Selling land
Selling a plot with clarified building rights.
With a plot, the buyer is above all buying an opportunity: what may be built there. That is why we clarify the building law before we talk about the price.
What is different with land
The price depends on the building rights.
Whether and how large one may build follows from the development plan (Bebauungsplan) (§ 30 BauGB). If there is none, a project within a built-up area must fit into its surroundings (§ 34 BauGB). In the outer area, building is only permitted by way of exception (§ 35 BauGB). Two plots of the same size can therefore differ greatly in value.
If the building rights are unclear, a preliminary building decision (Bauvorbescheid) creates certainty. It settles individual questions in a binding way, for example whether an apartment building or two single-family houses are permitted. This takes time, but can increase the price significantly, because buyers and banks can calculate with reliable figures.
The official standard land value (Bodenrichtwert) provides orientation. You can look it up yourself on the BORIS Berlin or BORIS Brandenburg portal. It describes an average land value for the location, not the price of your plot. More in the article Property valuation in Berlin (German).
Which plots we sell.
- Building plots for single-family and semi-detached houses
- Plots for apartment buildings and residential complexes
- Plots with old buildings ready for demolition
- Partial areas and backland plots
- Commercial and storage plots
- Waterside and garden plots in the area around Berlin
What we take care of.
Building rights and value
- Checking the development plan, § 34 or § 35 BauGB
- Putting the standard land value and comparable sales into context
- Preparing a preliminary building decision if it raises the price
Documents and risks
- Land register, cadastral map and register of public easements
- Information on contaminated sites and unexploded ordnance, where necessary
- Clarifying site development, utility lines and outstanding contributions
Buyers and closing
- Approaching developers, project developers and private builders
- Checking the financing or equity
- Purchase agreement, notary appointment and handover
How it works.
Review
We look at the plot and its surroundings and read the land register, development plan and register of public easements.
Price and strategy
Reasoned price assessment. We discuss whether a preliminary building decision or a division increases the proceeds.
Marketing
Exposé with site plan and building rights, approaching registered developers or open marketing.
Notary and handover
Purchase agreement, notary appointment, the notary’s enquiry about the municipality’s right of first refusal, handover.
Typical situations when selling land.
Large plot with a house
Often a second house can be built at the back or the plot can be divided. Then it may pay off to sell the house and the partial area separately. We examine both routes and calculate them for you.
Old buildings on the plot
A house ready for demolition often reduces the value less than expected, because buyers are mainly buying the land. What matters are demolition costs, pollutants in the old building and whether the existing building secures building rights.
Inherited property and communities of heirs
To sell, the heirs must be entered in the land register or prove their entitlement with a certificate of inheritance (Erbschein) or a notarial will with the record of its opening (§ 35 GBO). If there are several heirs, all of them must agree. We coordinate the process with everyone involved and keep each of them equally informed. More in the article Selling property in a community of heirs (German).
Sale to a developer
Developers often buy subject to a building permit. This can increase the price, but shifts time and risk onto you. We negotiate deadlines and rights of withdrawal so that the plot is not blocked for months.
The documents we need.
Whatever is missing, we obtain. The more complete the documents are at the start, the faster buyers decide.
- Current extract from the land register (Grundbuch)
- Cadastral map (extract from the real estate map)
- Information from the register of public easements (Baulastenverzeichnis)
- Development plan or information on buildability, if available
- Information from the soil contamination register (Bodenbelastungskataster, Berlin) or the contaminated sites register of the district (Altlastenkataster, Brandenburg)
- Evidence of site development and contributions paid
- Passport or ID of the owners (identification duty under the German Anti-Money Laundering Act, Geldwäschegesetz)
Guides
Related articles in our guide section (German).
Grundbuch und Belastungen beim Verkauf: einsehen, verstehen, löschen
Aufbau des Grundbuchs, wer es einsehen darf, Grundschuld oder Hypothek, Löschung und Lastenfreistellung, Wegerechte und Vorkaufsrechte beim Verkauf in Berlin.
Spekulationsfrist Immobilie: Wann der Hausverkauf steuerfrei ist
Zehn Jahre, Eigennutzung, Erbschaft, 1.000-Euro-Grenze: Wann beim Verkauf einer Immobilie Spekulationssteuer anfällt und welches Datum für die Frist zählt.
Grunderwerbsteuer Berlin und Brandenburg: Satz, Berechnung, Zahlung
6 Prozent in Berlin, 6,5 Prozent in Brandenburg: Wie die Grunderwerbsteuer berechnet wird, was mit Inventar gilt, wer zahlt und wann die Eintragung folgt.
Frequently asked questions
Good to know.
How is the price of a plot determined?
The starting point is the standard land value and sales of comparable plots. What then matters is what may be built, how the plot is shaped and developed and whether there are encumbrances such as rights of way or utility lines. The price assessment is free of charge and non-binding.
Is speculation tax (Spekulationssteuer) payable when selling a plot?
For privately held plots, a gain is taxable if no more than ten years have passed between acquisition and sale (§ 23 Abs. 1 Nr. 1 EStG). The exemption for owner-occupied property does not apply to an undeveloped plot. Your tax advisor is responsible for the calculation in the individual case. Speculation tax calculator (German)
Does the municipality have a right of first refusal?
In certain cases, yes, for example within the scope of a development plan for public purposes, or in redevelopment or preservation areas (§§ 24 and 25 BauGB). The notary sends an enquiry to the municipality after the contract is concluded. Only when it waives the right or the deadline expires is the purchase completed.
Who pays the commission when a plot is sold?
For undeveloped plots, the rules of §§ 656a to 656d BGB do not apply. The split between buyer and seller is freely negotiable. We set it out in writing before marketing starts.
What if the plot is not developed?
Then buyers ask about access, water, sewage and electricity and who bears the costs. Development contributions are levied by the municipality (§§ 127 ff. BauGB). We clarify before marketing what is in place and what is still to come.
How long does a sale take?
That depends mainly on price, location and how complete the documents are. With a price in line with the market and complete documents, buyers are found much faster. After the notary appointment it usually takes a few more weeks until the handover, while the purchase price and the land register are settled.
Offer a plot for sale.
A few details are enough. We reply within one working day.