ts 1e – valuer´s profession and real estate taxation „ipc...
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1TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
FIG - Working Week 2009 in Eilat/IsraelTS 1E – Valuer´s Profession and Real Estate Taxation
Transparency with the Online-Real-Estate-Price-Calculator inLower Saxony (3221)
Dipl.-Ing. Dieter KertscherHead of Agency for Geoinformation, Land Development and Management
of Real Estate Braunschweig (GLL Braunschweig)
Member of Advisory Committee for Valuation of Real Estatein GLL Braunschweig/Lower Saxony/Germany
Chair of Working-Group 6 „Valuation of Real Estate“ from DVW(Deutschen Verein für Vermessungswesen e.V. – Gesellschaft für
Geodäsie, Geoinformation und Landmanagement) in Germany
Member of Commission 9 FIG (Fédération Internationale des Géomètres) „Valuation and Management of Real Estate“
Lower Saxony„IPC“
North-RhineWestfalia„VBORIS“
2TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
1. Law and Organisation of Valuation in Germany: Advisory Committees and private Valuers
2. Digital Purchase Prices Collections and theAnalysis
3. Standard Ground Values – derivated annual4. Reports of Real Estate Markets – derivated annual5. The best German Way to find Market Values:
Comparison Method with Conversion-factors 6. Looking in Today and in Future: The new Online-
Price-Calculator for Standard-objects and Presentation in Internet for everbody, for all user !! And the German Project „VBORIS“
Structure of my Paper: 6 Points
3TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Aim of our works:Providing Transparency in Markets of Real Estate:
4TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Immovables-Price-
Calculatorin
Lower-Saxony (Germany)
„IPC“
The youngest Online-Product of Avisory Committees in Lower Saxony:
Calculate the Price of your Property
5TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Rough Valuation and Precision Works of build-on / developed properties, of „Standard-Objects“
6TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Point 1:
• Law and Organisation of German Valuation,
• Advisory Committees and private Valuers
• Purchase Price Collection
7TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
• § 194 Federal Building Code (BauGB): With Definitions
• „Verkehrswert“
• (Market Value)
• WertV
• WertR
Law in Germany
Legality - the base by law and following instructions
8TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
The Law – base ofthe officialValuation inGermany
Essential task:
ProvideTransparencyfor all markets ofReal Estate byPurchase PriceCollections
9TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Gutachterausschuss für Grundstückswertefür den Bereich desLandkreises Northeim
Geschäftsstelle beimKatasteramt Northeim
Independentvaluers Valuation committees
Approx. 50 000 Approx. 300
Valuation of Real Estate in Germany
10TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Purpose of all valuations in Germany =Establish transparency for everybody
for each property market
Base:All contracts of sale
In Germany about 1 Million contracts per annum1.000 to 15.000 per valuation board
Products of valuation committees (1)and independent valuers (2)
1960 1976 1990Since:
Price contour maps,yearly
Expert opinion on marketvalue of a
special object
Report on the localmarket with all
important informations,yearly
(1) (1) (1)(1)+(2)
The officialValuation ofReal Estatein Germany –
the base andall products
11TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
1. Law and Organisation of German Valuation, Advisory Committees and private Valuers, Purchase Price Collection
2. Digital Purchase Prices Collectionsand the Analysis
Point 2:
12TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Valuation of Real Estate in Germany
ValuationCommitees
Indepen-dent
Valuer
Purchase Price Collections Basical Law in whole Germany
The key: At this side„Data Protection“ !!!
13TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Purchase prices
Specialcircum-stances
Personalcircum-stances
Arrange intokinds of real
estate
Characteristics ofArrangingContract Valuation factors
Elementary particle Elementary particle Elementary particle
Buildplots of land
Unbuildplots
of land
Owner-occupied
flat
Agriculuturaland forest
plotsof land
Otherplots
of land
Purchase Price Collection
14TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Influential characteristics on market value
The 4 characteristicsmainly influence the
property market
location Realcharacter-
istics
legalcharacter-
isticsEconomiccirum-
stancesMarketvalue
15TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Evaluation of contracts of saleSupplimentation remaining influenceslike living space, sanitary facilities, .......
