Full market value report
Detailed valuation report with in-depth review, research and a clearly reasoned derivation of the market value.

Lemgo is where my office is. Here I know not only the market, but the streets too. I tell you in advance which valuation you need – and sometimes that is less than you think.
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 Lemgo and the Lippe 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, detached and two-family houses sold for an average of €287,000 in Lemgo, €366,000 in Schlangen and €149,000 in Schieder-Schwalenberg. What your house is worth is therefore decided by its street, year of construction and condition – not the Lippe average.
Office: Holztwete 4, 32657 Lemgo · site inspections also in Detmold, Bad Salzuflen and throughout the Lippe district

Detailed valuation report with in-depth review, research and a clearly reasoned derivation of the market value.
Expert valuation with a site inspection and a deliberately reduced scope of review and documentation.
Approximate desktop valuation without a site inspection for a first internal estimate of value.
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.
Measurement and calculation of living, usable and lettable areas, with overview floor plans if required.
Investment, commercial, production and industrial property – individual quotation after reviewing the property. Apartment buildings → Commercial & industrial →
The valuation committee analyses the purchase contracts of all 16 towns and municipalities in Lippe together – but the differences within the district remain considerable:
Average total purchase price across 127 transactions – not a standardised value, but dependent on which houses were sold.
Good, average and modest locations. Across the district, good locations range from €80 per m² in Extertal to €340 per m² in Bad Salzuflen.
Average according to the 2026 rent overview, within a range of €7–20 per m². In the historic town centre, listed-building status and achievable rents matter more than the price per square metre.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold (Lippe valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
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.

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.
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.
My office is at Holztwete 4 in Lemgo. The valuation committee responsible for Lemgo is the Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold. It analyses the purchase contracts of all 16 towns and municipalities in Lippe – from Bad Salzuflen and Detmold through Lage, Lemgo and Oerlinghausen to Lügde and Schieder-Schwalenberg.
For the valuation, this means that Lemgo is not considered in isolation, but in the context of the Lippe market. At the same time, the official data shows that the municipalities have very different price levels. A detached house in Schlangen or Leopoldshöhe sells on average for more than twice the price in Schieder-Schwalenberg. Within Lemgo, in turn, the historic town centre, the core town, outlying villages and commercial locations differ.
Site inspections in Lemgo, Detmold, Bad Salzuflen, Lage and the other Lippe municipalities can be arranged at short notice from the office. The work is handled entirely by me – from the first conversation through the inspection to the report.
In the Lippe district and the town of Detmold, a total of 3,708 purchase contracts with a transaction volume of €828.68m were registered in 2025 – around 11% more contracts than in 2024. Of these, 2,816 contracts worth €744.62m were in the ordinary course of business; only these contracts are included in the price analyses.
ordinary course of business, +3%
ordinary course of business, +11%
transactions, price trend stable
transactions, price trend rising
| Sub-market 2025 | Transactions | Transaction volume | Price trend |
|---|---|---|---|
| Building land | 209 | €37.71m | stable |
| Agriculture and forestry | 141 | €9.85m | partly rising |
| Detached and two-family houses | 1,197 | €334.06m | stable |
| Apartment buildings | 237 | €102.24m | rising |
| Flats and commercial units | 727 | €109.79m | stable |
| Commercial and industrial property | 49 | €46.78m | – |
The price trend compares the reference dates 1 January 2025 and 1 January 2026. The market for detached and two-family houses is stable on a district average, but shows local differences. For apartment buildings, the valuation committee reports rising prices; the index series for three-family and apartment buildings stands at 111 as at 1 January 2026 (1 January 2025 = 100).
