Full market value report
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Detailed valuation report with in-depth review, research and a clearly reasoned derivation of the market value.
Property valuation expert · Lemgo office
Property valuer for Bielefeld – personal property valuation
Bielefeld does exist. So does its property market.
And it varies markedly from one location to the next. I value your property in Bielefeld personally and tell you in advance which valuation makes sense.
Jens Krüger · Let’s talk: +49 5261 188 710
Full market value reports, short-form valuations and pre-purchase consultations for houses, flats, land, apartment buildings and commercial and industrial property in Bielefeld – handled personally by Jens Krüger, Dipl.-Wirtsch.-Ing. (FH), with more than 20 years of valuation practice and over 700 valuation instructions.
In Bielefeld, typical standard land values range from €330 to €700/m² – Dornberg, Gadderbaum, Brackwede and Sennestadt are very different markets. What counts for the value of your property is the district and residential location, not the city average.
Handled personally · independent · fixed prices from €499
Lemgo office, Holztwete 4 · site inspections in Bielefeld
Property valuation for Bielefeld – which report do you need?
Short-form valuation
from €1,299
Expert valuation with a site inspection and a deliberately reduced scope of review and documentation.
Market value indication
from €599
Approximate desktop valuation without a site inspection for a first internal estimate of value.
Pre-purchase consultation
from €499
Viewing before the purchase decision: visible condition, conspicuous features and foreseeable investment needs assessed professionally, with the asking price put into context against them. Independent value estimate: €1,499 combined with a short-form valuation.
Floor area calculation
from €799
Measurement and calculation of living, usable and lettable areas, with overview floor plans if required.
Apartment buildings, commercial & industrial
individual quotation
Investment, commercial, production and industrial property – individual quotation after reviewing the property. Apartment buildings → Commercial & industrial →
Bielefeld: residential location beats the city average
The property market report shows a lively market – with big differences between locations and property types:
Around 20% more than in 2024 – the market reticence of previous years has gone.
Price trend in 2025, while the price level of detached and two-family houses stagnated.
Premium according to the valuation committee’s comparison value function; for good residential locations it is around €181 per m².
Source: Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld (Bielefeld valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
In person, not an anonymous platform: a property valuation expert for Bielefeld.
The instruction stays professionally in one pair of hands: from the first conversation through the site inspection and market data analysis to the report and any follow-up questions.
Jens Krüger
Dipl.-Wirtsch.-Ing. (FH) · property valuation expert
Working in property valuation since 2005. A background in both construction and business: the property market, building, use and economic factors are assessed together.
Expert for the valuation of developed and undeveloped land (TÜV-Akademie Rheinland, final examination PersCert TÜV 2005)Geprüfter Sachverständiger für Immobilienbewertung (EIPOS, Level II, 2019) – examined property valuation expertmore than 700 valuation instructions handled personally
Qualifications & professional background →What do you need the property value for?
Inheritance & community of heirsEstate, buying out co-heirs, compulsory share or a planned sale.Separation, divorce & accrued gainsProperty values as at the relevant dates, documented transparently.Gifts & transfersValue for lifetime succession, including with usufruct or a right of residence.Partition auctionA report of your own as a basis for negotiation, or a review of the court-appointed valuation.Reviewing an existing reportPlausibility review, expert statement or counter-valuation where doubts are justified.Buying a houseVisible condition and investment needs before you decide; the asking price is put into context against them. For an independent value estimate: pre-purchase consultation with a short-form valuation – not a building defects survey.Sale & statement of assetsAn independent assessment as a basis for price expectations and decisions about assets.
Which property is to be valued?
Detached & two-family houseFlatLandApartment buildingMixed-use buildingCommercial propertyIndustrial & special-purpose property
For law firms, professional guardians, estate administrators and companies: valuations for professional clients. Encumbrances such as usufruct and rights of residence or a heritable building right are taken into account depending on the purpose of the valuation.
Bielefeld 2025: around 20% more purchase contracts and almost one billion euros in volume
In 2025, the valuation committee registered 3,004 transactions in Bielefeld with a transaction volume of €984.1m – after around 2,600 transactions and €821.6m in 2024. The valuation committee speaks of a confirmed turnaround: the market reticence of previous years has gone.
approx. +20% on 2024
2024: €821.6m
transactions, €253.8m
transactions, €621.0m
Flats are the largest sub-market with 49% of transactions, followed by developed plots with 40%. Undeveloped building plots account for only 5%. Prices moved differently in 2025: building plots for individual housing +2%, resold flats +7%, new-build flats +6%, while detached and two-family houses stagnated.
