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 Herford, Bünde and Löhne – personal valuation
Herford, Bünde, Löhne: three towns, three markets. I value your property where it stands and tell you in advance which valuation you need.
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 Herford and the Herford district – handled personally by Jens Krüger, Dipl.-Wirtsch.-Ing. (FH), with more than 20 years of valuation practice and over 700 valuation instructions.
In 2025, an average of €1,670 per m² of living area was paid in the Herford district for detached houses built between 1950 and 1974, and €3,040/m² for houses from 2010 onwards (excluding new builds). Year of construction, energy performance and location therefore determine the value of your house far more than any district average.
Handled personally · independent · fixed prices from €499
Lemgo office, Holztwete 4 · site inspections in Herford and throughout the Herford district
Property valuation in the Herford district – which service fits?
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Market value indication
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Approximate desktop valuation without a site inspection for a first internal estimate of value.
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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.
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Measurement and calculation of living, usable and lettable areas, with overview floor plans if required.
Apartment buildings, commercial & industrial
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Investment, commercial, production and industrial property – individual quotation after reviewing the property. Apartment buildings → Commercial & industrial →
Herford district: nine municipalities, a divided housing market
The joint valuation committee for the district and town of Herford describes a livelier market with marked differences by year of construction and location:
+20% on 2024, with 2,326 purchase contracts in the district including the town of Herford.
Around 12% above the previous year and the highest level yet in the district – still above €200 per m² in Spenge and Enger.
Average after deducting land value, typically between €20,000 and €80,000 – with such properties, the land determines the price.
Source: Gutachterausschuss für Grundstückswerte im Kreis Herford und in der Stadt Herford (Herford valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Your property valuation expert for the Herford district – 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.
2025: volume +20%, significantly more sales of developed plots
In 2025, the joint valuation committee for the Herford district and the town of Herford registered a total of 2,326 purchase contracts (+4.8%). Transaction volume rose by around €95m to around €578m – an increase of 20%.
+4.8% on 2024
+20% on 2024
purchase contracts, €427.5m
128 transactions, +12%
Of the developed plots, 881 purchase contracts and €254.18m were for detached and two-family houses, 130 for apartment buildings, 60 for mixed-use buildings and 45 for commercial and industrial property with €66.46m in volume. Flats and commercial units remained at around the previous year’s level with 643 properties and around €102m.
Source: Gutachterausschuss für Grundstückswerte im Kreis Herford und in der Stadt Herford (Herford valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Houses: newer buildings gain, older ones stagnate
The valuation committee observes a clear divergence in 2025: prices are stagnating for older houses with poorer energy performance that often need modernising. For houses built from 1995 onwards, on the other hand, markedly higher prices were achieved than in the previous year.
| Year of construction (detached) | Transactions 2025 | Avg. €/m² of living area | Avg. total purchase price |
|---|---|---|---|
| New build | 6 | €4,040 | €549,000 |
| from 2010 (excluding new builds) | 21 | €3,040 | €441,000 |
| 1995–2009 | 57 | €2,640 | €385,000 |
| 1975–1994 | 65 | €1,970 | €290,000 |
| 1950–1974 | 164 | €1,670 | €239,000 |
| 1920–1949 | 59 | €1,450 | €234,000 |
| up to 1919 | 17 | €1,360 | €225,000 |
Compared with the previous year, the average price for buildings from 1995 to 2009 rose by around 6%, while those from 1975 to 1994 (−4%) and 1950 to 1974 (−3%) fell. With 164 transactions, the largest segment is houses from the 1950s to 1970s.
For properties in serious need of refurbishment with a very short remaining useful life, the report includes a separate analysis: after deducting land value, an average residual value of only around €50,000 was paid for the buildings, typically between €20,000 and €80,000 – regardless of whether they were subsequently refurbished or demolished.
The market adjustment factors for detached and two-family houses (1,658 transactions 2024/2025) average 0.90. They depend on the standard land value and the level of the provisional cost value: with a standard land value of €125/m² and a provisional cost value of €300,000, the factor is 0.89; in higher-priced locations from €200/m², smaller properties are also above 1.0.
Source: Gutachterausschuss für Grundstückswerte im Kreis Herford und in der Stadt Herford (Herford valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Residential building land: record level with large local differences
128 building plots for individual housing were analysed in 2025. At €192/m², the average purchase price was around 12% above the previous year and thus at the highest level yet in the Herford district.