Note on the data: for the transaction volume of detached and two-family houses, the report’s summary table gives €344.06m, while the text and the detailed table give €334.06m. The value from the detailed table is used here.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold, Grundstücksmarktbericht 2026 (reporting period 2025)
The overview shows three perspectives for each municipality: the number of all registered purchase contracts, the average total purchase price of detached and two-family houses sold in 2025, and the typical standard land values for individual housing in good, average and modest locations.
| Town / municipality | Purchase contracts 2025 (all) | Avg. price, detached/two-family houses 2025 | Residential building land good / average / modest (€/m²) |
|---|---|---|---|
| Augustdorf | 94 | €309,000 | 260 / 245 / 150 |
| Bad Salzuflen | 769 | €299,000 | 340 / 185 / 140 |
| Barntrup | 97 | €203,000 | 160 / 95 / 65 |
| Blomberg | 142 | €196,000 | 170 / 120 / 65 |
| Detmold | 704 | €304,000 | 320 / 215 / 140 |
| Dörentrup | 62 | €218,000 | 100 / 60 (two location levels) |
| Extertal | 173 | €191,000 | 80 / 75 / 47 |
| Horn-Bad Meinberg | 202 | €227,000 | 165 / 115 / 55 |
| Kalletal | 102 | €213,000 | 130 / 90 / 60 |
| Lage | 374 | €290,000 | 260 / 180 / 135 |
| Lemgo | 341 | €287,000 | 270 / 180 / 120 |
| Leopoldshöhe | 158 | €362,000 | 260 / 220 / 145 |
| Lügde | 99 | €164,000 | 150 / 90 / 48 |
| Oerlinghausen | 234 | €324,000 | 320 / 245 / 180 |
| Schieder-Schwalenberg | 73 | €149,000 | 125 / 70 / 55 |
| Schlangen | 84 | €366,000 | 260 / 185 / 140 |
The range is wide: on average, detached and two-family houses sold for €366,000 in Schlangen, €362,000 in Leopoldshöhe and €324,000 in Oerlinghausen, but for €164,000 in Lügde and €149,000 in Schieder-Schwalenberg. Standard land values for residential building land in good locations range from €80/m² in Extertal to €340/m² in Bad Salzuflen.
How to read the figures: the number of purchase contracts includes all registered contracts, including those outside the ordinary course of business. The average purchase prices are not standardised values – they depend on which houses were actually sold during the year. The standard land values refer to building land free of development charges and are not prices for specific plots.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold, Grundstücksmarktbericht 2026 (reporting period 2025); municipal overviews of total volume, detached and two-family houses and standard land values.
In 2025, a total of 341 purchase contracts with a transaction volume of €75.46m were registered in Lemgo. Detached and two-family houses accounted for the largest share: 127 transactions with a volume of €36.43m and an average total purchase price of €287,000.
all contracts 2025
Avg. total purchase price, 127 transactions
typical standard land value
Average, range €7–20/m²
In Lemgo, the typical standard land values for individual housing are €270/m² in good, €180/m² in average and €120/m² in modest locations. For multi-storey residential development, the valuation committee gives €420, €280 and €130/m², and for conventional commercial land €80, €60 and €47/m².
Alongside the housing market, Lemgo is a smaller but active market for flats (46 transactions), apartment buildings (17 transactions) and mixed-use buildings (12 transactions). The town centre, with its historic buildings, listed monuments and commercial buildings, is a separate sub-market from a valuation perspective: listed-building status, maintenance costs, ground-floor retail space and the rents actually achievable play a greater role here than the price per square metre alone.
For rents in Lemgo – as in Detmold, Bad Salzuflen and Lage – the valuation committee refers to the municipal rent index (Mietspiegel). For commercial space, the 2026 rent overview for Lemgo gives €7.00 to €20.00/m² for town-centre shops (average €13.00/m²), €4.00 to €9.00/m² for offices (average €7.50/m²), €2.50 to €4.80/m² for production space and €1.30 to €3.00/m² for storage space.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold (Lippe valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
The three largest housing markets in the district are Bad Salzuflen, Detmold and Lage. Together they account for almost half of all purchase contracts in the district.