The valuation committee also points out that new investment in privately financed housing is very restrained because of interest rates and construction costs, while publicly subsidised housing in Bielefeld remains attractive to investors.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld (Bielefeld valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Residential location is decisive: standard land values from €330 to €700/m²
The typical standard land values show how much Bielefeld’s residential locations differ. The figures apply to plots for individual housing free of development charges.
| City district | very good / good location | normal location | simple location |
|---|---|---|---|
| Dornberg / Hoberge | €700/m² | €400/m² | – |
| Bielefeld-Mitte | €690/m² | €430/m² | €280/m² |
| Gadderbaum | €680/m² | €450/m² | – |
| Brackwede | €590/m² | €380/m² | – |
| Senne | €550/m² | €330/m² | – |
| Schildesche | €530/m² | €400/m² | – |
| Jöllenbeck / Theesen | €510/m² | €360/m² | – |
| Stieghorst / Hillegossen | €470/m² | €330/m² | – |
| Heepen | €430/m² | €390/m² | – |
| Sennestadt | – | €340/m² | – |
For multi-storey residential development, the valuation committee gives €660/m² (good) and €490/m² (normal location) in Bielefeld-Mitte, and €530 and €440/m² in Heepen. Commercial and industrial land ranges from €90/m² in Sennestadt to €370/m² in good locations in Bielefeld-Mitte.
In 2025, prices for undeveloped plots moved differently depending on use: plots for detached and two-family houses +2%, multi-storey residential development −8%, commercial building land +10%. The valuation committee stresses that, with few sales, their distribution across the city has a strong influence on the averages.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld (Bielefeld valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Houses in Bielefeld: stable prices at a high level
With 667 transactions and €260.4m, detached and two-family houses account for the largest share of the transaction volume for developed plots. The standardised price level is stagnating: the adjusted purchase price per m² of living area for resales in 2025 was €2,733 (2024: €2,738), and across all houses €2,767 (2024: €2,788).
| Year of construction | Detached (350–800 m²) | Semi-detached / end-of-terrace (250–500 m²) | Mid-terrace (150–300 m²) |
|---|---|---|---|
| New build | €3,590/m² · €581,000 (5) | €3,910/m² · €569,000 (5) | – |
| 2010–2024 | €3,690/m² · €632,000 (5) | €3,410/m² · €494,000 (6) | – |
| 1995–2009 | €3,420/m² · €503,000 (12) | €3,210/m² · €403,000 (9) | €2,550/m² · €317,000 (3) |
| 1975–1994 | €2,670/m² · €429,000 (26) | €2,690/m² · €368,000 (28) | €2,650/m² · €301,000 (10) |
| 1950–1974 | €2,550/m² · €365,000 (49) | €2,750/m² · €323,000 (26) | €2,310/m² · €280,000 (12) |
The samples for individual classes are small. It is striking that semi-detached and end-of-terrace houses from the 1950s to 1970s sold for more per square metre than detached houses of the same age – an indication that in Bielefeld, location and the size of the living area often have a stronger effect than the building type.
For the cost approach, the valuation committee derived market adjustment factors by residential location. With a provisional cost value of €300,000, the factor is 1.09 in normal locations and 1.17 in good locations; in very good locations, the factors are above 1.0 up to a provisional cost value of around €640,000. Houses in normal to very good Bielefeld locations therefore sell above the calculated cost value in many value ranges.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld (Bielefeld valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Flats: resales +7%, new builds above €4,400/m²
With 1,117 usable transactions, flats are the strongest sub-market. New-build flats account for around 9% of transactions but 17% of transaction volume.
Avg. 2025, 30 transactions
Avg. 2025, 15 transactions
Avg. 2025, 61 transactions
Avg. 2025, 77 transactions
The averages apply to flats of 60 to 100 m² in developments with 4 to 16 units, privately financed and in normal condition. Buildings from 1995 to 2009 were at €2,640/m². The adjusted average price of all resales rose from €2,197/m² (2024) to €2,369/m² (2025).
The valuation committee’s comparison value function for resales (1,183 transactions) shows the effect of individual characteristics: let flats sell at a discount of around €163/m², good residential locations at a premium of around €181/m² and very good residential locations at around €602/m². For new-build flats, the price depends mainly on the standard land value: at a standard land value of €300/m², the result is around €4,100/m², and at €400/m² around €4,450 per m² of living area.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld (Bielefeld valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Apartment buildings: property yield 2.5%, gross income multiplier around 19
For three-family and apartment buildings, the valuation committee derived a property yield of 2.5% from 56 transactions. The average purchase price was €1,820 per m² of living area, and the average net rent €7.70/m². For let apartment buildings sold on the resale market (built 1957 to 1997), the average gross income multiplier is 19.
| Property type | Property yield | Cases | Avg. purchase price per m² of living area |
|---|---|---|---|
| Detached house | 2.0% | 118 | €2,925 |
| Semi-detached / end-of-terrace house | 1.9% | 97 | €2,838 |
| Mid-terrace house | 1.6% | 52 | €2,511 |
| Two-family house | 2.1% | 42 | €2,436 |
| Three-family and apartment building | 2.5% | 56 | €1,820 |
| Flat, vacant | 1.9% | 281 | €3,056 |
| Flat, let | 2.9% | 98 | €2,594 |
Let flats achieve an average gross income multiplier of 21. The adjusted purchase price of resold apartment buildings rose to €1,762/m² in 2025 (2024: €1,614/m²); new-build apartment buildings were not analysed in 2025.
