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Free property valuation in Dresden
Costs of property valuation
The property valuation of AB Real Estate GmbH is free of charge for you. We determine the market-driven maximum price of your property in Dresden. After a quick valuation you can sell your property successfully with us.
Marketing & sales strategy
In the event of a joint sale, our real estate experts develop a tailor-made marketing and sales strategy. The property valuation serves as a basis. Together with your wishes, we create a marketing and sales model that fits your property.
Your advantages as owner for the valuation by us
PROFOUND TECHNICAL + MARKET KNOWLEDGE
AB Real Estate GmbH consists of international real estate experts with many years of industry experience. We have extensive knowledge of real estate and know the Dresden market with all its facets.
Our claim: A unique service with know-how! We want to be your personal and professional partner at every step. We evaluate your real estate free of charge and professionally, market with too tailor-made strategy and sell your real estate in Dresden to the suitable buyer!
We are a Franco-German real estate agency with an international network of experts. We are proud of our networking and are happy to share our contacts with you! Whether you are a craftsman, lawyer, architect or a surveyor – we guarantee you a smooth sale.
THE BEST PRICE
Our experts work with the latest technologies and comprehensive analyses. We use the SWOT analysis among other things. This analysis determines the strengths and weaknesses, opportunities and risks of your property. So you go prepared in the sale.
SHARED COSTS FOR SELLERS
The AB Real Estate GmbH sells your real estate in Dresden with 100% success guarantee. Afterwards we will remain there for you. The broker’s commission of 7.14% of the sales price is shared equally by seller and buyer.
Free property valuation
In all Dresden districts, top locations and the largest cities in Germany
Successfully completed sales in 2019
- surface: 63m2
- price: 103.950€
- location: Leuben
- surface: 31m2
- price: 68.200€
- location: Neustadt
- surface: 57m2
- price: 171.000€
- location: Altstadt
AB Real Estate GmbH is well known from:
Free, precise, fast and discreet property valuation.
We place our expertise at your disposal.
The process of real estate valuation in Dresden
- Creation of a sale file with exhaustive and qualitative presentation
- Advertising on our French, German and English presentation pages
- Mobilization of our data bank international customers (existing and potential)
- Newsletter & Mailings
- Presence on the central Internet portals
- Daily follow-up of the announcement
- Professional photographies of your property
- Home-Staging service
- Elaboration of an individual selling strategy
- Permanent followed of the potential buyers
- Regular updated phone of the sale status
- Coordination and organization of effective visits
- Support until the sale (meeting at the notary)
- Other services (mediation with craftsmen, solicitors, lawyers etc.)
Ø SALES PERIOD
When does a property valuation make sense?
In a property valuation, the probable selling price achieved in the current market is determined. Knowing this value makes sense for you for various reasons:
1. Reach suitable buyers
2. Achieve the highest price in line with the market
A sales price that is too high can frighten potential buyers, while a sales price that is too low leads to a sale below value.
3. Choose the right time
A property valuation provides information as to whether this is the right time to offer your property for sale.
4. Inform banks
Banks need the market value for granting loans.
5. Calculate taxation
Taxation is based on the market value of the property.
6. Planning future investments
If you know the likely sales price, you can plan future investments better.
7. Basis for divorce and inheritance disputes
We use property valuation to create an individual marketing and sales strategy for your property.
The real estate valuation
The market value is determined in accordance with certain specifications. These are written down in the “Verordnung über die Grundsätze für die Ermittlung der Verkehrswerte von Grundstücken” (ImmoWertV for short). The following criteria are analyzed during property valuation.
-Size of the property
-the condition of the building from the outside/inside
-year of construction
-Renovations already carried out
-the equipment of the sanitary facilities
-the technical equipment
-the development potential of the property
for example a removable roof blank
-Sales prices of similar objects
-Size of the property
-Condition of the land plot
-Soil reference values of the environment
-the layer (macro and micro layer)
-the development potential of the situation
-Rent per square metre
for example: Is the property located in a milieu protection area?
After the analysis of the individual criteria, they are put into interaction with each other. The more promising the individual points and the better the interactions, the greater the demand and the higher the prices. Your property will also be compared with similar properties that have already been sold. The price per square meter of the objects is adjusted by the unique conditions of your real estate and multiplied by the number of square meters of your object. An individual selling price is created.
