once things get more concrete, we’ll visit the property in person, because nothing beats seeing it for yourself.
You’ll receive a transparent assessment: not just a number, but the reasoning behind it, so you can make your decision at your own pace. Whether you decide to sell, rent, or wait and see is entirely up to you. We take the work off your hands—not the decision.
If you’re planning a sale in the coming months, request an initial assessment now. The sooner you have a realistic figure on the table, the better you can prepare for the sale.