For office and commercial property, the valuation committee was unable to derive statistical values owing to a lack of transactions. It gives orientation values of 3.5 to 5.0% for mainly commercially used office buildings and 4.5 to 6.5% for commercial and factory property, which have to be adjusted to the current market situation.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld (Bielefeld valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Why a Bielefeld average rarely matches the value of your property
Bielefeld combines inner-city period quarters, large post-war housing estates, detached-house areas on the Teutoburg Forest and village-like districts in the north and east. The official data shows that residential location, year of construction, state of modernisation and letting can each shift the price by several hundred euros per square metre.
An example from the report: for a detached house built in 1989 with an average standard, the comparison value function gives around €1,450/m² for the building component – excluding land value. Only the land value from the zonal standard land value, premiums and discounts for modernisation and the property-specific characteristics lead to the market value. These are exactly the steps that are documented transparently in a report.
Heritable building rights form a separate sub-market in Bielefeld (60 purchase contracts for heritable building rights and encumbered land, and 79 for flats and commercial units held under heritable building rights), with their own coefficients and factors from the valuation committee.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld (Bielefeld valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Request a valuation → or call directly: +49 5261 188 710
Rents in Bielefeld as the basis for the income approach
Bielefeld has a qualified rent index (qualifizierter Mietspiegel, as at 2024). The median rents for a standard flat range from €6.02/m² (built 1919 to 1949) through €7.21/m² (1978 to 1994) to €9.89/m² (2011 to mid-2021). For good and very good residential locations, the rent index provides for a premium of €0.34/m², and for small flats under 40 m² of €1.64/m².
For commercial space, the property market report refers to the rent atlas of the IHK Ostwestfalen chamber of commerce (as at 2025): shops in prime (1a) locations in Bielefeld city centre €40 to €80/m², in secondary (1b) locations €20 to €30/m², offices in Bielefeld-Mitte €6 to €14/m², warehouse and production space €3 to €6/m².
Source: Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld, Grundstücksmarktbericht 2026 (reporting period 2025); Mietspiegel 2024 der Stadt Bielefeld; IHK-Mietpreisatlas Ostwestfalen 2025.
Official market data of the Bielefeld valuation committee
The basis is the 2026 property market report of the Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld, with the reporting period 2025 (Datenlizenz Deutschland – Zero – Version 2.0). Volume figures relate to all registered transactions, price analyses to usable transactions in the ordinary course of business.
The valuation committee expressly points out that, because of the ongoing turnaround, individual valuation cases may differ considerably from the published figures. Small samples are therefore given with the number of cases on this page.
Property valuer for Bielefeld – from Mitte to Sennestadt
Bielefeld borders directly on the Lippe district; from my Lemgo office, site inspections can be arranged at short notice in all city districts – in Mitte, Schildesche and Gadderbaum as well as in Brackwede, Senne, Sennestadt, Heepen, Stieghorst, Jöllenbeck and Dornberg. Besides Bielefeld, my area in East Westphalia-Lippe includes the Lippe district, the districts of Gütersloh, Herford, Höxter and Minden-Lübbecke including the town of Minden, and the city of Paderborn.
The responsible body is the Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld. Its data shows that residential location, year of construction, state of modernisation and letting can each shift the price by several hundred euros per square metre – from inner-city period quarters to detached-house areas on the Teutoburg Forest.
Frequently asked questions
How does letting affect the value of a flat in Bielefeld?
According to the valuation committee’s comparison value function for resales, let flats in Bielefeld sell at a discount of around €163/m². How this affects your flat, I examine on the basis of the lease, rent level and location.
Do you value property in all Bielefeld districts?
Yes – from Mitte, Schildesche and Gadderbaum through Brackwede, Senne and Sennestadt to Heepen, Stieghorst, Jöllenbeck and Dornberg.
Which valuation committee is responsible for Bielefeld?
The Gutachterausschuss für Grundstückswerte in der Stadt Bielefeld, with its office in the Technisches Rathaus. It publishes standard land values via BORIS.NRW and an annual property market report.
Did house prices in Bielefeld rise in 2025?
According to the 2026 property market report, the price level for detached and two-family houses stagnated on average in 2025. Resold flats, by contrast, sold for around 7% more.
Do you also value let flats and apartment buildings?
Yes. It is precisely here that the property yield, gross income multiplier, actual and market rent and remaining useful life have to be derived carefully.
Regional property markets in East Westphalia-Lippe
Each district and each town with its own valuation committee is covered on a separate market page with the data from the relevant property market report.
Standard land values, property guide values and property market data in North Rhine-Westphalia
The locally responsible valuation committees keep the purchase price collection, adopt standard land values and property guide values and derive the data required for valuation. In North Rhine-Westphalia, this data is freely available via BORIS.NRW.
A standard land value is not the market value of a specific plot, and a property guide value is not the market value of a specific property. Both relate to model standard properties within a zone. Differing characteristics, condition, rights and the current market situation have to be examined separately in the valuation.
BORIS.NRW – standard land values and property guide values → Bielefeld valuation committee →
Direct contact
JK-Wertermittlung · Lemgo office
Holztwete 4
32657 Lemgo
Tel.: +49 5261 188 710
info@jk-wertermittlung.de
Let’s talk.You speak directly to me: +49 5261 188 710