Detmold is the district town and, with 704 purchase contracts and a transaction volume of €188.26m, one of the two largest markets by volume. The 244 detached and two-family houses sold achieved an average of €304,000. With 144 transactions, Detmold is one of the most important locations in the district for flats. Standard land values for residential building land range from €320/m² in good through €215/m² in average to €140/m² in modest locations; for multi-storey residential development, up to €700/m² is reported in good locations. Town-centre shop rents range from €8.00 to €35.00/m², with an average of €18.50/m² – the highest in the district.
With 769 purchase contracts and €190.98m, Bad Salzuflen recorded the most transactions in the district. 184 detached and two-family houses sold for an average of €299,000, and 144 flats changed hands. At €340/m², it has the highest typical standard land value for residential building land in good locations in the district; in average locations it is €185/m². Bad Salzuflen has its own rent index, which the valuation committee supplements for its income value models.
With an average house price of €290,000 and standard land values of €260 / €180 / €135/m², Lage (374 purchase contracts) is close to the Lemgo level. The highest average house prices in the district, on the other hand, are found on its western edge towards Bielefeld and the Senne: Schlangen (€366,000), Leopoldshöhe (€362,000) and Oerlinghausen (€324,000). At €245/m² in average locations, Oerlinghausen and Augustdorf also have the highest average residential land values in the district.
In the east and south of the district, the price level falls markedly. In 2025, the average house price was €196,000 in Blomberg, €203,000 in Barntrup, €191,000 in Extertal and €164,000 in Lügde. Standard land values are correspondingly lower, for example €120/m² in average locations in Blomberg and €95/m² in Barntrup. For these municipalities, the valuation committee derives its own rent overviews: the average rent ranges from €4.80/m² in Lügde to €5.40/m² in Blomberg and Horn-Bad Meinberg.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold (Lippe valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
The valuation committee reports average prices per square metre of living area separately by building type and age band. The figures relate to the whole district and to properties with typical plot sizes.
| Year of construction | Detached (350–800 m²) | Semi-detached / end-of-terrace (250–500 m²) | Mid-terrace (150–300 m²) |
|---|---|---|---|
| 2010–2024 | €3,016/m² (30) | €3,210/m² (12) | – |
| 1995–2009 | €2,739/m² (44) | €2,375/m² (25) | (2 cases) |
| 1975–1994 | €2,208/m² (120) | €2,078/m² (42) | €2,107/m² (20) |
| 1950–1974 | €1,660/m² (209) | €1,868/m² (40) | €1,770/m² (31) |
On average, around €1,350 per m² of living area separates a detached house from the 1950s to 1970s from one built from 2010 onwards. The largest segment, with 209 transactions, is houses built between 1950 and 1974 – here, the state of modernisation, energy performance and layout determine value more than the year of construction alone.
The price index for detached and two-family houses shows the trend of recent years: after the peak on 1 January 2022 (index 111), prices fell to 98 by 1 January 2024 and have remained unchanged at 100 on 1 January 2025 and 1 January 2026.
For the cost approach, the valuation committee derived a market adjustment factor function from 353 transactions in 2025. The factors range from 54% to 146% of the provisional cost value; in the report’s example (600 m² plot, provisional cost value €320,000), the factor is around 0.91. Such factors can only be applied within the valuation committee’s model.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold (Lippe valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
In the Lippe district, flats are mainly traded in Bad Salzuflen and Detmold (144 transactions each), followed by Lage (60), Lemgo (46) and Oerlinghausen (35).
Avg. 2025, 13 transactions
Avg. 2025, 11 transactions
Avg. 2025, 55 transactions
Avg. 2025, 68 transactions
The average resale prices relate to flats of 60 to 100 m² in developments with 4 to 16 units. Buildings from 1995 to 2009 were at €2,026/m². A new-build flat and one from the 1960s are therefore around a factor of three apart.
For resales, the valuation committee derived conversion coefficients from 2,063 transactions. In the model, let flats sold at a discount (coefficient 93.4 compared with 100 for vacant), as did flats without a parking space (95.8). The number of storeys and year of construction also have a marked effect on price.