Collection of contracts of Sale for a build on Real Estate
16TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Collection of Contracts of SaleRegistration of the selled built object in 3 files
File card with pictureIndex card in the map
1960
2000/Todaydigital
1960 Today: digital
The first steps
17TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
First steps in 1961 in Lower Saxony withthe automatically managed PurchasePrice Collection
Purchase price
Location Size Date of selling
18TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Place for a picture
More-family-house Number of apartments
19TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
„Automatisierte KaufpreisSammlungNiedersachsen (AKS)“
AKS isrunning
and running
and runninglike the VW, constructedin LowerSaxony too
The automate „Purchase Price Collection“ in „Lower Saxony“
- a very sucessfull story -starting in 1961 - and is runing well today
20TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
AKS only in Lower Saxony !!- Is only made to use for her own (= individual
solution !)- Made from Lower-Saxony to use by Lower-
Saxony - Using by Advisory Committees only- Constructed with strong individualisme- Using academic knowledge from TU Hannover- In particular from Professor Werner Ziegenbein- Realized in 1994 for all Advisory Committees in
Lower Saxony- Temporary used by several of the 16 Federal
states
21TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Geoinformationssystem „ArcView“
Presentation of all Prices of Property of Real
Estate in „AKS“Digital site plan – product of „AKS“
22TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
1. Law and Organisation of German ValuationValuation Committees and private Valuers
2. Digital Purchase Prices Collections and theAnalysis
3. Standard Ground Values – derivated annualby Advisory Committees
Point 3:
23TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Official„Standard
GroundValues“
Presentationin maps annually–
in different typs –Printed, on CD/DVD
and in Internet
24TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
L a n d , z o n e d fo r d e v e lo p m e n t
A g r ic u l t u r a l p lo ts o f la n d
„Standard Ground Value - Maps“
€/m²Quality
€/m² andQuality
The annual map of recommended approximate values of land
25TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Wolfenbüttel
26TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Standard GroundValues „Residental Sites“ in wholeGermany - in 3D
Maximum: Stuttgart and Munich
27TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Standard Ground Values for Buisiness/Commercial Properties:
Marketplace: Marienplatz, Centre in Munich
28TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
The Highest Standard Ground Values we found in Munich for today:
47 000.- Euro / squaremeter: „Marienplatz“
Floor-Space-density
29TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Some of 16 German Countries in Germany are ready for online mode – next will follow soon.
„The Annual StandardGround Value Map“ -Internet-Presentation
30TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Enter URL
Click: Start - Einzelauskunft
Standard Ground Values Presentation in Internet
www.gutachterausschuesse-ni.de
Startpresentation
31TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
1. Law and Organisation of German ValuationAdvisory Committees and private Valuers
2. Digital Purchase Prices Collections and theAnalysis
3. Standard Ground Values – derivated annual
4. Reports of Real Estate Markets – derivatedannual by Advisory Committees
Point 4:
32TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
„Market Report“Report of the local market with all important informations to 01. January
Lower Saxony1 GLL
33TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
... for all typs you must know
Evaluated objects ...
34TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
„Market Report“Report of the local market with all important informations
Contracts of sale = Statistics
Houses -all typesCondo-
miniums
Agriculturalland
Building plots
35TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Price development of Real Estateindividual for one-family-houseshere presented for Berlin
Index of Price
Building Costs
Rental income
Inde
x
Vis
itof
J.F
. Ken
nedy
in
Ber
lin Ber
liner
Con
tract
s
Öil-
Cris
is
Eco
nom
iccr
isis
Eco
nom
iccr
isis
Fall
of th
eW
all i
n B
erlin
Reu
nion
in G
erm
any
36TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Average Valuesfor One-Family-Houses
Only and special forLower-Saxony
2004/2005
Extract from „Market of Real Estate“in Lower Saxony 2005
Hannover
Braunschweig
37TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Pyramid of Prices of One-Family-Houses
Report of Real Estate Market in Lower Saxony
38TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Conversion - Coefficients for different living-spaces
100.00 130.00 160.00 190.00
Living space m²
39TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Gutachterausschüsse für Grundstückswerte für die Bereiche
Landkreis Göttingen Stadt Göttingen
Grundstücks-marktbericht2003
Berlin 99 Bremen 06Berlin 06 Magdeburg 06Chemnitz 97 NiedersachsenDeutschland deutsch Deutschland englisch
Reports of Real Estate
This is the first Reportof whole Germany –produced byEuroHypo
In English !!
40TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
1. Law and Organisation of German ValuationValuation Committees and private Valuers
2. Digital Purchase Prices Collections and theAnalysis
3. Standard Ground Values – derivated annual4. Reports of Real Estate Markets – derivated
annual5. The best of all German Ways to find out
Market Values: Comparison Method withConversionfactors
Point 5:
41TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Valuation of build on / developed properties
42TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Valuation of build-on Properties in Germany
Write „Expert Opinion“,for example: 1000 Euro fee
The expensive, the extravagant solution:
The daily works of Experts of Valuation
43TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
1. Comparable method of valuation(„Vergleichswertverfahren“)
2. Income approach to valuation(„Ertragswertverfahren“)
3. Depreciated replacement coast approach orAsset value method („Sachwertverfahren“)
„the best !!“
German Valuers knows 3 Methodsto find out the Market value of a build – on property,written down in German Law:
44TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
45TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
The very best Strategy: Comparable Method
Comparable objects - digital pictures, registrated in the Perchase Price Collection
Digital „Site plan“ withall comparable objects:- Yellow: Picture existing- Red: No picture prepared
Registrationnumbering
Location of all objects
46TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
47TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Looking for e.g. 15 best comparable objects in the whole region withcharacteristics near the valuation object (mostly 300 to 6oo contracts in one year)
Looking for e.g. 15 best comparable objects in the whole region withcharacteristics near the valuation object (mostly 300 to 6oo contracts in one year)
Strategy of Comparable Method
Strategie der Strategie der VergleichswertberechnugVergleichswertberechnug
?? Distance between both
objects
Distance Distance betweenbetween bothboth
objectsobjects
Original-Purchase price
€/m² living space
OriginalOriginal--PurchasePurchase priceprice
€/m² living space
Transformation to levelvaluation
object
Transformation to Transformation to levellevelvaluationvaluation
objectobject
Comparable-factorComparableComparable--factorfactor
= Wanted Value of the
Valuation object
= = WantedWanted ValueValue of of the the
ValuationValuation objectobject
X Living-spaceX X LivingLiving--spacespace
Reduction,
Extra pay
ReductionReduction,,
Extra Extra paypay
48TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Carry out a spot check for an „Expert opinion“:The best 15 comparable objects with there 9 characteristics are be found by AKS and are written down
Valuationobject
Comparableobjects 1
23
15
Look: „Data-protection is kept“ !! Only „Municipality“is written
= MeanValue !!
Result: 887 X 168 = rd. 149 000 Euro = Wanted Value of valuation object !
Living-size
49TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Report of Real estate marketInfluential factors and their quantity of influence
5 characteristics are influencial on market value of real estate:-Year of construction-Living space-Furnishing of the building and-Dimensions and plot and-Site, location
Example of use:In red in graphics
One-family housesin region Landkreis Musterort, written down in €/m²-living-space of an object to a deadline of 01.01.2003
Value-level for an object with130 m² living-space, 830 m²site and of middle Furnishing
Correlation between otherliving-spaces
Differences in furnishing, workflow and so on will guideto values of more and less
max. +/- 20 %
Object: Constructed: 1975, Living-space: 100 m², Furnishing: normal, Dimension of plot: 830 m², Value of plot: 60€/m² withoutdevelopment
Look right into grafics: ca. 1850,- €/m² * Factor 1,16 * 100 m² living spaceComparable Value:
round 225.000,- Euro
Pre
is /
Woh
nflä
che
[€/m
²]
2000
1500
1000
Wohnfläche m²100.00 130.00 160.00 190.00
50TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
1. Law and Organisation of German ValuationValuation Committees and private Valuers
2. Digital Purchase Prices Collections and the Analysis3. Standard Ground Values – derivated annual4. Reports of Real Estate Markets – derivated annual5. The best German Way to find out Market Values:
Comparison Method with Conversion-factors6. Looking for Today and in Future: Writing an Online-
