Service 02 — Property Valuation
A written price range for your property in Düsseldorf and the Rhineland — grounded in market data from our data partner Sprengnetter, an on-site assessment of your property (because data captures location and year of construction, but not fabric, upkeep or standard of fit-out), and official land and property reference values. We name our sources, weigh strengths and weaknesses, and show you the corridor within which a realistic price can be negotiated in the ordinary course of business. In writing, with sources — and no foregone conclusion.
Three data sources, one number
We cross-check three independent sources before we commit to a range. Which data feeds into each individual valuation is documented transparently for you.
Market and mortgage lending value indications from the Sprengnetter database — the established reference for bank valuations and appraisals across the DACH region.
Our principles
A valuation should be able to carry what follows from it. Before we name a number, there is a method behind it — and three rules we hold ourselves to.
Principle 01
Sprengnetter market data with comparable listings, our on-site assessment of fabric and fit-out, and official land and property reference values — three independent sources, brought together in our in-house valuation logic. Which of them feed into your specific property is documented in the market value analysis.
Principle 02
First the number, then the conversation about selling. A valuation should show what your property can achieve in today's market — factual, documented, with no foregone conclusion. We talk about sales strategy and a possible mandate once the number stands.
Principle 03
Sale prices depend on negotiation, buyer profile and interest rates. We give you the bandwidth — and where your property sits within it.
Sounds like the method your situation calls for? You will get a first range in the initial consultation.
Scope of service
Market value analysis, micro-location profile, comparable listings, the bank's view — we assemble them depending on property, occasion and available data. Which combination carries your case is settled in the briefing.
01 · Perspective · Market Value Analysis
Three sources, one finding: Sprengnetter market data with comparable listings, the on-site impression of your property, and official land and property reference values. We position your property by fabric, fit-out and micro-location — and in the end you receive a written market value analysis with a price range, documented sources and an honest assessment of strengths and weaknesses.
No foregone conclusion
You receive the number, the sources and an honest assessment of your property — a reliable basis for your decision about selling.
02 · Perspective · Micro-Location Profile
Between two rows of houses there are often tangible price differences. Micro-location comes down to factors that no dataset captures — and that are worth paying attention to:
Which of these factors are price-relevant for your property is something we assess together — drawing on regional market reports and our mandate history in the neighbourhood.
When is it worth it?
For edge and transitional locations, or on the boundary between two districts — wherever micro-location breaks with the district average.
03 · Perspective · Comparable Listings
Portal prices show wishful thinking. We orient ourselves by current and historical listings of comparable properties — from public sources, regional market reports and our own mandate history.
When is it worth it?
For distinctive properties — penthouses, townhouses, multi-family buildings with a history of special uses — where BORIS-NRW is too coarse.
04 · Perspective · The Bank's View
When your buyer arranges financing, their bank assesses the value from a collateral perspective and usually applies a mortgage lending discount to the open market value. We factor this lending value into the valuation — based on Sprengnetter data and with a view to your price segment, in which most banks work with a discount. Depending on your buyer's equity ratio, the bank's number either becomes the decisive limit or fades into the background. So you know early which number counts with which counterpart — before financing becomes the brake on your sale.
When is it worth it?
Before going to market — when you want to be sure that your future buyer's bank will accept the price as collateral and the financing will not collapse at the last moment.
Our method
From briefing to the written market value analysis — with purpose, timing and outcome for every step.
Step 01 · Initial consultation
A 30–45 minute initial consultation — by phone or, if you prefer, directly on site. We listen to what is behind your occasion, take down the key facts about your property and run a first data-side assessment. A viewing is arranged as needed — that is where the 5–15% margin is decided, by fabric, structural condition, standard of fit-out and energy performance.
Step 02 · Days 1–2
Sprengnetter's market database and the property market monitor (S-IM), official land and property reference values, plus micro-location impressions from active mandates — and, if a viewing was arranged, the on-site assessment of your property. On request, complemented by a micro-location profile, a comparables search or the bank's view. Exactly which sources feed into your analysis is stated in the market value analysis.
Step 03 · Days 2–3
Fabric, location and comparables are weighed against each other — where do they agree, where do they conflict, where do gaps remain. The range emerges from this reconciliation, not from a single data point.
Step 04 · Days 3–4
Range, sources, choice of comparables, micro-location, named weaknesses, methodological assumptions. Readable A4 pages — not a 40-page show.
Step 05 · On request
What the lower bound means, what the upper one does — and which sales strategy fits your occasion. With no foregone conclusion and no sales spin. You decide whether and when a next step follows.
Timeline
2–5 working days between appointment and market value analysis.
For complex cases — special uses, renovation needs or an unusual data situation — we set realistic expectations for timing, methodological effort and depth of findings upfront, and reach out proactively if assumptions shift.
Pricing psychology as method
An optimistic valuation pulls you into the wrong mandate. An honest one spares you the correction six months later, when the market decides differently than hoped. That is business logic, not generosity — a property that sits on the market too long loses buyer attention and, in the end, price.
