Full market value report
from €2,599
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 Paderborn and Delbrück – personal property valuation
Paderborn is a market of its own, and within the city prices vary widely. I value your property in its own location, not against the city average. Which valuation you need for this, we clarify in advance.
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 Paderborn and the Paderborn district – handled personally by Jens Krüger, Dipl.-Wirtsch.-Ing. (FH), with more than 20 years of valuation practice and over 700 valuation instructions.
In Paderborn, average standard land values for residential building land range from €260/m² in Neuenbeken to €710/m² in very good locations in the core city. What your property is worth therefore depends on the district – and, in the wider district, on the municipality and the location within the town.
Handled personally · independent · fixed prices from €499
Lemgo office, Holztwete 4 · site inspections also in Salzkotten, Bad Lippspringe and throughout the Paderborn district
Which valuation do you need in Paderborn and the district?
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 →
City and district of Paderborn: two markets, two valuation committees
Separate market reports apply to the city of Paderborn and the nine municipalities of the district; three findings show the range:
Above €5,000 per m² for the first time – average including parking.
For older detached houses in Paderborn, the land value is what mainly determines the price.
Delbrück compared with Büren – a marked gradient from the area around Paderborn to the south of the district.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025); Gutachterausschuss für Grundstückswerte im Kreis Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025).
In person, not an anonymous platform: your property valuation expert for Paderborn.
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.
City of Paderborn 2025: volume up from €378m to €444m
In 2025, the Paderborn city valuation committee registered 1,212 transactions in the ordinary course of business. Transaction volume rose from €378.01m to €444.31m. Developed plots and flats achieved significantly higher sales figures than in 2023 and 2024.
2024: €378.01m
sales, +194 on 2024
incl. semi-detached/terraced, +55 on 2024
sales, highest figure since 2020
The market for undeveloped plots was mixed: 43 residential building plots for detached and two-family houses (37 fewer than in 2024), but 40 plots for apartment buildings and 10 for commercial use. Standard land values as at 1 January 2026 are largely unchanged; where changes were needed, they were mostly slightly lower. The price trend for residential building land in the city was −0.5% in 2025.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025).
From €260/m² in Neuenbeken to €710/m² in very good locations in the core city
The average standard land values for residential and mixed-use land free of development charges show the location hierarchy within Paderborn. Outlying-area and city-centre zones are not included.
| Location / district | Average standard land value |
|---|---|
| Core city, very good location | €710/m² |
| Core city, good location | €610/m² |
| Core city, average location | €510/m² |
| Elsen | €450/m² |
| Schloß Neuhaus | €420/m² |
| Wewer | €390/m² |
| Core city, modest location | €370/m² |
| Benhausen | €370/m² |
| Sande | €360/m² |
| Marienloh | €350/m² |
| Sennelager | €310/m² |
| Dahl | €280/m² |
| Neuenbeken | €260/m² |
The city centre forms a separate land market: there, the guide values relate to a floor area ratio (GFZ) of 1.8 and are adjusted using their own conversion coefficients – with only a damped premium for residential use on the upper floors. For commercial building land, the valuation committee gives €150 / €110 / €70/m² in the core city, and €170 to €230/m² for technology, office and retail locations.
After the sharp rise up to 2022, the land price level has been stable since then: the overall index derived from the standard land values (1995 = 100) stood at 362.3 in 2022, 364.2 in 2024 and 362.3 again in 2025.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025).
Houses: newer buildings gain, older detached houses lose
In 2025, 101 detached houses, 105 semi-detached and end-of-terrace houses (22 of them new builds), 65 mid-terrace houses and 69 two- and three-family houses were sold. Prices moved in opposite directions.
| Year of construction | Detached house | Semi-detached / end-of-terrace house | Mid-terrace house | Two-/three-family house |
|---|---|---|---|---|
| 1950–1974 | €425,000 (−10%) | €363,000 (−3%) | €298,000 (+11%) | €443,000 (+19%) |
| 1975–1994 | €508,000 (−12%) | €373,000 (+5%) | €331,000 (+9%) | €435,000 (−2%) |
| 1995–2023 | €740,000 (+12%) | €441,000 (+4%) | €397,000 (−1%) | €483,000 (−14%) |
| New build (from 2024) | – | €521,000 (+7%) | €440,000 (+6%) | – |
Overall, the valuation committee assumes stable prices for one- to three-family houses. But behind this there are marked shifts: older detached houses built up to 1994 sold for around 10% less, while newer ones sold for about the same amount more. For semi-detached and terraced houses, prices rose by 4 to 11% in six of eight age bands.
