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 · Dresden office
Property valuer in Dresden – personal property valuation
Not every property in Dresden needs an extensive report. What matters is what you need the value for. We clarify that first, and then I tell you which valuation makes sense.
Jens Krüger · Let’s talk: +49 351 795 24 61
Full market value reports, short-form valuations and pre-purchase consultations for houses, flats, land, apartment buildings and commercial and industrial property in Dresden and throughout Saxony – handled personally by Jens Krüger, Dipl.-Wirtsch.-Ing. (FH), with more than 20 years of valuation practice and over 700 valuation instructions.
In Blasewitz alone, prices for resold flats in the first half of 2026 ranged from €1,890 to €6,305 per m². What counts for the value of your property is therefore the specific property – not the city average.
Handled personally · independent · fixed prices from €499
Office: Prager Straße 1B, 01069 Dresden · site inspections in Dresden and throughout Saxony
Property valuation in Dresden – which service fits?
Short-form valuation
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Expert valuation with a site inspection and a deliberately reduced scope of review and documentation.
Market value indication
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Approximate desktop valuation without a site inspection for a first internal estimate of value.
Pre-purchase consultation
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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
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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 →
Dresden: a stable but highly differentiated market
The valuation committee of the state capital provides unusually detailed data. Three findings show why a city average is not enough for a valuation:
around €1.9bn in volume. Almost unchanged in the first half of 2026.
New-build first sales compared with resales – two separate markets.
Median of 130 cases – varying considerably with remaining useful life.
View all market data 2025/2026 ↓
Source: Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden (Dresden valuation committee), Grundstücksmarktbericht 2026 and Halbjahresbericht 2026.
Your property valuation expert in Dresden – in person, not an anonymous platform.
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.
High technology, science and a city set in the landscape
Dresden is the state capital, a university and research city, a major residential location and at the same time one of Europe’s most important microelectronics locations. For the property market, this combination matters more than any general city ranking: jobs, investment, science, population trends, infrastructure and quality of life all affect demand for housing, land and commercial space.
Silicon Saxony and northern Dresden. The city describes Dresden as Europe’s largest microelectronics location. GlobalFoundries, Infineon and Bosch already manufacture in Dresden; ESMC, the joint venture of TSMC, Bosch, Infineon and NXP, is building a further semiconductor plant in Airport Park. The city puts the investment at around ten billion euros and the directly planned jobs at about 2,000. At the same time, existing companies and suppliers continue to invest in the location.
From a property perspective, the “chip boom” headline is not what matters. What is relevant are the consequences for land, infrastructure, employment and housing. In a skilled labour strategy, the city expects up to 10,000 additional employees subject to social insurance contributions by 2030 in connection with the growth of existing companies, ESMC and suppliers and service providers. This is not a price forecast, but it explains why northern Dresden and its links with the surrounding area deserve particularly close attention from a property perspective.
University and research city. TU Dresden is a University of Excellence; in addition, there is HTW Dresden and institutes of Fraunhofer, Max Planck, Leibniz and Helmholtz. The city cites more than 37,000 students and eleven Fraunhofer institutes, facilities and branches. Science and industry are closely linked in numerous technology clusters. This creates different groups of demand – from students and international skilled workers to companies with highly specific space requirements.
A city set in the landscape. Dresden covers around 328 km². According to the city, about 62% of its area is woodland and green space. The Elbe runs through Dresden for around 23 km; in addition there are the Dresdner Heide forest, the Großer Garten park, the Elbe meadows, wooded slopes, plateaus, historic village centres, parks and allotments. This structure creates very different micro-markets.
Elbe valley and Elbe slopes. Loschwitz and neighbouring areas are shaped by topography, historic villas, vineyards, the Elbe palaces, green spaces and views. At the same time, listed-building and landscape protection, flood risk, slopes, servicing and limited development options can have a significant effect on the specific valuation. Quality of life is not simply “priced in” as a lump sum, but traced through actual market behaviour and the micro-location.
Source: Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden (Dresden valuation committee), Grundstücksmarktbericht 2026 and Halbjahresbericht 2026.
Latest market update: stable transactions, differentiated prices
The full 2026 property market report, covering the 2025 market year, is the main professional basis. In 2025, 5,080 transactions were registered; transaction volume was around €1.9bn. Individually owned units (flats) dominated with 3,910 transactions, around 77% of all transactions.
full market year
full market year
almost unchanged on the previous year
latest half-year update
The half-year report published on 31 August 2026 updates this picture. In the first half of 2026, 2,472 property transfers with a volume of around €844m were registered. The number of transactions was almost exactly at the level of the first half of 2025. The valuation committee also notes that the difficult conditions have not so far led to a general fall in prices.