The property yields for resold flats are 1.9% for owner-occupied and 1.5% for let flats.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold (Lippe valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
For income-producing properties, the valuation committee publishes property yields and gross income multipliers derived from analysed purchase prices.
| Property type | Cases | Property yield (mean / median) | Gross income multiplier (mean) |
|---|---|---|---|
| Three-family houses | 24 | 2.7% / 2.9% | 16.0 |
| Apartment buildings | 38 | 2.7% / 2.8% | 15.6 |
| Mixed-use buildings | 17 | 4.0% / 3.7% | 13.4 |
| Commercial and industrial property (2024/2025) | 17 | 4.2% / 3.2% | 14.2 |
| Retail property (2024/2025) | 6 | 5.5% / 5.5% | 10.1 |
The average net rent of the apartment buildings analysed was €7.25/m². For commercial and industrial property, only properties in commercial areas were considered; for retail property, the figures are based on just six cases and should be used with corresponding caution.
For office and commercial property, the valuation committee has derived neither property guide values nor index series. Particularly for production, warehouse and special-purpose property, which in Lippe is shaped by mechanical engineering and medium-sized industry, a property-specific derivation of rent, useful life and yield is therefore required.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold (Lippe valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
In 2025, 178 building plots for individual housing were sold – 19% more than in the previous year – with a transaction volume of €25.58m. Most sales were in Detmold (45), Lage (21) and Bad Salzuflen (19); in Lemgo there were 9.
For residential building plots, the valuation committee describes the market price as almost unchanged; however, the price trend differs between the individual towns and municipalities. Plots for multi-storey residential development form only a small sub-market with 15 transactions.
For land valuation, the valuation committee provides conversion coefficients for location, plot size, shape and infill plot status. Infill plots sold on average for around 8% more (coefficient 108.1). On the district average, the value of a 600 m² plot for individual housing corresponds to that of a multi-storey development plot with a floor area ratio (WGFZ) of 1.0.
For future building land, ratios to the standard land value are available: unserviced building land sold at a median of 22% to 81% of the standard land value free of development charges, depending on servicing and land readjustment, and unserviced, unordered prospective building land at a median of 16%. Garden land within built-up areas achieved a median of around 9% of the residential land guide value.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold (Lippe valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
Municipal rent indices apply in Detmold, Bad Salzuflen, Lage and Lemgo. For the other twelve municipalities, the valuation committee has derived its own rent overviews for 2026. They relate to a 70 m² flat on an upper floor in an average location with average fittings and a balcony.
| Municipality | Average rent | Range |
|---|---|---|
| Leopoldshöhe | €6.70/m² | €3.80–9.50/m² |
| Oerlinghausen | €6.70/m² | €3.80–9.50/m² |
| Schlangen | €6.00/m² | €3.60–8.25/m² |
| Augustdorf | €5.65/m² | €3.60–8.25/m² |
| Blomberg | €5.40/m² | €3.40–8.25/m² |
| Horn-Bad Meinberg | €5.40/m² | €3.40–8.25/m² |
| Barntrup, Dörentrup, Extertal, Kalletal | €5.05/m² | €3.10–7.20/m² |
| Schieder-Schwalenberg | €4.90/m² | €3.10–6.80/m² |
| Lügde | €4.80/m² | €3.10–6.80/m² |
| Town | Town-centre shop (from / average / to) | Office (from / average / to) | Production (average) |
|---|---|---|---|
| Detmold | 8.00 / 18.50 / 35.00 | 3.50 / 7.50 / 12.00 | 3.65 |
| Bad Salzuflen | 8.00 / 16.00 / 24.00 | 4.00 / 7.50 / 13.00 | 3.60 |
| Lemgo | 7.00 / 13.00 / 20.00 | 4.00 / 7.50 / 9.00 | 3.50 |
| Lage | 6.00 / 9.00 / 18.00 | 3.00 / 5.50 / 7.50 | 4.00 |
The rent overviews are working aids for valuation. According to an express note by the valuation committee, they must not be used to justify rent increases.