In the town of Herford, the average rose by around 27% across 27 transactions, mainly due to sales in eastern and southern parts of the core town. In Spenge (17 transactions, mainly Lenzinghausen and the southern core), the price level remains above €200/m² because of its proximity to Bielefeld, as it does in Enger (10 transactions). In Bünde (21 transactions), the average rose by around 11%, even though almost all sales were outside the core town. In Kirchlengern, the price level has been stable since 2021; for Vlotho, there were not enough transactions for an average.
Oversized plots have to be valued separately in the Herford district. Typical building plots for detached houses cover around 700 m². For additional areas that cannot be built on independently, the valuation committee publishes conversion coefficients – about 0.808 at 1,000 m² and 0.586 at 1,500 m² – and, for rear garden land, an average of around 20% of the standard land value.
Source: Gutachterausschuss für Grundstückswerte im Kreis Herford und in der Stadt Herford (Herford valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Flats: new builds around €3,780/m², existing stock mostly €1,700 to €2,900/m²
For 37 new-build flats, an average of around €3,780/m² was paid in the Herford district in 2025, around 5% more than in the previous year. Resales and conversions accounted for most of the flat market, with 496 transactions and €71.26m.
| Year of construction | Herford district | Town of Herford |
|---|---|---|
| New build (first sale) | €3,780/m² (37) | €3,480/m² (7) |
| 2010–2023 | €2,880/m² (8) | €2,980/m² (5) |
| 1995–2009 | €1,940/m² (32) | €2,200/m² (10) |
| 1975–1994 | €1,710/m² (66) | €1,720/m² (18) |
| 1950–1974 | €1,740/m² (108) | €2,020/m² (24) |
| up to 1919 | €1,520/m² (8) | €1,510/m² (6) |
Most flat sales were in Bünde (159), the town of Herford (138), Löhne (94) and Enger (70). New-build flats achieved higher average prices in Enger (€3,990/m²), Spenge (€3,930/m²) and Hiddenhausen (€3,890/m²) than in the town of Herford – albeit with small numbers of cases in each.
The report deals with two special markets separately: flats in two-family houses and units in care homes. Newly built care-home rooms sold for an average of €5,630/m² in 2025 (14 transactions); as investments with operator contracts, they follow their own logic and are not comparable with ordinary flats.
Source: Gutachterausschuss für Grundstückswerte im Kreis Herford und in der Stadt Herford (Herford valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Nine municipalities, nine sub-markets
With 67,503 inhabitants (31 December 2024), the town of Herford is the largest municipality in the district, followed by Bünde (46,365) and Löhne (40,826). Enger, Hiddenhausen, Vlotho, Kirchlengern, Spenge and Rödinghausen each have between around 10,000 and 21,000 inhabitants.
| Town / municipality | Population 31 Dec 2024 | Flats: transactions 2025 | Volume, flats |
|---|---|---|---|
| Herford | 67,503 | 138 | €23.20m |
| Bünde | 46,365 | 159 | €24.76m |
| Löhne | 40,826 | 94 | €14.30m |
| Enger | 20,688 | 70 | €12.90m |
| Hiddenhausen | 19,669 | 27 | €4.66m |
| Vlotho | 18,335 | 36 | €5.50m |
| Kirchlengern | 16,334 | 12 | €1.64m |
| Spenge | 14,620 | 17 | €3.21m |
| Rödinghausen | 10,064 | 7 | €1.29m |
For the valuation, the distinction is decisive: Spenge benefits from its proximity to Bielefeld in the building land market, Bünde and Löhne are the district’s large flat markets alongside the town of Herford, and Vlotho on the Weser is a comparatively small market. The valuation committee also publishes average building land prices by locality (Gemarkung) for 2023 to 2025.
Source: Gutachterausschuss für Grundstückswerte im Kreis Herford und in der Stadt Herford (Herford valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Investment and commercial property: property yields by property type
The valuation committee derived property yields from purchase contracts from 2023 to 2025. The level is almost unchanged on the previous year.
| Property type | Property yield | Avg. adjusted purchase price | Avg. rent |
|---|---|---|---|
| Detached house | 1.8% | €1,650/m² | €5.75/m² |
| Semi-detached / terraced house | 1.8% | €1,780/m² | €6.20/m² |
| Two-family house | 1.8% | €1,250/m² | €5.30/m² |
| Three-family house | 2.5% | €1,060/m² | €5.55/m² |
| Apartment building | 2.8% | €1,100/m² | €5.75/m² |
| Mixed-use building | 3.6% | €820/m² | €5.90/m² |
| Office (administration, business premises) | 3.3% | €980/m² | €5.75/m² |
| Retail | 5.1% | €1,330/m² | €8.45/m² |
| Manufacturing | 4.3% | €480/m² | €3.80/m² |
| Flats, resale | 2.3% | €1,750/m² | €6.95/m² |
| Flats, new build | 2.5% | €3,590/m² | €10.40/m² |
For office and retail, there were only 8 transactions each; the figures should be used with corresponding caution. The valuation committee also points out that actual rents are rarely reported for commercial properties and that the calculation is partly based on rents from the IHK rent atlas. As rules of thumb, it states: the larger, more individual and more in need of modernisation a property is, the higher the property yield; the more functional it is and the more likely owner-occupation, the lower.