However, the sub-markets are moving differently. Compared with the second half of 2025, detached houses were around 3% lower, semi-detached houses 4% higher, end-of-terrace houses 28% higher and mid-terrace houses 13% lower. Apartment buildings were around 3% higher, and mixed-use buildings in mainly residential use around 5% higher. Resold flats rose by around 3%, while new-build flats remained roughly stable at a high level.
For developed plots, 344 purchase contracts were registered in the first half of 2026. Transaction volume fell from €445.8m to €381.9m. The valuation committee attributes this to the absence of large commercial transactions; volume for multi-storey buildings, on the other hand, rose by around €30m. Market activity and transaction volume must therefore be read together.
Source: Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden, Grundstücksmarktbericht 2026 and Halbjahresbericht 2026.
Building type and residential location change the picture considerably
For existing detached houses, 76 sales were analysed in the first half of 2026. The median was €3,535 per m² of living area and around €460,000 total purchase price. Semi-detached houses were at €3,330/m², end-of-terrace houses at €4,340/m² and mid-terrace houses at €3,165/m². Each figure reflects different property and plot structures.
Median · 76 sales · H1 2026
Median · H1 2026
Median · H1 2026
Median · H1 2026
The full 2025 annual analysis goes deeper. For detached houses, the valuation committee differentiates by residential location. The median across all locations was €3,750/m²; there are considerable differences between average, good and very good residential locations. A specific valuation must therefore consider location, plot, age, modernisation, fittings and remaining economic life together.
Building land must not be mixed up with building prices either. In the first half of 2026, the median for undeveloped plots for detached houses was €295/m². This was based on only 16 usable transactions. The valuation committee expressly states that no reliable price trend can be derived from this because of the small number of cases, their geographical distribution and the different plot sizes.
An official figure is only as good as its proper application. A Dresden median does not become the market value of a specific house by multiplying it by the floor area.
Source: Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden (Dresden valuation committee), Grundstücksmarktbericht 2026 and Halbjahresbericht 2026.
Dresden’s largest transaction market is also highly differentiated
In the first half of 2026, 1,814 flats were traded: 244 new-build first sales, 208 first sales after conversion and 1,362 resales. Transaction volume was €406.4m. For new-build flats, the median was €6,255/m²; for resales of all construction years, €2,660/m².
Median · H1 2026
Median · H1 2026
H1 2026
The size of the flat also changes the observed price level. For resales, the median was €2,440/m² for one-room flats, €2,525/m² for two-room flats, €2,825/m² for three-room flats and €3,480/m² for four-room flats. Almost half of all resales were two-room flats, and a further 32% three-room flats.
Not all districts are alike. In the first half of 2026, resale ranges were, for example, €2,625 to €6,480/m² in Altstadt I, €1,890 to €6,305/m² in Blasewitz, €1,900 to €6,000/m² in Loschwitz, €1,610 to €4,780/m² in the Neustadt and €1,485 to €4,335/m² in Pieschen. These ranges are not district values for a specific flat; they show precisely the heterogeneity within the areas.
The annual report also differentiates by residential location and year of construction or refurbishment. For resold flats in buildings constructed from 1990 onwards, the 2025 median was €3,310/m² in very good residential locations, €2,730/m² in good locations and €2,420/m² in average locations. Refurbished older buildings show different values. New builds, refurbished conversions and resales are separate markets.
Even with very detailed official data, the decisive question remains whether the comparison group fits the specific flat: year of construction, year of refurbishment, living area, residential location, floor level, fittings, parking, condition of the building and common property can all change the assessment.
Source: Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden (Dresden valuation committee), Grundstücksmarktbericht 2026 and Halbjahresbericht 2026.
Income multipliers and property yields: the professional level of the Dresden market
In the first half of 2026, 63 sales of apartment buildings were analysed. The median was €1,965 per m² of living/usable area with a total purchase price of around €1.145m. For mixed-use buildings in mainly residential use, the median was €1,850/m² and the purchase price around €1.335m.