Three procedures are regularly used for the determination: The comparative value, capitalized earnings value and tangible value method.
The valuation must not only take into account the criteria and comparable properties mentioned, but also the type of property. The focus of interested parties varies according to the type of property. Some types of real estate are more suitable for investment, others for own use. In the case of rented properties, factors such as the vacancy rate, tenant perspective or rent per square metre play a role. In a family-friendly terraced house, green spaces and proximity to educational institutions are more important than in a penthouse for business people. Sanitary facilities and technical equipment play a major role here.
A property valuation is therefore a complex process in which several criteria play a role and you also have to be familiar with analyses and different procedures.
Our real estate agency AB Real Estate GmbH will be happy to evaluate your property in Dresden! We will also be happy to assist you as a personal and professional partner in a subsequent sale.
Dresden – Florence at the Elbe
Location and connection
Dresden is the capital of the Free State of Saxony. The city lies in the southeastern part of Saxony. Dresden is characterized by the foothills of the Osterzgebirge, the Lausitzer granite plate and the Elbsandsteingebirge. The Elbe flows through the 328.28 km large state capital. This makes Dresden the 4th largest city in Germany in terms of area. Dresden lies on the threshold from Central to Eastern Europe, close to the Czech Republic and Poland. The two top cities of Prague and Berlin can be reached from here in 2 hours. From December 2019, Deutsche Bahn wants to travel to Berlin every hour, and the train will then travel to the Baltic Sea. Those who prefer to travel by car can take the motorway from Dresden in all four directions. Within the city you can use car sharing services like “teilAuto” or the public transport DVB. With the “szbike” bikes you can explore the city by bike. Dresden also has a freight traffic centre, which connects trucks and rails, and its own airport. 20 airlines fly from here to 100 airports, the most frequented destination being Frankfurt am Main.
As of 31.12.2018, 560,641 inhabitants live in Dresden; there are around 300,917 households. According to forecasts, 2035 595,000 people will live in the state capital. Dresden is considered the birth capital. There were 113 births per 10,000 inhabitants in 2013. Dresden’s population comes in 12th place in a German comparison. Around 280,246 men and 280,395 women lived in Dresden in 2017. In 2017, 4.1% of the inhabitants had a migration background, the proportion of foreigners was just under 8%. The average age is around 43 years. On average, Dresden’s inhabitants live in the city for 11.48 years (as of 2016).
Dresden is the centre of what is currently the economically strongest area of the so-called new federal states. Dresden is also one of the strongest economic regions in the whole of Germany. In the Future Atlas 2016, Dresden was one of the places with “very high prospects for the future” and ranked No. 1 among eastern German cities. In 2016, the GDP in Dresden totaled 20,725 million euros, and per capita the GDP was 37,993 euros. The purchasing power per inhabitant was 20,905 euros in 2018, compared with 20,222 euros in 2017. In the federal state of Saxony, purchasing power was 19,691 euros in 2018. The manufacturing industry accounts for a large share of Dresden’s turnover. However, there is a great variety of industries in the state capital. Important sectors are: Mechanical and plant engineering, microelectronics, aviation, nutrition, printing, packaging, biotechnology and environmental technology, retail, tourism, congress and cultural industries. Important companies are Amazon Development Center Germany GmbH and BOSCH Sensortec GmbH. Dresden is a commuter city: 100,000 people commute to Dresden, 56,000 Dresdeners work abroad. The unemployment rate in May 2019 was 5.7%, the number of employees with a university degree is 20%.
The state capital of Saxony offers a comprehensive range of educational opportunities. Dresden received the title “City of Science” in 2006. There are 85 primary schools and 29 grammar schools in Dresden. Of these, 19 are in urban, 9 in free and one in state sponsorship. There is also an international school, the Dresdner International School, in the city. Approximately 40,000 people study in Dresden. With 35,000 students, the TU Dresden is the largest technical university in Germany. In addition to the TU, there are other universities, including the Hochschule für Bildende Künste. The “Jazz/Rock/Pop” course is the oldest of its kind at the Hochschule für Musik. The main courses of study in Dresden are electrical engineering, psychology, civil engineering, nursing management and social pedagogy. In addition to the universities, there is also an adult education centre, music schools and the municipal libraries in Dresden.