Price-Calculator for Standard-objects and present itin Internet for everyone, for all usersHere: For build-on Objects !!!We have seen a solution with „BORIS“, realized for NRW (Presentation Wanzke this day)
Point 6:
51TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
1960 1980 2000
Technological development
Internet, e- and m- Commerce
Networking GIS - Support
Electronic data processing
Stage 3:Network andGIS - aidedevaluations
Stage 2: Switch toComputer - based
evaluations
Stage 1: AnaloqueManagement of the
schedule of purchaseprices
Online-Products
e.g. Online - Informations
Digital products:
- Presentation of purchase prices
- Digital maps of recommendedapproximate values for land
- Digital "Reports on Local RealEstate Markets"
- Digital expert opinion of market value
Analoque expanded products:
- Index card
- Map of purchaise prices
- Reports on Real Estate Markets
- Special analysis of local markets
Analoque Products (Paper-based):
- Index card
- Map of purchaise prices
- Map of recommended approximatevalues for land
Time / Years
Situation of public-authoriy Valuation in Germany, specially in Lower-Saxony
Survey of Stages of Development during the last 40 years:Valuation of Real Estate: The German Approach
52TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Main-Functions
Choose AdresseExtract of Map
with Valuation Object
A short view to North Rine Westphalia and to the Product BORIS.NRW
First step, Standard Ground Values in Internet, the same like Lower Saxony (one year later)
Description of Parcel
53TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Informations about Values of Standard-houses via Internet inNorth-Rhine WestphaliaIRIS.NRW
Target: Average Values of site for
• One- and two-family-houses• Condominiums• More-family-houses• Row houses
Pilot-project in NRW
54TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Aim of research: 10 transactions or more !!Not found 5 transactions:
No information !!
Allg. Preisauskunft: Eingabe
Informations about prices of condominiumsfrom Purchase Price Collection
55TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
• vom Browser
• als PDF-Dokument
• oder als Karte
gratis
ca. 75 800 Euro
IRIS-NRW
56TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
BORISplus – Inquiries of Price-level
ETW-
Con-domi-niums
57TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
58TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
View in future:
One entrance in whole Germany: BORIS.Deutschland
59TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
VBORIS
• VBORIS-Modell is GDI-conform
• Link up to a network, named:
• Bodenrichtwertinformationssysteme der Bundesländer and their network (VBORIS)
• Integration with other products of AdvisoryCommittees are intendet (Report of Real Estate, Influancial factors, ...)
(Vereinigtes BodenRichtwertInformationsSystem)
German-wide tuning in an ADV - Project
Outlook of all 16 Countries in Germany:
60TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Immovables-Price-
Calculatorin
Lower-Saxony
(Germany)
„IPC“
The youngest Online-Product of Avisory Committees in Lower Saxony:
Calculate the Price of your Property
61TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Expert-Opinions
... And now: A new Way to provide Transparency in Real Estate Markets -Something like „BORIS“ in NRW ...
Report of Real EstateStandard Ground Values(Maps, DVD, Internet)
Products of Advisory Committees of Lower Saxony
62TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
LOGINbyStandardGroundValues allthe time:
1. Banken
Who will be the users for „IPC“? We think, like users of Standard Ground Values in Internet?
2. Administrative Bodies
= 80% !!
63TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
A rough Calculationof Market-values of One-Family-Housesand Condominiums…
… based onModels of the localAdvisory Committeesof Valuation
Projekt 2006 in Lower Saxony (Germany)
64TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Modell ?no
One-Family-Houses Condominiums/Appatments
Living space: m²Year of
Construction :
Formulas of Regression Condominiums and One-Family-Houses
Limits of Modells (Margins)
Depositing of Modells with Standard GroundValues
Für diese Immobilie gibt es keine ausreichenden Vergleichsdaten. Daher ist eine Schätzwertermittlung leider nicht möglich.
Weitere Auskünfte zu Grundstückswerten erteilen Ihnen gerne die Geschäftsstellen der Gutachterausschüsse in Niedersachsen. Sie können sich für diese Immobilie an die folgende Adresse wenden:
yes
Office of AdvisoryCommittee-
Kontact to Object of Valuation
Office of AdvisoryCommittee-
Kontact to Object of Valuation
...