Between an owner's expectation and a buyer's acceptance lies a psychological corridor — and within that corridor it is decided whether the sale gains momentum or stalls. In our experience, owner valuations typically sit 15–25% above comparable sales. Buyers, meanwhile, anchor on the first listing price and judge everything that follows against it. Both sides weigh losses more heavily than equal gains.
In concrete terms: where does a confident listing price hold without burning the headroom above it? Which threshold breaks buyer perception — 1.19 million or 1.25 million? Where does a range carry, where a point price? These questions flow into every one of our market value analyses — visible in the width of the range and in the strengths and weaknesses we name.
Academic foundation
B.Sc. Business Psychology & Business Administration
Focus on consumer behaviour and decision heuristics — the theoretical basis behind the pricing psychology method.
Three biases that shape every valuation
Official data basis
NRW valuation committees
Land and property reference values as well as comparable data from the committees of valuation experts (Gutachterausschüsse für Grundstückswerte) in North Rhine-Westphalia — the official reference for any serious valuation in the Rhineland. Complemented by regional market reports.
Data partner
Market and mortgage lending value indications from an established database — the reference for bank valuations and appraisals across the DACH region.
Better an honest number today than a corrected one in six months.
Frequently asked
So there are no surprises when you get in touch.
The market value analysis is free and without obligation — even without a subsequent sales mandate. It includes an initial consultation, data consolidation and a written price range with documented sources; we arrange an on-site visit if needed.
Included: a written price range, the sources drawn on, selected comparable listings, a micro-location and neighbourhood profile, the property's named strengths and weaknesses, and the methodological assumptions. A readable A4 format with clear reasoning, not a 40-page show. What we deliberately do not deliver: a pseudo-precise single figure without a source. The actual sale price also depends on negotiation dynamics, the buyer profile and the interest-rate environment — the range gives you the corridor within which it can be negotiated.
In every market value analysis: BORIS-NRW land and property reference values from the Düsseldorf valuation committee (Gutachterausschuss), market data from our data partner Sprengnetter, comparable listings from publicly available sources and our own sales history, and a micro-location analysis for the neighbourhood and district. On request we supplement this with market data from leading real estate research institutes and neighbourhood observations from our ongoing sales work. Which sources we actually use is documented transparently in the market value analysis.
Typically two to five working days between the initial consultation — or the on-site visit, if arranged — and the written assessment. For complex cases we state the time frame, methodological effort and depth of findings realistically in advance, and get in touch proactively if assumptions shift.
Reliable enough to base a marketing or strategy decision on it — and honest enough to name its limits. In our experience the later sale price mostly falls within the stated range. We deliberately do not publish a percentage hit rate, because it would depend too heavily on the market phase and property mix and would suggest more certainty than can be seriously substantiated. Where an assessment was off, we openly review the method and assumptions.
Your property and personal data are used in a GDPR-compliant manner solely for the valuation and — if commissioned — for the subsequent marketing. Without a further mandate, your enquiry remains in our system for the usual retention period and is deleted at any time on request. It is not passed on to third parties. Full information is available in our privacy policy at /datenschutz.
Still have a question? We are happy to answer — usually fastest by phone.
Quick check — no obligation
Seven questions, a first data-based assessment. If you wish, followed by an on-site appointment for the full market value analysis.
When would a follow-up call suit you best?
Select the type of your property
Notes on the market value analysis
Our market value analysis is a market-oriented price range for decisions about marketing and strategy — not a formal market value appraisal (Verkehrswertgutachten) within the meaning of § 194 BauGB. The eventual sale price may deviate from the stated range.
Formal proceedings. For inheritance or gift tax assessments by the tax office, the equalisation of accrued gains in divorce proceedings, or judicial evidence proceedings, the market value analysis is not the right instrument — those require a formal market value appraisal under ImmoWertV (§§ 192 ff. BauGB) prepared by a publicly appointed and sworn expert. The life occasion itself (inheritance, separation, family transfer) is unaffected by this limitation — there, the market value analysis remains a helpful basis for decisions about selling.
Valuation date and sale price. The market value analysis reflects the current market assessment as of the date it is prepared. The actual sale price may deviate from it — depending on the course of negotiations, buyer creditworthiness, the financing environment and market timing.
Care and warranty. We work with the greatest possible care; no warranty is assumed for the value range materialising as stated or for the currency of external data sources after the valuation date.
Specialist investigations. Traffic surveys, soil surveys, contaminant or structural assessments are not part of the market value analysis and are commissioned from external experts where required.
Further reading
Service 03
Once the valuation stands — the mandate from launch to notarisation.
To the sales mandate →Service 05
Once the price stands — architectural photography, premium exposé, channel mix by property.
To marketing →Tool · Live
High-resolution aerial imagery and official ownership geometries from the NRW geodata services — official and free to use.
Open Grundstücksradar →Market reports
District reports with BORIS-NRW reference values (€/m²) for orientation. Statistical location values, not an individual appraisal.
To the market reports →