Calculated without land value (building factors 2024/2025), the building share for detached houses built between 1950 and 1974 was only €915 per m² of living area, and for those built between 1995 and 2023 €2,295/m² – an indication of how strongly land value determines the price of older houses in Paderborn.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025).
Flats: new builds in the core city above €5,000/m² for the first time
With 598 sales, the flat market achieved its highest volume since 2021 in 2025. Prices rose in all age bands – from around €80/m² for new builds to around €385/m² for flats built between 2010 and 2023. The high proportion of conversions is striking: 22% of sales, after 2.4% in the previous year.
Average 2025
Average 2025
Average 2025
Average 2025
The core city averages include the proportionate land value and a parking space. In Schloß Neuhaus, Elsen and Sande, the price level is around €400/m² lower, and in the other districts lower still.
For the most common flat type – 60 to 100 m² in developments with 4 to 16 units – the report gives the following for the whole city: new build €4,710/m² (24 transactions), built 2010 to 2023 €3,740/m², 1995 to 2009 €2,975/m², 1975 to 1994 €2,740/m² and 1950 to 1974 €2,335/m².
Source: Gutachterausschuss für Grundstückswerte in der Stadt Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025).
Yields: apartment buildings 3.4%, new-build flats 1.2%
The valuation committee derives property yields and gross income multipliers according to the actual use of the buildings; for residential buildings, only properties with a remaining useful life of more than 25 years were considered. Rents come primarily from actual leases, supplemented by the qualified rent index (since 1 April 2025).
| Property type | Property yield | Gross income multiplier | Cases |
|---|---|---|---|
| Detached house | 1.6% | 34 | 35 |
| Semi-detached / end-of-terrace house | 1.7% | 30 | 27 |
| Mid-terrace house | 1.8% | 29 | 13 |
| Two- and three-family house | 2.5% | 24 | 16 |
| Apartment building (commercial up to 20%) | 3.4% | 19 | 18 |
| Mixed-use building | 4.2% | 15 | 11 |
| Office and commercial building (incl. 2024) | 4.5% | 15 | 5 |
| Commercial / industrial property | 5.6% | 13 | 12 |
| Flat, new build | 1.2% | 43 | 57 |
| Flat, built 1975–1994 | 1.7% | 28 | 200 |
Apartment buildings sold for an average of €1,642/m² with a net rent of €7.12/m². New-build flats achieved an average of €4,824/m² with a rent of €9.33/m² – which results in the very low yield of 1.2%. The numbers of commercial cases are small; for older, larger residential developments, the valuation committee states that values in some cases differ considerably.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025).
Market adjustment factors in Paderborn: detached houses close to cost value
Since 2021, the valuation committee has derived market adjustment as a function from purchase prices. For detached houses (37 transactions in 2025): market-adjusted cost value = 0.8544 × provisional cost value + €35,534. With a provisional cost value of €450,000, the result is around €420,000.
For semi-detached and terraced houses (43 transactions) and two- and three-family houses (18 transactions), separate functions with a much lower coefficient of determination apply. In addition, the Paderborn model prescribes particular features – such as taking into account under-utilisation of the plot for more recent buildings. The functions can only be applied with model-consistent calculation and within the limits of the sample.
Source: Gutachterausschuss für Grundstückswerte in der Stadt Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025).
Property guide values and the City of Paderborn property price calculator
For flats, detached and two-family houses and semi-detached and terraced houses, the valuation committee has derived property guide values in 20 zones; the core city is further subdivided. They are based on transactions from 2023 to 2025 (flats) and 2021 to 2025 (houses). Location value and year of construction proved to be the most important characteristics.
The guide values are freely available via BORIS.NRW and the city’s property price calculator. They provide a first approximation – the condition, modernisation, rights and particular features of the property are not taken into account.