With
influence-factors
of Location
and other
simple factors
will be
checked up,
wether a
Solution is
possibleStandardizied Influencing Factors are possible:Location, Time of Valuation, Living size, Year of Construction, Squaremetres of plot,other Influence factors must be normed !
Result: Nothing comparable found =No Result !!!!
65TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Schätzwert der ImmobilieOrt ….. Straße …. Hausnummer ….
Office - ContactOffice - Contact
Der Schätzwert bezieht sich auf eine Immobilie in der oben angegebenenLage mit folgenden Daten:Immobilienart : Ein- bzw. Zweifam.haus
oder Eigent.wohnungBaujahr: …………………Wohnfläche: …………………Bodenrichtwert: ………………( bei Ein- /Zweifamilienhäusern:durchschn. Grundstücksgröße: …… m² )Wertbeeinflussende Besonderheiten des Grundstückes, des Gebäudes oder der Wohnung (z. B. Schwimmbad, Luxuseinrichtungen etc.) sind nicht berücksichtigt. Sie können zu einem erheblich anderem Wert führen.
220.000 €
Gutachterausschüsse für Grundstückswerte Niedersachsen
Ihr Ansprechpartner in der Nähe der Immobilie:
Charge, fee: round about 20 Euro per question (like NRW)
Example
66TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Products of Advisory Committees in Lower Saxony
New Product since 2007:Immobilien-Preis-Kalkulator („IPK“) –named here „IPC“
Inquiries-System forBuild-on properties
Kriterions to find out Transparency of Market-Values ?
Availability
User-friendly
Simple
Price/Output
Global, overall
67TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Construction and Function of „IPC“
No Marketvalue!Influancial Factors for Calculation
Inquiries of Price-Level of Residental-houses (Standard-typs)
(EFH, DHH, ETW, RH / Fee: 19,90 €)
Price-level1. Year of construction
2. Living space
3. Location = Ground Value
4. Size of parcel
These are the 4 most influancial factors all the time in valuation of Real Estate in Germany
68TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Daten
Daten
OGAOldenburg
Daten
Daten
DatenDaten Daten
Regressions-datensammlung
14 Adisory Committees
Regressionsanalysesmathematical-statistic
Analysis
Joint Datesin OGA Oldenburg
Web-Applications
Advisory Committeeof Lower Saxony
Without one central Advisory Committee there is no chance to do these works!!!!!
Construction and Function of „IPC“
69TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Possibilities of Application
Homogeneous parts of market: • One-family-house • Twin-houses• Row-houses• Condominiums
A-Street
Not use for Special-objects!
No consideration specialinfluances!
70TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Great Resonance inPress Review !!!!!!!!
71TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Resonance
Statistik „IPC“ in feedless time of testing
Visitors/ Login= 150/day and more
72TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Normally – multiple RegressionSeveral variables distinguishing marks influence the defined target.All of the variables are looked on closer inspection at the same time and
analysed simultan
Regressionsanalysis
Target:
Living sizeYear of con.
LocationTime of sale
Influancal factorsEURO/square
73TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Vergleichsfaktoren für Ein- und Zweifamilienhäuser in Abhängigkeit von Lage und Baujahr
Landkreis Nienburg
400
600
800
1000
1200
Baujahr
€/m
2 Woh
nflä
che
BRW 10 €/m² 550 650 770 875 950
BRW 30 €/m² 610 725 870 975 1050
BRW 50 €/m² 710 830 970 1075 1150
1950 1960 1970 1980 1990
Korrekturfaktor bei abweichender Wohnfläche
0,70
0,80
0,90
1,00
1,10
1,20
1,30
1,40
80 100 120 140 160 180 200 220
Wohnfläche in m2
Kor
rekt
urfa
ktor
Results of yearly anlysedMultiple Regressions arepresented in Reports of Advisory Committees –standardizied for thewhole country and related to
-Year of construction, - Location (in form of Standard Ground Values) - and Living space.
Construction and function of „IPC“
74TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Nachweisbar nehmen fünf Merkmale Einfluss auf den Wert derartiger Grundstücke: Baujahr, Wohnfläche und Ausstattung des Gebäudes sowie Größe und Lage (in Form des Bodenrichtwertes) des Grundstücks.
