Community of heirs
Several heirs need a shared starting figure for dividing the estate that is independent of wishful thinking.
Inheritance · estate · community of heirs
Property valuation for inheritance
Three heirs. Three ideas of what it is worth. It doesn’t have to end in a dispute.
I determine the value of the property independently and transparently, as a shared basis for your decisions. Whether a short-form valuation is enough or a full market value report makes sense, we clarify in advance.
Jens Krüger · Let’s talk: +49 172 868 5666
An inherited property quickly raises questions: what is it worth, how is a co-heir bought out, what does it mean for the compulsory share – and should it be sold? An independent expert property valuation creates a shared economic basis for these decisions.
Handled personally · short-form valuation from €1,299 · full market value report from €2,599
Prices incl. VAT for flats and detached and two-family houses with up to 160 m² of living area under normal valuation conditions. Rights and encumbrances such as a right of residence or usufruct can involve additional work.
When is a property value needed in an inheritance?
Takeover & buy-out
One co-heir wants to take over the property and buy out the others – on what value basis?
Compulsory share & division of the estate
When claims are calculated or negotiated, the property value as at the relevant date is needed.
Preparing a sale
A valuation before marketing begins creates an objective basis for the price.
Holding or letting
Even without a sale, it can matter what share of the estate the property represents.
Disagreement about value
A property portal figure, an estate agent’s offer, a neighbour’s sale: an expert valuation shows how a value is arrived at.
Important:
The property valuation does not determine the legal claims of the individual heirs. It provides the property value as an economic starting figure; the assessment under inheritance law remains a matter for your lawyer or notary.
Valuation as at today or as at a past date
For a decision to sell or take over today, the current market value may be what is needed. If, on the other hand, the value is to be determined as at a past date – for example the date of death – the valuation must relate to that valuation date.
A retrospective valuation is not simply today’s value calculated backwards: what counts are the market conditions and the condition of the property on the valuation date. Which date applies to your question should be settled before the instruction – if in doubt, in consultation with your lawyer or notary.
One co-heir wants to take over: value, buy-out and alternatives
If one co-heir wants to take over the property, the market value is the starting figure for buying out the other heirs. How the buy-out is calculated in detail – for example taking account of loans, advance gifts or costs – is something to clarify with your lawyer or notary.
Takeover by one co-heir
The value determines the order of magnitude of the buy-out – and therefore also whether the heir taking over can finance it.
Joint sale
A realistic market value is the basis for the price; the proceeds are then divided among the heirs.
Letting or holding jointly
Achievable rent, running costs and maintenance decide whether holding the property jointly is economically viable.
On request, I set out the key economic figures for each option side by side: value, achievable rent and identifiable maintenance needs. The decision remains with the heirs.
When the heirs have different interests
Whoever wants to take over the property benefits from a lower value; whoever is being bought out, from a higher one. An independent valuation does not remove this conflict of interests, but it makes it objective: the value is derived from the property and the market and documented transparently for everyone – regardless of who places the instruction.
The most robust valuation is one that all heirs commission together. If one party has already obtained a report, it can be reviewed professionally: valuation report review and counter-valuation.
If no agreement can be reached: partition auction
If the heirs cannot agree, any co-heir can apply for a partition auction (Teilungsversteigerung). The court then sets the market value, and the whole property is auctioned. A clearly reasoned value of your own helps to reach an agreement beforehand after all, and in the proceedings serves as a benchmark against the court-appointed valuation.
Valuation report or short-form valuation: which fits an inheritance?
Full market value report
from €2,599
When the value needs to be documented comprehensively for third parties, for example if the community of heirs disagrees or there are questions about compulsory shares.
Short-form valuation
from €1,299
When the heirs agree and an inspected, compactly documented value estimate is enough for their joint decision.
Market value indication
from €599
For a first rough orientation without a site inspection, before deciding on further steps.
Whether a valuation is suitable for a particular legal or tax purpose is clarified before the instruction. All prices at a glance.
Inheritance tax and § 198 BewG
For inheritance tax purposes, real estate is valued and separately assessed under the applicable provisions of the German Inheritance Tax Act and Valuation Act (BewG). A property value assessed by the tax office and a market value determined by an expert therefore need not be identical.
Under § 198 of the Valuation Act (BewG), it is possible to prove a lower fair market value; the law sets its own requirements for this evidence. Whether a report is suitable for a particular tax or legal purpose is clarified before the instruction. The tax assessment remains a matter for your tax adviser.
How the valuation of an inherited property works
- Enquiry: property, location, occasion and – if known – the required valuation date.
- Agreement: appropriate service, valuation date, client and fixed price before the instruction.
- Site inspection: personal inspection (for the short-form valuation and full market value report).
- Result: written valuation in the agreed scope, including answers to follow-up questions.
Helpful documents include the land register extract, cadastral map, floor plans, floor area details, information on the year of construction and modernisation and – for let properties – leases.
Frequently asked questions about property valuation for an inheritance
Do heirs always need a full market value report?
No. If the heirs agree and the value serves their joint decision, a short-form valuation may be enough. If the value needs to be documented comprehensively for third parties or there is a dispute, the full market value report is usually the appropriate form. We clarify this before the instruction.
How much does a valuation report for an inherited house cost?
For flats and detached and two-family houses with up to 160 m² of living area under normal valuation conditions, the short-form valuation starts at €1,299 and the full market value report at €2,599 – each incl. VAT. Rights such as a right of residence or usufruct can involve additional work; you receive the specific price before the instruction. All prices at a glance.
Can the value be determined as at the date of death?
Yes. The valuation then relates to this past valuation date; what counts are the market conditions and the condition of the property at that time.
What applies to the compulsory share?
Under § 2314 of the German Civil Code (BGB), persons entitled to a compulsory share (Pflichtteil) can, among other things, demand that the value of items in the estate be determined; the compulsory share is generally calculated on the basis of the value at the time of the inheritance. I determine the property value as at that date. Whether and to what extent a claim exists and who bears the costs is for your lawyer to assess.
Who commissions the valuation in a community of heirs?
This can be an individual co-heir, the community of heirs jointly or an appointed adviser. It makes sense to agree the purpose and valuation date together in advance, so that all parties can use the result as a basis. Access to the property for the site inspection must also be arranged. If only one co-heir is acting, agreement or a power of attorney from the other heirs helps – this avoids ending up with several competing valuations later.
How do a right of residence or usufruct affect value?
Such rights can have a considerable effect on value and are taken into account depending on the task and purpose of the valuation. More on this in the guide right of residence and usufruct.
Further reading: community of heirs – takeover, buy-out and valuation date →
Is the property to be transferred during the owner’s lifetime? Property valuation for gifts and transfers.
Have you inherited a property?
Briefly describe the property, its location and the occasion. Before the instruction, we clarify which valuation suits your purpose, and you receive a specific price.
Let’s talk.You speak directly to me: +49 172 868 5666