After the loss of the “World Heritage” title, a decline in the number of tourists was expected. The opposite is the case! Every year there is an increase in foreign tourists. In 2018, 4.6 million overnight stays were recorded for the first time. The number of arrivals was 2,247,000. In 2018 there were 473,261 foreign guests. In 2018 Dresden had 182 open hotels and 23,121 guest beds. The bed occupancy rate was 55%. Tourists admire the Frauenkirche and the Neumarkt in Dresden above all. The Zwinger and the Residenzschloss are other magnificent buildings worth a visit. Here you can also admire art. Also known is the bridge called the “Blue Wonder”. If you like the water, you can take a paddle steamer across the Elbe or sit down on the Brühlsche Terrasse with a drink and enjoy the view.
Culture and leisure
Dresden offers everything your heart desires in terms of art and culture. In 60 galleries, 48 museums and 36 theatres and stages one does not get bored so fast. Recommended is the picture gallery “Alte Meister” or the “Grüne Gewölbe”. The Kunsthofpassage invites you to marvel. In addition to the Schauspielhaus, the Comödie Dresden, the Theaterruine St. Pauli and the Herkuleskeule also offer theatrical entertainment. The Semper Opera House, the Staatskapelle and the Philharmonie in Dresden offer a musical delight. Especially in summer, the film nights on the banks of the Elbe attract visitors, during which one can enjoy films on a big screen directly at the river. Other seasonal highlights are the Elbhangfest or the concerts in the parks of the Elbe castles. If you are looking for relaxation in the countryside, you can be sure of variety in Dresden. The Great Garden, the Zen Garden or the Botanical Garden are worth a visit. If you want to get out completely, you should go to the Dresdner Heide. Those who like the water will enjoy the Elbe meadows. The Elbe Cycle Path, which leads past the banks and several castles, provides a great deal of variety. Sports can also be practised in the Energieverbund Arena (ice skating) or in the Ostra sports park. Here you can find a running track or beach volleyball courts. You can cheer on the Dynamo Dresden football club in the Rudolf Harbig Stadium. Afterwards you can reward yourself with culinary delights in the “Pfunds Molkerei” or in the Café “England England”. Here you will find everything the Great Britain fan likes, from sandwiches to real Earl Grey. For meat lovers the “El Rodizio” is recommended for going out in the evening, for fish fans the “Kastenmeiers” and for vegetarians the “brennNessel”. The “Schillergarten” or the “Red Roosters” pub are worth leaving. Afterwards you can dance through the night in the “Kraftwerk Mitte”, in “Katys Garage”, in the “Groove Station” or in the “Blaue Salon”.
Real Estate Market Report Dresden
Real Estate Market Report Dresden 2019
Due to the attractiveness of Dresden and the associated population growth (10% in 10 years) more living space is needed. The supply of residential real estate is becoming increasingly scarce, as demand could previously be met by reducing vacancies. Now, however, there is a need for more living space in Dresden due to the current housing supply and the lack of new construction activity. This is due not only to the influx but also to the development of ever smaller households through singles or the desire to live alone. In 2018, the residential portfolio in Dresden amounted to 294,000 units (real estate market report DG HYP). In 2018 there were 7% fewer cases of purchase, money turnover was at a high level at 2.51 billion euros.
Property market report condominiums Dresden
The condominium market in Dresden accounted for around 73% of the total market in 2018. The property market is particularly determined by the resale of existing condominiums. In 2018, the average price for a condominium was 1,750 euros per square metre. This represents a price increase of 8% over the previous year. Newly built condominiums sold for the first time have a price per square metre of 3,290 euros per square metre (+6% year-on-year). Building plots for condominiums (middle location) had an average price per square metre of 515 euros in 2018. This means that the price per square metre has risen by around 24% (Dresden Committee of Experts).