Median · H1 2026
mainly residential · median H1 2026
Median · 130 cases · market year 2025
For investment properties, the price per square metre is only one level. The annual report therefore provides income multipliers and property yields. The gross income multiplier relates the adjusted purchase price to the annual gross income. Within the income approach, the property yield reflects the market rate of return. Both figures are differentiated by property type, construction type and remaining useful life.
For apartment buildings in open development and mixed-use buildings in mainly residential use, the median gross income multiplier in 2025 was 21.03 for a remaining useful life of 21 to 35 years, and 23.19 for 36 to 55 years. Across all 130 cases analysed, the median was 21.21. Closed development has its own sample and different figures.
This is exactly where it becomes clear why a single “Dresden multiplier” would be professionally problematic. Remaining useful life, actual or market rents, plot, land value, operating costs, construction type, vacancy and special property-specific characteristics all interact.
The property yield is not a general return figure either. The valuation committee derives it from purchase prices and net income of similarly developed and used plots according to the principles of the income approach. Choosing the appropriate parameter remains a professional task.
Source: Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden (Dresden valuation committee), Grundstücksmarktbericht 2026 and Halbjahresbericht 2026.
A high-tech location – but a heterogeneous commercial property market
Dresden’s commercial property market ranges from office and administrative buildings through retail, hotels and services to production and industrial property. At the same time, the official purchase price collection shows the central problem of this segment: there are far fewer transactions than for flats, while the properties are much more heterogeneous.
Median usable area
small sample – not a blanket market figure
For office and administrative buildings, the 2025 annual report shows a median of €2,380 per m² of usable area from eight sales. The small sample alone shows why this must not become a general “Dresden office price”. For production, services, retail or hospitality, the numbers of cases are in some cases even smaller.
The 2026 half-year report expressly confirms this caution: for commercial buildings, the valuation committee does not consider a reliable price trend possible because of the small number of purchase contracts and their distribution across the city. In the first half of 2026 there were also no large commercial transactions, which had strongly shaped transaction volume in the same period of the previous year.
For the valuation of commercial and industrial property, a more in-depth property-specific market analysis is therefore particularly important. Use, alternative use potential, shares of hall and office space, plot, servicing, leases, operator link, technical equipment and investment needs can matter more than a general value per square metre.
The economic development of northern Dresden reinforces this. The semiconductor industry and its suppliers create specific demand for production, logistics, research and office space and for technical infrastructure. However, this does not justify a blanket assumption of rising values; what matters is whether and how a specific property is actually reached by this demand.
Source: Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden (Dresden valuation committee), Grundstücksmarktbericht 2026 and Halbjahresbericht 2026.
Market adjustment factors, conversion coefficients and expert samples
The Dresden property market report is particularly valuable for property valuation because it does not stop at price tables. Chapter 7 contains land price indices, conversion coefficients, market adjustment factors, income multipliers, property yields and detailed sample overviews for valuation.
For properties valued using the cost approach, the valuation committee derives market adjustment factors from actual purchase prices. The analysis includes, among other things, the provisional cost value, the standard land value and the remaining useful life. A market adjustment factor is therefore not a fixed Dresden figure, but part of a defined model.
For resold flats, for example, 880 transactions in buildings constructed from 1990 onwards and 908 transactions in older, fully refurbished buildings were examined for the 2025 conversion coefficients. The valuation committee names living area, standard land value, year of construction or refurbishment and residential location as significant factors. It is precisely this depth that shows why a portal value or a simple district average cannot replace a professional valuation.
For investment properties, gross income multipliers and property yields are derived from purchase contracts in the ordinary course of business. Actual rents or the Dresden rent index (Mietspiegel), operating costs, remaining useful life, land value and special property-specific characteristics are part of the models.
The report also contains expert samples in which the purchase price per m² of living/usable area, the ratio of purchase price to provisional cost value, the ratio of purchase price to gross income and the property yield are considered together. For expert work, this combination is much more meaningful than an isolated figure.
Source: Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden (Dresden valuation committee), Grundstücksmarktbericht 2026 and Halbjahresbericht 2026.
The standard land value is the starting point, not the value of the plot
The property market report differentiates undeveloped plots by planned use and residential location. For serviced plots for detached houses, the 2025 median across all locations was €320/m². In very good residential locations, €510/m² was reported from five sales, in good locations €350/m² and in average locations €320/m².
Median across all locations
5 sales
only 16 sales – no reliable trend
At €295/m², the half-year figure for 2026 was lower. However, because there were only 16 usable purchase contracts, the valuation committee expressly warns against deriving a trend. This is an important example of how even an official rate of change can be misunderstood without looking at the sample and its geographical distribution.