Paderborn district: Delbrück, Bad Lippspringe and Borchen with the highest land value levels
For the nine municipalities of the district outside the city of Paderborn, the Gutachterausschuss für Grundstückswerte im Kreis Paderborn is responsible. In 2025, it received 1,436 purchase contracts (+4%); 1,329 of them were analysed, with a volume of €335.5m. The figures are shown here separately from the city of Paderborn and not added together.
| Town / municipality | Purchase contracts 2025 | Transaction volume | Residential building land, core town, good / average / modest | Avg. price, detached/two-family houses built from 1970 |
|---|---|---|---|---|
| Salzkotten | 225 | €58.5m | €340 / €315 / €290/m² | €384,000 |
| Bad Lippspringe | 193 | €59.7m | €475 / €420 / €350/m² | €446,000 |
| Delbrück | 191 | €50.5m | €490 / €440 / €360/m² | €375,000 |
| Büren | 170 | €33.0m | €150 / €130 / €115/m² | €324,000 |
| Hövelhof | 147 | €42.0m | €360 / €340 / €310/m² | €381,000 |
| Bad Wünnenberg | 139 | €29.5m | €150 / €130 / €110/m² | €286,000 |
| Borchen (Nordborchen/Kirchborchen) | 94 | €24.6m | €385 / €365 / €330/m² | €415,000 |
| Altenbeken | 87 | €21.3m | €190 / €160 / €125/m² | €358,000 |
| Lichtenau | 83 | €16.5m | – | €339,000 |
The standard land values show a marked gradient from the area around the city of Paderborn to the south of the district: in the core towns of Delbrück (€440/m² average location), Bad Lippspringe (€420/m²) and Borchen (€365/m²), the level is close to that of the Paderborn city districts, while in Büren and Bad Wünnenberg it is €130/m². In many villages – for example in Lichtenau or Büren – the valuation committee shows values between around €40 and €135/m².
Prices for residential building land rose slightly on average in 2025, by up to around 5%, and in Delbrück and Bad Wünnenberg in some cases by up to 10%; in Salzkotten and individual zones they fell by around 5%. 142 building plots changed hands, 58 of them from municipal ownership – 49 in Salzkotten alone. Municipal building land (free of servicing and sewer connection charges) cost an average of €192/m² in 2025, and private building land in the core areas (subject to servicing charges) €285/m².
Note on the data: the report’s overview gives a transaction volume of approx. €335.1m, the volume tables €335.5m; the table value is used here.
Source: Gutachterausschuss für Grundstückswerte im Kreis Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025).
Houses and flats in the Paderborn district: two price zones
The valuation committee divides the district into two locations: location 1 comprises the core towns of Bad Lippspringe, Hövelhof, Delbrück, Salzkotten and Borchen, and location 2 the core towns of Altenbeken, Lichtenau, Büren and Bad Wünnenberg and all villages. Prices for second-hand detached and two-family houses are roughly stagnating.
| Detached and two-family houses 2025 | Avg. purchase price | Avg. €/m² living area | Avg. land value share | Transactions |
|---|---|---|---|---|
| Location 1 · built 1990–2009 | €477,000 | €3,400 | €200,000 | 13 |
| Location 1 · built 1970–1989 | €379,000 | €2,370 | €215,000 | 35 |
| Location 2 · built from 2010 | €457,000 | €2,950 | €90,000 | 17 |
| Location 2 · built 1990–2009 | €380,000 | €2,420 | €100,000 | 31 |
| Location 2 · built 1970–1989 | €307,000 | €1,840 | €103,000 | 49 |
The land value share is striking: in the northern core towns, land accounts on average for €215,000, or more than half of the purchase price, for houses from the 1970s and 1980s; in location 2, around €100,000. The property guide values for detached and two-family houses (reference property built 1995, 140–149 m², plot 650–799 m², land value €175/m²) range as at 1 January 2026 from €2,510/m² in Lichtenau to €2,910/m² in Hövelhof.
avg. 2025, 43 transactions, incl. parking
avg. 2025, 39 transactions
avg. 2025, 90 transactions
average location, 60–100 m²
Second-hand flats became markedly more expensive in 2025: the average for resales of buildings from 1970 onwards rose from €2,220/m² (2024) to €2,490/m². New-build flats in location 1 remained roughly stable at €4,010/m²; there were too few sales in location 2. Rents rose by around 4% on average; the valuation committee’s rental value overview for flats built from 2020 ranges from €7.80/m² in the southern villages to €10.30/m² in the northern core towns.