Real Estate Market Report Apartment Houses Dresden
More than half of all newly built apartments are in apartment buildings. Demand for apartment buildings and building land is high. Due to the low supply of space, prices for building land for multi-storey buildings rose by around 50% in 2018. The top price was around 1,000 euros per square metre. On average, building land for multi-storey buildings (good location) costs 450 euros per square metre in 2018. In 2017, prices were still at 305 euros per square metre. The price per square metre for a refurbished apartment building in 2018 was 1,960 euros per square metre (+20% year-on-year). Apartment buildings built from 1992 onwards cost 2,480 euros per square metre (+19% over the previous year) (Dresden Committee of Experts). The rent increased by 73% between 2007 and 2017. In 2017, the average initial rent was EUR 10.2 per square metre, and in 2018 it was around EUR 10.6 per square metre. The top rent is around 13 euros per square metre. Overall, the rent/purchase price ratio is a factor of 19 (real estate market report DG HYP 2018).
Real Estate Market Report Own Home Dresden
The standard land values for owner-occupied properties in Dresden have risen sharply. From 2017 to 2018 prices have risen by about 22%. The peak value in 2018 was around 580 euros per square metre. On average, a home owned property in a good location cost 275 euros in 2018. In 2017, the average price per square metre was 225 euros. A detached single-family house built from 1992 onwards cost an average of 3,250 euros per square metre in 2018. One semi-detached house was at a price of 3,000 euros per square metre.
Real estate market report trade Dresden
Together with Berlin and Leipzig, Dresden is a top location for the retail trade in eastern Germany. This is partly due to the large catchment area (1.2 million), the steady population growth, tourists and the economic upswing of Dresden. Furthermore, unemployment in Dresden has fallen. The top rent in retail is around 110 euros per square metre, the yield is around 4.2%. The prime rent for office properties in 2018 was 12.8 euros per square metre. Within 10 years this has increased by 28%. The yield in the office property segment is approximately 4.6%. Dresden has approximately 2.6 million square metres of office space, making it the third largest office market in eastern Germany. There are few new office properties and the vacancy rate is around 8.2% (real estate market report DG HYP 2018). The standard land values for commercial properties rose by 14% from 2017 to 2018.
Real Estate Market Report New Building Dresden
The increase in the number of inhabitants in Dresden exceeds the number of completed apartments. The ratio of households to residential construction is around 2.6. Between 2007 and 2017, there was an increase of 40,000 in the number of households and 15,000 in the number of residential completions. Nevertheless, increased residential construction activity is slowing the rise in rents for new apartments in the mid-market segment (Real Estate Market Report DG HYP 2018). Interest in residential construction has led to a significant increase in standard land values. The highest standard ground value in 2018 was 4,700 euros per square metre, compared with 4,300 euros per square metre in 2017. The situation on the market for building plots in Dresden is particularly clear from the ratio of sales figures to money turnover. In 2018, the number of building plots traded fell by 14%, while cash turnover rose by 24% (Dresden Committee of Experts).
Top locations Dresden
Urban division Dresden
The Saxon state capital Dresden consists of ten city districts and ten villages. The city districts consist of 57 districts, the villages of 7 districts. Thus there are a total of 64 districts in Dresden.
In the following, some of the top locations of Dresden as a real estate location will be presented.
The inner part of the Altstadt is a district in the district of the Altstadt. As of 31 December 2016, 1,715 people live in the district. The inner Altstadt forms the historical city centre. The district is known above all for its buildings, such as the Frauenkirche or the Residenzschloss. The inner city is also green and offers a large number of bars, cafes and restaurants. The average price per square metre for an apartment to buy is 2,580 euros (existing) and 2,807 euros (new). The average apartment rent is 8.21 euros per square meter (existing) and 12.48 euros per square meter (new) (capital).
The inner Neustadt is a district in the district of Neustadt. 7,715 Dresden residents live here as of December 31, 2017. The inner Neustadt also impresses with its historic buildings such as the Japanese Palais, and the government quarter is also located here. According to “Capital”, the average price per square metre for freehold flats (existing) in inner Neustadt is 2,381 euros, while new flats cost 3,228 euros per square metre (as of 2017). The current average rent is 8.38 euros per square metre. New construction properties have a higher rental price: here it is 13.65 euros per square metre.