For valuing a plot, the specific standard land value zone is decisive. It must then be checked whether the subject plot differs from the reference plot in terms of use, size, shape, stage of development, servicing and other characteristics. In Dresden, too, there is therefore no professionally meaningful blanket “land value for the city”.
Source: Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden (Dresden valuation committee), Grundstücksmarktbericht 2026 and Halbjahresbericht 2026.
Property valuation on site – not from an anonymous online model
Dresden is not a uniform property market. Location, development structure, land use, age of buildings and sub-market vary considerably within the city. For a proper valuation, neither an average price per square metre nor simply adopting a standard land value is therefore sufficient.
Depending on the task, the specific plot, the buildings, legal circumstances, existing tenancies and uses and suitable property market data are examined. I carry out the professional work personally.
From market information to a property-specific market valuation
The Dresden market data is unusually detailed. For precisely this reason, it shows how little a single average figure says about the value of a specific property. Residential location, district, year of construction, year of refurbishment, plot, living and usable areas, remaining useful life, rent, listed-building status, flood risk, rights and encumbrances and structural condition can all change the assessment.
For a flat, the right sub-market has to be determined first. For a detached house, residential location and plot are just as important as the age of the building and modernisation. For apartment buildings, income, remaining useful life and a market-based property yield come into play. For commercial and industrial property, comparability becomes even more demanding because of the heterogeneous uses.
The market data on this page is therefore deliberately intended as orientation. The property valuation or market valuation begins where the official data is applied to the specific plot and building.
Have a property in Dresden valued → or call directly: +49 351 795 24 61
Official market data and current location information
The main professional basis is the 2026 property market report (Grundstücksmarktbericht) of the Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Dresden, covering the full 2025 market year. In addition, the 2026 half-year report published on 31 August 2026, covering transactions from 1 January to 30 June 2026, is used.
The location information is based on publications of the City of Dresden on the economy and science, microelectronics, urban development and green spaces. Location facts are only used where there is a clear connection to the property market. They are not interpreted as a blanket price or value forecast.
The figures shown are market data, not market values of individual properties. For small samples or heterogeneous sub-markets, the limits of what they can tell us are expressly taken into account.
Property valuer in Dresden and for all of Saxony
The office is on Prager Straße between the main station and the Altmarkt. From here, I take on valuation instructions throughout the city of Dresden – from the Altstadt and Neustadt through Blasewitz and Loschwitz to Pieschen and the outlying villages – and in the rest of the Free State of Saxony.
The surrounding area includes Radebeul, Freital, Pirna and Meissen, among others, and beyond that Bautzen, Freiberg, Döbeln, Chemnitz and Leipzig. For the valuation, what always counts is the respective sub-market and the data of the responsible local valuation committee.
Frequently asked questions
Do you value property throughout the Free State of Saxony?
Yes. From my Dresden office, I take on valuation instructions in all regions of Saxony.
Is there a Dresden price per square metre for my flat?
No. Even within one district, prices vary widely – in Blasewitz, for example, resales in the first half of 2026 ranged from €1,890 to €6,305/m². Year of construction, state of refurbishment, residential location, size and common property determine which comparable data fits.
How are apartment buildings valued in Dresden?
Generally using the income approach. The valuation committee provides property yields and gross income multipliers for this, differentiated by construction type and remaining useful life. Which input fits the specific property depends on rents, condition, operating costs and land value.
Is the standard land value already the value of my plot?
No. The standard land value is an average location value for a model plot within a standard land value zone. The specific plot may differ from it.
Which valuation is right for my case?
That depends on the occasion, the type of property and the depth required. Before you instruct me, we clarify together which scope suits the purpose.
Regional property markets in Saxony
The property markets in Saxony differ considerably. The regional pages are therefore organised according to the responsible valuation committees.
Standard land values and property market data in Saxony
The locally responsible valuation committees keep purchase price collections, determine standard land values and derive other data required for valuation.
A standard land value is not the market value of a specific plot. It relates to a model reference plot within a zone. Differing plot characteristics and the specific market situation have to be examined in the valuation.
Direct contact
JK-Wertermittlung · Dresden office
Prager Straße 1B
01069 Dresden
Tel.: +49 351 795 24 61
info@jk-wertermittlung.de
Let’s talk.You speak directly to me: +49 351 795 24 61