Property valuer for Potsdam – personal property valuation

Property valuation in Potsdam – which service do you need?

What makes Potsdam special as a property market

Potsdam is not merely part of the Berlin commuter belt. The city forms a property market in its own right with its own economic, scientific, cultural and settlement structure. At the end of 2025, 188,288 people lived on 187.7 km² within the city. The historic city centre, Babelsberg, villa districts, waterside locations, extensive park and palace landscapes, post-war quarters and the northern districts create very different sub-markets.

Royal residence and World Heritage. Its historical development as a Prussian royal residence still shapes the building stock today. The parks and palaces have been a UNESCO World Heritage Site since 1991. For property valuation, this is not just a tourist backdrop: listed-building status, ensemble effect, historic building fabric, views, green space and water frontage and limited development options can significantly shape the market position of individual plots.

Water and landscape. Potsdam is strongly structured by the Havel, lakes, canals and large green areas. The valuation committee expressly treats waterside locations as a special market case. For building plots with direct or indirect water access, seven usable sales were analysed for 2021 to 2025; the average purchase price was 1.4 times the respective standard land value.

Science, media and the knowledge economy. The University of Potsdam, the University of Applied Sciences, the Film University Babelsberg, the Hasso Plattner Institute and numerous non-university research institutes shape employment and demand. Babelsberg combines film production, media technology and the creative economy. According to the city, around 200 companies with more than 4,500 employees work in and around the Babelsberg media city.

Close to Berlin, but not the same as the Berlin market. Potsdam borders directly on Berlin and is closely linked with the metropolis via the S-Bahn and the A 115 and A 10 motorways. Nevertheless, Potsdam purchase prices are not derived from Berlin figures. The local valuation committee keeps its own purchase price collection and publishes its own standard land values, market adjustment factors, comparison factors and property yields.

Urban development. Bornstedter Feld, Babelsberg and Krampnitz show that Potsdam is both a historic city and a growing one. For Krampnitz, a development-influenced standard land value of €900/m² was published as at 1 January 2026 for an urban area (Urbanes Gebiet) with a GFZ of 1.3. Redevelopment and development area law can be directly relevant to value.

Source: © Gutachterausschüsse für Grundstückswerte BB 2025, dl-de/by-2-0 (www.govdata.de/dl-de/by-2-0); Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Potsdam (Potsdam valuation committee), Grundstücksmarktbericht 2025.

Potsdam is highly differentiated geographically

The valuation committee distinguishes, among other things, between the inner and outer city area and classifies residential locations from simple to very good. The criteria include the quality and image of the residential environment, streetscape and open spaces, social infrastructure, public transport, distance from the centre, conflicts of use, emissions and proximity to water and landscape.

Good to very good residential locations are often characterised by high-quality, spacious development, good infrastructure and a high-quality urban environment; often there is also proximity to water, landscape or the World Heritage Site.

The urban structure ranges from the historic city centre and the Brandenburger Vorstadt through Babelsberg, Bornstedt, Nedlitz and Golm to Groß Glienicke, Fahrland, Neu Fahrland, Marquardt and Sacrow. Plot sizes, development density, land value level and demand structure differ markedly.

For the valuation, this means that a property in Babelsberg, a villa in a waterside location, a house in Groß Glienicke and a house in Fahrland do not belong in the same comparison framework simply because they share a city address.

Houses: a stable price level, but big differences between properties

The valuation committee describes the housing market in 2025 as largely stable. For a house with an average to good overall visual impression, the average total purchase price was €761,000; the average price per m² of living area was €5,245. Most sales were in the Potsdam and Babelsberg districts and in Groß Glienicke and Fahrland.

The age bands show why the average must not be used as an individual value. Median prices per m² of living area in 2025 were €4,540 for buildings before 1960, €4,430 for 1960–1990, €5,280 for 1991–2001 and €5,350 for 2002–2020.

For the cost approach, 48 suitable transactions from 2025 were analysed. The average market adjustment factor is 1.06, with a sample range of 0.69 to 1.47. The inner and outer city areas were close together, averaging 1.07 and 1.05 respectively.

The Potsdam comparison factor matrix is particularly informative. It shows prices per m² of living area as a function of living area and land value level and contains adjustments for basement, plot area and remaining useful life. The report therefore provides a much deeper basis for valuation than a single average price.

For let houses, on the other hand, the data is thin. The average property yield of 1.8% is based on only ten transactions and is expressly described as orientation.

Source: © Gutachterausschüsse für Grundstückswerte BB 2025, dl-de/by-2-0 (www.govdata.de/dl-de/by-2-0); Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Potsdam (Potsdam valuation committee), Grundstücksmarktbericht 2025.

Flats are Potsdam’s largest transaction market

746 sales of flats made up the largest share of Potsdam transactions in 2025. Transaction volume reached €294.5m. For flats and commercial units, Potsdam thus accounted for around 23% of state-wide transaction volume and 16.5% of the number of contracts.