Source: Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold (Lippe valuation committee), Grundstücksmarktbericht 2026 (reporting period 2025).
The valuation committee has determined property guide values (Immobilienrichtwerte) for detached and two-family houses, three-family and apartment buildings and resold flats. They relate to the square metre of living area including the land value share and are freely available via BORIS.NRW and the Lippe district geoportal.
The associated models are extensive: for detached and two-family houses, the conversion coefficients are based on 1,822 transactions, for apartment buildings on 702 and for flats on 2,063. They take into account, among other things, the location value, plot size, living area, number of storeys and, for detached houses, the external appearance of the building. The valuation committee also publishes quarterly transaction numbers, price indices, market adjustment factors and property yields in an online dashboard.
An adjusted property guide value is a good first orientation – but not a market value under § 194 BauGB. Condition, modernisation, construction defects, rights and encumbrances, outbuildings and the specific micro-location are not included in the guide value model, or only on a flat-rate basis.
The official data of the Lippe district sets the framework: on the district average, the housing market is stable, but the individual municipalities are far apart. For a robust result, I combine this market data with the site inspection and your specific property – whether a historic building in the town centre, a detached house in an outlying village or a commercial property. From the Lemgo office, all municipalities in Lippe are within easy reach.
Request a valuation → or call directly: +49 5261 188 710
All market figures on this page are taken from the 2026 property market report (Grundstücksmarktbericht) of the Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold. The reporting period is the calendar year 2025; guide values and indices relate to the reference date of 1 January 2026. The report is published under the Datenlizenz Deutschland – Zero – Version 2.0.
The figures describe the market, not the value of an individual property. Averages from small samples – for example for new-build flats or retail property – are of limited significance and are therefore given with the number of cases.
My office is at Holztwete 4 in Lemgo. From here I take on valuation instructions throughout the Lippe district – in Lemgo itself, in Detmold, Bad Salzuflen, Lage, Oerlinghausen and Blomberg as well as in the smaller Lippe municipalities. I also work throughout East Westphalia-Lippe: in Bielefeld, in the districts of Gütersloh, Herford, Höxter and Minden-Lübbecke including the town of Minden, and in Paderborn.
The Gutachterausschuss im Kreis Lippe und in der Stadt Detmold is responsible for Lemgo and all Lippe municipalities. Within the district, the markets diverge markedly: house prices are highest on the western edge towards Bielefeld, while the price level falls noticeably in the east and south.
From a valuation perspective, the historic town centre is a separate sub-market. Besides location and condition, listed-building status, maintenance costs, ground-floor retail space and the rents actually achievable play a greater role there than the price per square metre alone. For town-centre shops in Lemgo, the 2026 rent overview gives €7.00 to €20.00/m² – which rent your property can sustain, I examine for the specific building.
Yes. From the Lemgo office, I value property in all 16 towns and municipalities in Lippe – including Detmold, Bad Salzuflen, Lage, Oerlinghausen, Leopoldshöhe, Blomberg, Horn-Bad Meinberg and Barntrup.
For Lemgo and the whole Lippe district, including the town of Detmold, the responsible body is the Gutachterausschuss für Grundstückswerte im Kreis Lippe und in der Stadt Detmold, based in Detmold.
According to the property market report, the average total purchase price of the detached and two-family houses sold in Lemgo in 2025 was €287,000. This figure depends heavily on which houses were sold and does not replace a valuation of the specific property.
As a first orientation, yes; as evidence, usually not. Condition, modernisation, rights, outbuildings and micro-location are not included in the guide value model, or only on a flat-rate basis. For legal or tax purposes, a report is generally required.
Yes. I value apartment buildings, mixed-use buildings and commercial, production and industrial property.
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.
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 → Lippe district valuation committee →
Holztwete 4
32657 Lemgo
Tel.: +49 5261 188 710
info@jk-wertermittlung.de
