In this paper we analyze the Stuttgart real estate market and expose the main drivers of its actual Grundstücksmarktbericht (pp. 1–76). Oberndorf. Schorndorf. Backnang. Waiblingen. Stuttgart Hbf S-Untertürkheim. Filder- stadt. Ludwigsburg. Plochingen. Wendlingen (N). Ober- lenningen. Neuffen. (srb) Der Gutachterausschuss der Stadt Stuttgart hat seinen Grundstücksmarktbericht vorgelegt. Die darin enthaltenen Zahlen basieren auf den von den.
|Published (Last):||5 January 2005|
|PDF File Size:||16.4 Mb|
|ePub File Size:||7.9 Mb|
|Price:||Free* [*Free Regsitration Required]|
The appraisal has been completed in three copies, one thereof is retained for our files. Section Page 1 Executive summary and short description of the appraised property General information on the instruction Client and owner Instruction and execution Real estate data and choice of method of valuation Real estate data Choice of method of valuation Determination of the land value Standard land value with definition of the standard value property Description of the appraised property Determination of the land value of the appraised property Notes to the values used in the determination of the land value Gross Rental Method Calculation of the capitalised value Notes to the values used in the Gross Rental Method Derivation of the property rate for commercial real estates Assessment of the influencing factors Notes to the derivation of the property rate Sensitivity analysis Sensitivity analysis Sensitivity analysis market rent Market value List of enclosures Mathias Dalhoefer Mrs Beate Kamphausen-Semaan The client supplied the following documents and information for the completion of this expertise: Beate Kamphausen- Semaan performed the following activities during the appraisal process: Obtaining of necessary information from specific departments; Providing of necessary documents; Verification and calculation respectively of cubic space and living and usable floor spaces; Frundstcksmarktbericht of the inspection and drafting of property and building description.
The results of these activities have been verified by the experts with regards to their accuracy and relevance, completed where necessary and used for this appraisal. This expertise may not be a substitute for architectural services, solicitation etc. All reported costs related to any repairs, conversions and upgrades which are considered grundstcksmarktbfricht value-influencing factors are to be regarded as rough estimates.
Constructional defects and damages have been surveyed grundstcksmarktericht listed as far as possible in a non destructive manner, i.
No further investigations regarding hidden defects or structural elements which were not or difficult accessible were made.
The capitalised value results from the sum of land value and capitalised value of structural plants. The value of the land is subject to paragraphs 2 and 4 of 16 ImmoWertV without consideration of existing buildings and structures on the property, primarily to determine by the comparative value method cf.
Welcome to Stuttgart!
Here, the land value can be determined based on appropriate land values cf. For the valuation to be undertaken an appropriate land value is available which is sufficiently structured and defined regarding its significant influencing factors. The standard land value is the average location value of land for a majority of real estates combined in one standard land value zone for which, basically, the same ratios of use and value are existent.
Its value is based on plot area per square metre. The published standard land value has been checked for plausibility regarding its absolute height and evaluated as applicable since in case of the appraised property the standard land value represents the market very well.
So, the determination of the land value based on comparable purchase prices was not necessary. Therefore, the determination of the land value is based on the standard land value, viz. All other value influencing factors must properly be taken into consideration within the Gross Rental Method. Deviations from the normal condition of the building due to neglected maintenance or structural defects and damages as fas as not considered by valuation of a reduced capitalised value or shortened remaining life already.
Obligations regarding residential and tenancy law e. Thus, the adjustment factor is 1. The Gross Rental Method is done on the basis of the commercially available net rent. The data used in this appraisal had been taken from the available documents and were roughly verified by the expert. BV, DIN ; therefore, they can only be used as basis of this valuation.
A quantity survey has not been effected as this is beyond the valuation and must be ordered separately. The commercially available net rents were expertly estimated based on the rent database of the experts, the study “Evaluation of logistics real estates” of the professional group Logistics Real Estates of the HypZert e. The total rent applied to the object can be seen as commercially available from the expert’s point of view.
A triple-net agreement to the lease is assumed. Insofar, average maintenance costs in the amount of 3. Operating costs for all units together: The property rate is therefore estimated on the basis of the study “Evaluation of logistics real estates” of the professional group Logistics Real Estates of the HypZert e.
Here, property rates between 6. With the help of the derivation of the property rate from margins for commercial properties see Section 6the applied property rate is determined. In the study “Evaluation of logistics real estates” a maximum expected useful life of 40 years is mentioned.
A wide renovation will be done by the tenant. Aprox 1, will be invested for isolation, electricity etc. Therefore, a remaining useful life of 55 years is applied. The property is rented. The design of the lease contract is landlord-friendly risk score 0.
KG is good risk score 0. The building design is functional, practical, and very good for the purpose of the applied use especially after the wide renovation by the tenant risk score 0. The remaining useful life is estimated at 55 years. The building is in a good structural condition risk score 0. Due to the low offer, first-class logistics facilities have skyrocketed in many locations in the last 12 months.
