What is the land reference value?

The land reference value (Bodenrichtwert) is the average price per square metre for undeveloped land in a defined location. It is generally determined and published every two years by the local expert committees for property values on the basis of actual purchase prices.

How is the land reference value determined?

The expert committees analyse the reported purchase prices for land recorded in their purchase price databases over recent years and use them to derive an average location value per square metre. It is an average value and not the individual land value of your specific property.

Where can I find the land reference value for Mülheim an der Ruhr?

In North Rhine-Westphalia, you can look up the land reference value free of charge via the state-wide BORIS NRW portal. The portal provides current and historical land reference values for every municipality.

What does the land reference value say about the actual property value?

The land reference value represents the value of the land alone, without any buildings. A complete property valuation must also take into account the building value, location, fixtures and fittings, condition, rental income and other relevant factors.

What role does the land reference value play in property valuation?

The land reference value is a key input in the established valuation methods:

  • Cost approach (Sachwertverfahren): The land value is determined separately from the building value. The calculation is based on the land reference value multiplied by the plot area.
  • Income approach (Ertragswertverfahren): The land value forms part of the overall calculation alongside the capitalised rental income.
  • Sales comparison approach (Vergleichswertverfahren): The land reference value serves as a reference and plausibility check.

Land reference value vs. individual land value

The land reference value is an average value for a defined zone. The individual land value of your property may differ depending on the shape of the plot, development status and utility connections, orientation, development potential and particular location characteristics. A professional valuation considers these factors individually.

How does the land reference value affect property tax?

Following the property tax reform that took effect in 2025, the land reference value is a central basis for calculating the assessed property value in many German federal states, particularly those applying the federal valuation model. Changes in the land reference value can therefore have a direct impact on future property tax liabilities.

Land reference value and inheritance tax

The land reference value is also a relevant factor in the tax valuation of land and property in the event of an inheritance or gift. The tax authorities use it as a starting point when determining the assessed value of real property.

Summary

The land reference value is an important point of reference, but it does not replace an individual valuation. If you would like to know the market value of your property in Mülheim an der Ruhr, we recommend a professional valuation that considers not only the land value but also the building, fixtures and fittings, tenancy structure and current market conditions.

For a detailed explanation of the individual valuation methods, we recommend our article on the cost approach (Sachwertverfahren).

Under the cost approach, the land value is determined separately from the building value.