The Loschwitz/Wachwitz district is located in the Loschwitz district. On 31 December 2013, the district had 1,213 inhabitants. Loschwitz/Wachwitz is known for its villas and mountain railways. The castles, which can be explored here, exert an additional attraction. In June 2019, the average rent (cold) for apartments (40-120m2) in the district was 8.8 euros per square metre. The average price per square meter for an apartment to buy in Loschwitz/Wachwitz was 3,400 euros.
The villa suburb Blasewitz is located in the Blasewitz district of the same name and provides a home for 10,083 people (as of 31 December 2013). The district enchants with its beauty and liveliness. In Blasewitz you can marvel at villas and country houses, drink beer in well-known restaurants such as the Schillergarten or sail on the Elbe. The average price per square metre for an apartment to buy is 2,670 euros in the existing segment and 3,893 euros in the new construction segment. The average rent is 8.11 euros per square metre (existing building) and 10.98 euros per square metre (new building) (capital).
Striesen is a district in the district of Blasewitz. 37,726 people live in Striesen as of 31 December 2013. Striesen is the most populous district in Dresden. The district offers an architectural mix, green spaces, charming cafés and leisure opportunities. The average price per square metre for an apartment (existing) to buy in Striesen-West is 2,075 euros, in Striesen-Süd 2,507 euros and in Striesen-Ost 2,533 euros. The apartment rents per square metre in the existing segment are 7.53 euros (west), 7.81 euros (south) and 8.15 euros (east) (capital).
Strehlen is located in the Municipality of Prohlis. As of 31 December 2013, 10,313 inhabitants live in the district. Strehlen scores above all with its centrality and stylish buildings. Here, too, you will find impressive villa districts and relaxing green spaces such as the Great Garden. The shopping area around Lockwitzer Straße also offers everything you need for your daily needs and beyond. According to “Capital”, an apartment in an existing building costs 1,858 euros per square metre and 2,807 euros per square metre in a new building. Rents in Strehlen are 7.42 euros per square metre (existing) and 10.78 euros per square metre (new).
The Südvorstadt is located in the district of Plauen. 19,982 inhabitants live in the Südvorstadt (as of 2013). The Südvorstadt is quiet and pulsating and close to the largest technical university in Germany – the TU Dresden. The district brings students and families together, offers cafes, shops, recreational opportunities and beautiful Wilhelminian-style villas. In June 2019, apartments with a living space of 60-80 square meters were offered for an average rent of 7.50 euros per square meter. In 2017, existing condominiums in the south suburban west cost an average of 2,079 euros per square metre, 2,007 euros per square metre in the south suburban east.
The district Plauen is the eponym of the district Plauen. The district itself has 11,607 inhabitants. Plauen is perfect for people who want to live in a central and green area. The Hohe Stein, for example, is worth a visit. The district is appreciated by families and students and convinces with its down-to-earth charm. The average price per square metre for an apartment in Plauen is 2,340 euros (existing) and 3,601 euros (new). The rent in the existing apartment segment is EUR 7.92 per square metre, in the new building segment EUR 9.94 per square metre.
The Preußische Viertel is a residential area in the suburb of Radeberger Vorstadt. This in turn is located in the Neustadt district. The Preußische Vorstadt offers beautiful views of Dresden’s old town, especially from the Waldschlösschen bridge. All around there are also Elbe castles and the popular beer garden at the Waldschlösschen bridge. In Radeberger Vorstadt, the average property price for an apartment is 2,678 euros (existing) and 3,223 euros (new) per square metre. The apartment rent is 7.48 euros per square metre in the existing building segment and 10.64 euros per square metre in the new building segment.
Real estate trends Dresden 2019
Price developments Dresden
Real estate prices in Dresden are rising. The times when housing demand could be met by reducing vacancies are over. Now the focus must be on new construction, because Dresden’s attractiveness remains unbroken. Currently, demand is leading to rising prices with lower supply. In 2020, prices will be 14% higher than in 2017 (dnn). According to a study by the provider “Immowelt”, the prices of condominiums and houses will increase by 38% by 2030.