The most expensive properties are in the Rhine-Main area. Slightly increasing prime yields are assumed risk score 1. The plot size and the size of the building are typical and correspond to the use for cooling purposes risk score 0. As an indication of the potential sensitivity of the investment value to changes to the appropriate property rate, we have calculated figures based on 0.
The results are shown below, based on our opinion of the market value in each case: The appraisers certify with their signature that there are no reasons for a refusal one cannot stand up as a witness or expert or to their statements one cannot ascribe full credibility for.
The appraisal has been completed in three copies, one thereof is retained for our files. Section Page 5 Real estate data and choice of method of valuation Real estate data Choice of method of valuation Determination of the land value Standard land value with definition of the standard value property Description of the appraised property Determination of the land value of the appraised property Notes to the values used in the determination of the land value Gross Rental Method Calculation of the capitalised value Notes to the values used in the Gross Rental Method Derivation of the property rate for commcial real estates Assessment of the influencing factors Notes to the derivation of the property rate Sensitivity analysis Sensitivity analysis Sensitivity analysis market rent Market value List of enclosures Philip Gleser Mrs Dipl.
Hilke Leuchter The client supplied the following documents and information for the completion of this expertise: The object was randomly inspected by the experts from the outside and inside. The experts had access to the basement rooms, the stairwells and offices. This appraisal can not be a substitute for architectural services, obtaining offers etc.
All costs mentioned about possible repairs, conversions and upgrades which have been considered as value-influencing factors have to be regarded as rough estimates. No investigations have been made regarding animal or herbal pests as well as health injuring building materials e.
Infestation with fungus and vermin cannot be ruled out, but, a reasonable suspicion does not exist. The municipality covers an area of about ha, including approximately hectares building land, hectares main traffic areas, hectares of green areas and about hectares of agricultural and forestry land.
Freight traffic Berlin South GVZ Transport connection within the center of the freight traffic GVZ Berlin South is effected via two motor highway junctions to the four-lane expanded B, the Berliner Ring motorway and the city limit are only 5 km away.
Bus stop Exclusively commercial uses; open acc. Street type Impairments Street development Access to supply lines and sewerage disposal Foundation soil, ground water as far as evidently visible Commercial street none Fully developed, pavement consisting of asphalt Sidewalks on one side available, fixed with bone-stones; Parking bays sufficiently existent electrical supply, water, gas from public supply sewer connection telephone extension Developed, normally stable foundation soil 3.
According to the clients instruction further investigations have not been made regarding this point. Specifics relating to this will have to be considered additionally to this appraisal if necessary. Therefore, existing value influencing entries have to be considered additionally to this appraisal if necessary.
The new building code Brandenburg BbgBO does not know easements any more. As of July the legal protection of easements occurs with Circular No. Ordered easements are registered under section 5.
The register of property burdens has not been consultet. Due to the year of construction of the appraised property, the type of building and construction, it is assumed without further examination as ordered that the building is not listed. To the knowledge of the experts not existing.
In this regard, no further examinations have been done as ordered.
It is covered and located within the scope of a qualified land-use plan Section 30 para 1 Building Code. It is, therefore, about construction-ready land grundstcksnarktbericht the meaning of Section 5 para 4 ImmoWertV. Regarding fees and charges for local public infrastructure acc. Steel and glass construction Interior doors: Paved parking area, advertising structures, light poles Enclosure by grundstcksmarktberich fence with front-end sliding gate.
They can only be used as basis of this valuation. A quantity survey has not been effected.
Grundstücksmarktbericht – Stadt Stuttgart
From the point of view of the experts the general ratios of the land stutrgart have not been changed since to the date grundstcjsmarktbericht valuation. Thus, the adjustment factor is Adjustment factor site occupancy index GRZ and number of full storeys Although the site occupancy index GRZ and the number of full storeys of the appraised property differ from the features of the standard value property, a corresponding adjustment is not effected.
This is reasonable in the expert’s opinion as the appraised object is used as a logistics center with an appropriate ceiling height and a large number of car and particularly lorry parking spaces.
The adjustment factor is thus 1. The Gross Rental Method is done on the basis of the commercially available net rent without utilities. The actual net rents without utilities were applied which can be seen as commercially available from the expert’s point of view.
Due to the triple-net agreement stuttgarr the lease, the average maintenance costs in the amount of 3.
Operating costs for all unit together: With the help of the derivation of stuttgaet property rate from margins for Commercial Properties see Section 8the applied property rate is determined.
In the study “Evaluation of logistics real estates” a maximum expected useful life of 40 years is mentioned in the context of the property rate margin. Therefore, a remaining useful life of 40 years is applied. Transport connection within the center of the freight traffic GVZ Berlin South is effected via two motor highway junctions to the four-lane expanded B, the Berliner Ring motorway and the city limit are only 5 km away.
To the knowledge of the experts the lease is made landlord-friendly risk score 1. The sole tenant of the property is large internationally operating logistics company with offices and 10, employees worldwide. The building design is functional, practical, and very good for the purpose of the applied use risk score grundstcismarktbericht. The remaining useful life is estimated at 40 years.