Anwendungsbeispiel
Freistehende Ein- und ZweifamilienhäuserIm Bereich des Landkreises Musterort, angegeben in €/m²-Wohnfläche des Objektes zum Stichtag 01.01.2003
Wertverhältnisse für ein Objekt mit 130 m² Wohn-fläche, 830 m² Grundstücks-fläche und mittlerer Ausstattungsqualität
Umrechnungskoeffizienten für abweichende Wohnflächen
Abweichungen in Ausstattung und Unterhaltung führen zu Mehr-oder Minderwerten von bis zu 20 %.
Objekt: Baujahr 1975, Wohn-fläche 100 m², Ausstattung normal, Grundstücksgröße 830 m², Bodenrichtwert 60€/m² ohne Erschließung.
Nach den Grafiken: ca. 1850,- €/m² * Faktor 1,16 * 100 m² WohnflächeVergleichswert: rund 225.000,- €inkl. Bodenwert
Pre
is /
Woh
nflä
che
[€/m
²]2000
1500
1000
Wohnfläche m²100.00 130.00 160.00 190.00
Example in Market-Report:
75TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
31 2
31 2
1 2
1 2 3
1 2 3
1 2
1
DZ D D
BB B
L L
EE E ED D D
EE EB B B
E EL L
Zielgröße A K DATU K DATU K DATU
K BAUJ K BAUJ K BAUJ
K LAGE K LAGE
K
= + ⋅ + ⋅ + ⋅ +
⋅ + ⋅ + ⋅ +
⋅ + ⋅ +1 2
1
2
1 : Regressionskoeffizient i der Einflußgröße j
E : Exponent i der Einflußgröße j
: Absolutglied
F F
W
E EF F
EW
ij
ij
FLAC K FLAC
K WOFLK
A
⋅ + ⋅ +
⋅
Calculation of „multiple Regressions“(Formular-Example: Refering to a special Condominium in Region of Wolfenbüttel)
Year ofConstruc-tion
Standard Ground Value
Living space
Ground size
Target =
Time of Valuation
Construction and Function of „IPC“
76TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Dates from Market-Report of Advisory Committee
77TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Put in the Adress
MakeInquiriesfor build-up-objects.Start
www.gutachterausschuesse-ni.de
Start
Presentation
Opening Presentation:
78TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Example IPC I
79TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Example IPC II
80TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Example IPC: Step 1
81TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Example IPC: Step 2
82TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Example IPC: Step 3
83TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Example IPC: Step 4
84TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Example IPC: DetailsAuskunft über das Preisniveaueiner Immobilie mit folgenden Daten:
Objektart:Reihenhaus/Doppelhaushälfte
Bodenrichtwert:155 €/m², MI g III
Gemeinde:Osnabrück, Stadt
Baujahr:1960
Straße:Natruper Straße
Wohnfläche:100 m²
Grundstücksgröße:166 m²
Das mittlere Preisniveau der Immobilie beträgt: 110.000 €
85TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Summary „IPC“• With IPC you will find informations about level of prices of
standard-objects of residental buildings: • Free standing One-Family-House (and Two-Family-House)• Row-Houses and • Twin-Houses • Condominiums • Written-down dates/grafics from the Valuation-Report
(analysed with all prices of real estates from the Advisory Committees) are prepared:
• in Online-Station• possible for Standard-Objects without specific qualities
• Target are not MARKETVALUES, but rough values• Free for everybody in Internet – Fee: 19,90 Euro
86TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Online-Offer of the 16 German Countries
*NurOnline-Antragsformular
Bodenrichtwerte Marktbericht ErforderlicheDaten
Auskunft Kauf-preissammlung
Sonstiges
Baden-Württembg. Nein1 Nein1 Nein Nein 1Karlsruhe ja
Bayern Ja (tlw.); im Aufbau Nein Nein Nein
Berlin Ja Nein *; Teilauszüge ja
Ja Ja; anonymisierte Vergleichsobjekte
Brandenburg Im Aufbau (bisher PPP), tlw. Ausschnitte Nein * Nein Nein
Bremen Nein Nein Nein Nein
Hamburg Ja Nein * Nein Nein
Hessen Nein Nein Nein Nein
Mecklenburg.-Vorpommern
BRW typ. Orte bis 2004 Nein Nein Nein
Niedersachsen Ja (InterBRW) Ja (PDF) Nein Nein * IPK
NRW Ja (BORISplus.NRW) Ja (PDF) Nein Nein Allg. Preisauskunft
Rheinland-Pfalz Ja (BORIS.RLP) Ja (PDF) Nein Nein
Saarland Nein Nein Nein Nein
Sachsen Nein Nein Nein Nein
Sachsen-Anhalt Ja, ähnlich wie Nds. Nein (nur LMB) Nein Nein
Schleswig- Holstein Ja (tlw.), auf Seiten der jeweiligen örtl. GAG
Nein Nein Nein Verlinkung auf Seiten GAG
Thüringen Nein Nein Nein Nein
Quelle: www.gutachterausschuesse- online.deStand Juni 2008
87TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Online-Information in Berlin – perfect!
88TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
New: Analysed and published in 2009 by Advisory Committee of Brunswik (withMaster-Student), in continue Works in Düsseldorf of Advisory Committee:
Standard Market-Values of Condominiums/Appartments for the City of Brunswik
89TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Standard Market-Values for Condominiums/Appartments in Brunswik
City of Brunswik – Explanations:Die Karte gibt einen Überblick über das Preisgefüge von Eigentumswohnungen innerhalb des Stadtgebietes Braunschweig.Die hier dargestellten Marktrichtwerte wurden aus Kaufpreisen der Jahre 2000 bis 2007 abgeleitet.Es wird der Kaufpreis pro m² Wohnfläche in der entsprechenden Lagezone dargestellt.Die Marktrichtwerte präsentieren das Preisniveau für Eigentumswohnungen, f. d. gilt:
Wohnfläche [qm]: 70Bauzeitklasse: 3
Die Marktrichtwerte sind nicht geeignet, unmittelbar auf den konkreten Verkehrswert einer Eigentumswohnung zu schließen.Hinweise:Die Marktrichtwerte können für Eigentumswohnungen mit einer Größe v. 30 qm bis 125 qm berechnet werden.Als Bauzeitklasse können gewählt werden:
Baujahrsklasse 2: 1920 =< Baujahr < 1945Baujahrsklasse 3: 1945 =< Baujahr < 1970Baujahrsklasse 4: 1970 =< Baujahr < 1985Baujahrsklasse 5: 1985 =< Baujahr < 1995Baujahrsklasse 6: 1995 =< Baujahr
Für Gebäude, die vor 1920 errichtet wurden (Baujahrsklasse 1) ist keine Berechnung möglich.
90TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Our actual aim:
One Report
- for all Countries of Germany
- for Plots and Buildings-with indices,
- with Comparabls Factors- with Standard Ground Values
91TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Results in Germany today- Summary: With our concept to analyse Collections of
contracts of sale Germany is going a good and successfull way to make tranparency on Real EstateMarkets in Germany.
- Today we offer the Immobilie-Price-Calculator forStandard-Objects in Lower Saxony
- NRW and AdV Arbeitsgemeinschaft der Vermessungsverwaltungen der Länder) work out VBORIS for Standard Ground Values in Internet and BORISplus for immovable properties
- In whole Germany we write one Report for all types of German Immobiles, written by 16 Committees of Valuations of the 16 countries
92TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Informations of Valuation Committees via Internet –here Standard Ground Values - that is a very successful way !
Please visit us:www.gutachtachterausschuesse-ni.de
A lastview toLower-Saxony:
93TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Providing Transparency in Valuation of Markets of Real Estate –
were are going a sucessfull way
94TS 1E – Valuer´s Profession and Real Estate Taxation; Dieter Kertscher: Transparency with the Online-Real-Estate-Price-Calculator in Lower Saxony (3221)
Hand over „GIS Best Practice Award 2008“ for AdvisoryCommittees in Lower Saxony to„IPC – Lower Saxony“ -
on INTERGEO 2008 in Bremen by this Union of Authorities of Valuation of Real Estate and GIS
„Immobilien-Preis-Kalkulator“
Other institutions are lookingwith great interest in German „IPC“!!!