Property yields in the district are very low: 0.8% for detached houses, 1.7% for three-family houses, 2.6% for apartment buildings (income multiplier 18.5) and 2.1% for new-build flats. For mainly commercially used properties, the valuation committee gives 2.5% with a standard deviation of ±2.8 – a value that can hardly be used in an individual case without a property-specific derivation.
Source: Gutachterausschuss für Grundstückswerte im Kreis Paderborn, Grundstücksmarktbericht 2026 (reporting period 2025).
Conclusion: value the city and district of Paderborn separately
After Bielefeld, Paderborn is the second large urban property market in East Westphalia-Lippe; in the area to the north, land values are close to those of the city districts, while in the south of the district they are considerably lower. I value each property using the data of the responsible valuation committee and examine condition, modernisation and particular features on site – because in the northern core towns, land accounts for more than half of the purchase price of older houses.
Request a valuation → or call directly: +49 5261 188 710
Official market data of the valuation committees in the city and district of Paderborn
The bases are the 2026 property market report of the Gutachterausschuss für Grundstückswerte in der Stadt Paderborn and the 2026 property market report of the Gutachterausschuss für Grundstückswerte im Kreis Paderborn (Altenbeken, Bad Lippspringe, Bad Wünnenberg, Borchen, Büren, Delbrück, Hövelhof, Lichtenau, Salzkotten), each with the reporting period 2025.
Both committees work with their own analysis models. The figures are therefore shown separately; figures for the city must not be applied to the district municipalities, and vice versa.
Property valuer for Paderborn, Delbrück, Salzkotten, Bad Lippspringe and Altenbeken
From my Lemgo office, I take on valuations in the city of Paderborn with all its districts, from Schloß Neuhaus and Elsen to Neuenbeken, and throughout the Paderborn district: in Delbrück, Salzkotten, Bad Lippspringe, Hövelhof, Borchen, Altenbeken, Büren, Bad Wünnenberg and Lichtenau. I also work throughout East Westphalia-Lippe – in the Lippe district, in Bielefeld and in the districts of Gütersloh, Herford, Höxter and Minden-Lübbecke including the town of Minden.
For the city, the Paderborn city valuation committee is responsible, and for the other municipalities that of the district; figures for the city cannot be applied to the district municipalities. In the district, the valuation committee separates the core towns of Bad Lippspringe, Hövelhof, Delbrück, Salzkotten and Borchen from Altenbeken, Lichtenau, Büren, Bad Wünnenberg and all villages.
Frequently asked questions
How do house prices differ between the north and south of the Paderborn district?
The district valuation committee divides it into two locations: location 1 comprises the core towns of Bad Lippspringe, Hövelhof, Delbrück, Salzkotten and Borchen, and location 2 the core towns of Altenbeken, Lichtenau, Büren and Bad Wünnenberg and all villages. For detached houses built between 1970 and 1989, the land value share in 2025 averaged €215,000 in location 1 and €103,000 in location 2. The difference therefore lies mainly in the plot.
Do you value property in all Paderborn districts?
Yes – in the core city as well as in Schloß Neuhaus, Sennelager, Elsen, Wewer, Sande, Marienloh, Benhausen, Neuenbeken and Dahl.
Do you also value in the rest of the Paderborn district?
Yes – in Delbrück, Salzkotten, Bad Lippspringe, Hövelhof, Borchen, Altenbeken, Büren, Bad Wünnenberg and Lichtenau. The responsible body there is the Paderborn district valuation committee, whose data is shown separately on this page.
Why are houses in Delbrück or Bad Lippspringe so much more expensive than in Büren?
Mainly because of land value: standard land values in average locations are €440/m² in the core town of Delbrück and €420/m² in Bad Lippspringe, but €130/m² in Büren. For older houses in the northern core towns, land accounts for more than half of the purchase price.
How expensive are new-build flats in Paderborn?
According to the property market report, the average in the core city in 2025 was €5,025 per m² of living area including parking – above €5,000/m² for the first time.
Why is my older house worth less than expected even though the standard land value is high?
With older houses, land value makes up a large part of the price. For detached houses built between 1950 and 1974, the valuation committee determined a building share of only around €915 per m² of living area; modernisation needs therefore have a strong effect.
Which valuation committee is responsible for the city of Paderborn?
The Gutachterausschuss für Grundstückswerte in der Stadt Paderborn, with its office at the city’s Amt für Geoinformationen (geoinformation office).
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 → GARS.NRW – valuation committees in NRW → Paderborn 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