In Dresden, the trend towards living close to the city centre is particularly noticeable. The desire to live right in the centre is not as big as in other big cities. Instead, well developed locations around the centre are very popular. This will bring the state capital closer to the surrounding area. Condominiums are very popular as a type of apartment.
New building development Dresden 2019
Around 1,600 apartments per year are to be built in Dresden (Capital, 2017). A completely new district with 1,600 condominiums, office space, a school and a kindergarten (dnn) is being built at the Bavarian railway station. A lot of new construction is also taking place in Neustadt and Löbtau. In Neustadt, 37 condominiums are being built as part of the “GÖ16” project, in Löbtau the “Stadtvilla Julia” with 13 condominiums is being built.
Regulations Dresden 2019
“Deutsche Wohnen”, which also has apartments in Dresden, announced its own rent cap. Accordingly, the net cold rent should in future not account for more than 30% of the net income of the residents (Spiegel Online). In addition, the property tax will be newly regulated by the end of this year. Should the federal government include an opening clause for the states in the reform law, the city of Dresden wants to make use of it. Your goal: A simpler model that takes regional specifics into account.
Quellen: invest.dresden.de, dresden.de, mdr.de, fluggesellschaft.de, Wikipedia, statistik.arbeitsagentur.de, dnn.de, meineuni.de, welt.de, prinz.de, „Immobilienmarkt ostdeutsche Bundesländer und Berlin 2018 DG HYP“, Gutachterausschuss Dresden, dresdenausflug.de, wohnpreis.de, Statistiken Immowelt, Capital, so-lebt-dresden.de, sachsen-fernsehen.de, Spiegel Online, Sueddeutsche Zeitung
Comparative value method
The comparative value procedure is a procedure in which your property is compared with similar properties that have already been sold. The average selling square metre price of the other properties is taken as the starting point. This is adjusted by surcharges and discounts according to the individual conditions of your property and multiplied by the number of square metres of your property.
Capitalized earnings value method
In the capitalised earnings value method, the land and the buildings are valued separately. The formula of the procedure is: Yield value=land value+building yield value of the buildings. The building yield value is the gross profit (annual rent / normal rent) less management costs (maintenance, administration, etc.). After this first deduction you get the net yield of the property. If the land value interest rate is subtracted (land value x property interest rate), the net yield of the building is obtained. To get to the building yield value, you have to multiply it by the multiplier. The multiplier is derived from the remaining useful life and the real estate interest rate. The real estate interest rate reflects the future expectations of market participants.
Material value method
As with the capitalised earnings value method, the land value and the value of the buildings are also determined separately in the tangible value method. In the real value method, the land value and the value of the buildings are determined separately. The initial question of this process is: What does it cost to produce the buildings today? The values then determined are subtracted from the reduction in age value and adjusted to the current real estate market. Guidelines for the tangible asset method are set out under “Normal manufacturing costs” under “Status 2010/Normal manufacturing costs 2010” in the “Guidelines for determining the tangible asset”.
We determine the market-driven maximum price using the comparative value method and comprehensive analyses. One of these analyses is the SWOT analysis. This is otherwise applied to companies. Your property is also a small company that is expensive, complex and unique.
The SWOT analysis determines the strengths and weaknesses, opportunities and risks of the property. Through the knowledge of these, the selling price can be accurately determined and you go prepared in the sale.
Once strengths (“strenghts”), weaknesses, opportunities and threats have been identified, they interact with each other. This shows how strengths and opportunities can be strengthened and weaknesses and risks can be reduced.
Its strengths are, for example, a secure tenant structure, a good building fabric or a popular location. Weak points are high ancillary costs, the need for renovation and traffic noise. Opportunities are a possible upgrading of the area, for example through a new transport connection. One risk is the dismantling of the infrastructure or an upward age shift. Risks and opportunities are environmental factors, strengths and weaknesses object and environmental factors. Political and legal conditions can influence the pros and cons of your property. For example, protected milieu areas or the rent brake are taken into account in the SWOT analysis.
Through the SWOT analysis, we and you get to know your property as closely as possible. This creates concrete ideas and transparency. It also strengthens trust between all parties: You, us and the buyer, whom we can reach through targeted marketing and can clarify all points.
Whether apartment building, condominium or land
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