For new heritable building rights, the valuation committee determined a ground rent of 3% for residential land (term up to 99 years) and 5% for commercial land (up to 60 years).
Source: Gutachterausschuss für Grundstückswerte im Kreis Herford und in der Stadt Herford (Herford valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Property guide values for houses and flats
As at 1 January 2026, the valuation committee adopted property guide values for detached and two-family houses (from around 2,700 purchase prices from 2020 to 2025) and for flats (from around 2,400 purchase prices).
Herford, built 1961–1970, 126–150 m², plot 601–800 m²
Herford, built 1951–1970, 61–80 m², unrefurbished, vacant
The two figures apply only to the reference property described in the report. Municipality, standard land value, year of construction, standard, living area, modernisation, basement, plot size and building type are adjusted using conversion coefficients. Even after this adjustment, the property guide value is expressly not a market value under § 194 BauGB.
Property valuation in the Herford district: year of construction and sub-market count
In the Herford district, house prices diverge by year of construction: houses built from 1995 onwards rose, while older properties with poorer energy performance stagnated. Add to this nine municipal sub-markets and particular features such as oversized plots or care properties. That is why I determine the value of your property after the site inspection – with the official data as the basis, not as a substitute.
Request a valuation → or call directly: +49 5261 188 710
Official market data of the Herford district valuation committee
The basis is the 2026 property market report of the Gutachterausschuss für Grundstückswerte im Kreis Herford und in der Stadt Herford (reporting period 2025). The valuation committees for the town and district of Herford, which were separate until 2019, have been merged; all figures relate to the district including the town of Herford.
The report publishes the typical standard land values as a map; specific standard land values can be looked up via BORIS.NRW. Small samples are given with the number of cases on this page.
Property valuer for Herford, Bünde, Löhne, Enger and Spenge
Herford lies between Bielefeld and the Lippe district; from my Lemgo office, site inspections can be arranged at short notice throughout the Herford district – in the town of Herford, in Bünde, Löhne, Enger and Spenge as well as in Hiddenhausen, Kirchlengern, Rödinghausen and Vlotho. I also work throughout East Westphalia-Lippe: in the Lippe district, in Bielefeld, in the districts of Gütersloh, Höxter and Minden-Lübbecke including the town of Minden, and in Paderborn.
The responsible body is the joint valuation committee for the Herford district and the town of Herford. For the valuation, the sub-market counts: Spenge benefits from its proximity to Bielefeld in the building land market, Bünde and Löhne are the large flat markets alongside the town of Herford, and Vlotho on the Weser is a comparatively small market.
Frequently asked questions
Is an oversized plot in the Herford district valued at the full standard land value?
Generally not. Typical building plots for detached houses in the Herford district cover around 700 m². For additional areas that cannot be built on independently, the valuation committee publishes conversion coefficients – about 0.808 at 1,000 m² – and, for rear garden land, an average of around 20% of the standard land value. How much of your plot can be built on independently, I examine on site.
Do you value property throughout the Herford district?
Yes – in Herford, Bünde, Löhne, Enger, Spenge, Hiddenhausen, Kirchlengern, Rödinghausen and Vlotho.
Which valuation committee is responsible?
The Gutachterausschuss für Grundstückswerte im Kreis Herford und in der Stadt Herford, with its office on Amtshausstraße in Herford.
What is an older, unrefurbished house in the Herford district still worth?
That depends heavily on the plot, location and condition. For houses in serious need of refurbishment, the valuation committee determined an average residual building value of around €50,000 after deducting land value – an indication of how strongly land value determines the price of such properties.
Do you also value care apartments or senior living flats?
Yes. These special markets follow their own rules – such as guaranteed operator rents and particular property yields – and are considered separately from the ordinary flat market.
Is the property guide value from BORIS.NRW enough?
As orientation, yes. For a sale, inheritance, separation or tax purposes, an expert valuation usually makes sense because of condition, rights and micro-location.
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 → Herford district 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