The market report consistently separates first sales, conversion sales and resales. This separation is professionally important. Refurbished listed period buildings on first sale achieved a median of €8,690/m² in 2025. Newly built flats from 2023 onwards were at €7,580/m² in average residential locations and €10,905/m² in good to very good locations – although the latter figure is based on only five sales.

For resales, refurbished period buildings before 1960 were at €4,650/m². Flats built between 1960 and 1990 reached €3,395/m². For buildings from 1991 to 2022, the median ranges, depending on residential location, from €2,875/m² in simple locations through €3,865/m² in average to €5,340/m² in good to very good locations.

For flats, the valuation committee derived a comparison factor matrix on the basis of 700 transactions from 2024 and 2025. It takes into account, among other things, living area, land value level, year of construction, remaining useful life, parking, floor level, lift and letting. For vacant flats, the adjustment factor compared with the let reference property is 1.13; if the parking option included in the reference property is missing, the factor is 0.89.

For let flats, an average property yield of 1.3% and an average gross income multiplier of 30.9 were derived from 174 transactions. According to the valuation committee, the negative individual property yield values occurred particularly with modernised period buildings.

Source: © Gutachterausschüsse für Grundstückswerte BB 2025, dl-de/by-2-0 (www.govdata.de/dl-de/by-2-0); Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Potsdam (Potsdam valuation committee), Grundstücksmarktbericht 2025.

Potsdam’s commercial market is heterogeneous – and the data is correspondingly differentiated

The market report distinguishes mixed-use buildings, office/commercial buildings, supermarkets and commercial and industrial property. In 2025, 41 commercial buildings were sold. Transaction volume in this segment was €152.9m.

For mixed-use buildings with a commercial rental share of 21–79%, the 2025 median was €2,585 per m² of lettable area in average structural condition and €4,870/m² in good to very good condition. Office and commercial buildings with a commercial rental share of 80–100% had a median of €2,200/m² in average condition.

For commercial and industrial property, seven purchase contracts with a total area of 7.0 ha and a transaction volume of €44.3m were registered in 2025. Because of the different locations and uses, the valuation committee refrains from making a blanket overall statement. For warehouse and workshop buildings, there are seven cases for 2023–2025 with a median of €1,075 per m² of commercial area.

This restraint is professionally important. A media site in Babelsberg, an office property, a craft business, a production property and a warehouse follow different market mechanisms. With commercial and special-purpose property in particular, the analysis of the property and location is more important than a supposedly simple figure per square metre.

Source: © Gutachterausschüsse für Grundstückswerte BB 2025, dl-de/by-2-0 (www.govdata.de/dl-de/by-2-0); Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Potsdam (Potsdam valuation committee), Grundstücksmarktbericht 2025.

Do not mix terraced and semi-detached houses with detached houses

In 2025, 110 terraced and semi-detached houses were sold – 62% more than in the previous year. In average to very good structural condition, median prices per m² of living area were between around €4,800 and €5,500 depending on age band; for buildings from 2021 onwards, the report gives a median of €5,500/m² from only five sales.

The average market adjustment factor of 1.40 is well above that for detached and two-family houses. The report also shows a statistical dependence between the provisional cost value and the market adjustment factor. For the sales comparison approach, separate matrices by living area and land value level and adjustment factors for plot area and remaining useful life are available.

Within this sub-market, too, years of construction differ. Median prices per m² of living area in 2025 range from €4,810 for buildings from 1991–2001 to €5,500 for properties from 2021 onwards. However, the most recent group comprises only five sales.

Source: © Gutachterausschüsse für Grundstückswerte BB 2025, dl-de/by-2-0 (www.govdata.de/dl-de/by-2-0); Gutachterausschuss für Grundstückswerte in der Landeshauptstadt Potsdam (Potsdam valuation committee), Grundstücksmarktbericht 2025.

Property valuer for Potsdam, Babelsberg and the northern districts

I cover Potsdam from my Berlin office – from the historic city centre and the Brandenburger Vorstadt through Babelsberg and Bornstedt to Groß Glienicke, Fahrland and Marquardt. I also work in the rest of the state of Brandenburg: in Potsdam-Mittelmark, Havelland, Teltow-Fläming, Oberhavel, Barnim, Dahme-Spreewald, Oder-Spree and Märkisch-Oderland, and in Brandenburg an der Havel and Frankfurt (Oder).

The valuation committee distinguishes between the inner and outer city area and classifies residential locations from simple to very good. It analyses villas, terraced houses and flats as separate sub-markets – Potsdam purchase prices are not derived from Berlin figures.

Regional property markets in Brandenburg

The property markets in Brandenburg differ considerably. The market pages are therefore organised according to the responsible valuation committees and their regional data.

Also available to you in person in Dresden and Lemgo.