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 · Dresden office
Property valuer for Pirna, Freital and Saxon Switzerland
Pirna, Freital or a house in the Eastern Ore Mountains: between the Elbe valley and the mountain ridge, worlds lie apart – in property value too. I value the specific property and clarify with you in advance which valuation you need.
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 the Saxon Switzerland-Eastern Ore Mountains district (Sächsische Schweiz-Osterzgebirge) – handled personally by Jens Krüger, Dipl.-Wirtsch.-Ing. (FH), with more than 20 years of valuation practice and over 700 valuation instructions.
In 2025, resold detached and two-family houses achieved a median of €2,654 per m² of living area in Freital and €1,068/m² in Neustadt i. Sa. Between the area around Dresden and the border region, it is therefore the location of your house that determines its value – not a district average.
Handled personally · independent · fixed prices from €499
Dresden office, Prager Straße 1B · site inspections throughout the Saxon Switzerland-Eastern Ore Mountains district
Property valuation in Pirna, Freital and Saxon Switzerland – which service fits?
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 →
The Dresden area, the Elbe valley, the Eastern Ore Mountains: one district, several markets
The district’s property market report shows how differently the sub-markets between Freital, Pirna and the upper Elbe valley present themselves:
In 2023 there were 2,252. Activity has picked up, but remains below the more than 3,200 transactions of 2019 to 2021.
from 113 resales. New-build first sales in 2024/2025 were at €4,514 per m² – a separate sub-market.
for the district as a whole – while municipalities close to Dresden benefit as locations with potential.
Source: Gutachterausschuss für Grundstückswerte im Landkreis Sächsische Schweiz-Osterzgebirge (district valuation committee), Grundstücksmarktbericht 2026.
Your property valuation expert for Pirna and Saxon Switzerland – 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.
Property market 2025: more buying activity again
After the marked decline in 2023, activity increased again in 2024 and 2025. In 2025, 2,698 acquisitions were registered – around 12.3% more than in 2024. Transaction volume rose to €400.11m, an increase of around 18%.
2024: 2,402 · 2023: 2,252
2024: €339.80m · 2023: €298.70m
2024: 401 · 2023: 342
Source: Gutachterausschuss für Grundstückswerte im Landkreis Sächsische Schweiz-Osterzgebirge, Grundstücksmarktbericht 2026. Market activity is not the same as property value.
From the decline in 2023 to the recovery in 2024/2025
Looking at a single year would oversimplify the trend. Between 2019 and 2021, more than 3,200 acquisitions were registered across the district each year. In 2022 the number fell to 3,005, and 2023 brought a marked slump with 2,252 transactions. Since then, activity has risen again, without this automatically implying a return to the market conditions of 2019 to 2021.
Transaction volume shows a similar picture: after €593.15m in 2022, it fell to €298.70m in 2023. 2024 and 2025 saw a recovery to €339.80m and €400.11m respectively. For owners, one thing above all is important: a current property value should not be rolled forward from price expectations or market impressions from earlier boom phases. What matters is the market data available today and the characteristics of the specific property.
The individual sub-markets are not moving in the same way either
For detached and two-family houses, the number of acquisitions rose from 342 in 2023 to 456 in 2025. For flats, it increased from 528 to 737 over the same period. Undeveloped building land was also traded more often again: after 83 acquisitions in 2023, there were 146 in 2025. This trend is relevant for market observation, but does not yet say anything about the value of a particular house, flat or plot.
Why a district figure falls short for Pirna, Freital or Sebnitz
The district does not form a uniform property market. The valuation committee describes municipalities that benefit from their proximity to Dresden as locations with potential, while the border region and the upper Elbe valley in particular face different demographic challenges. A population decline of 9.1 to 14.9% is forecast for the district by 2045; at the same time, the positive influence of Dresden on surrounding municipalities and integrated locations in small and medium-sized towns is highlighted.
For a property valuation, it is therefore decisive which local sub-market a property actually belongs to. District figures provide orientation, but do not replace a property-specific market valuation.
Do not mix locations near Dresden with more rural ones
The official price analyses alone show how much the local markets can differ. This concerns not only the general price level, but also the number of usable sales and the composition of the respective stock. A figure from Pirna or Freital cannot therefore simply be applied to Sebnitz, Bad Schandau or a smaller municipality in the Eastern Ore Mountains.
Demographic information is not used here as a general regional description either. It becomes relevant where it helps to understand different demand conditions and market structures. Proximity to the state capital can create a different starting position for individual municipalities than for more distant or border areas. For the valuation of a specific property, the micro-location then remains decisive.
Source: Gutachterausschuss für Grundstückswerte im Landkreis Sächsische Schweiz-Osterzgebirge (district valuation committee), Grundstücksmarktbericht 2026.
House prices: Pirna, Freital and the Eastern Ore Mountains differ markedly
Medians 2025 for resold detached and two-family houses; excluding new builds and unrefurbished buildings, plots up to 1,500 m².
Median purchase price: €287,500
Median purchase price: €355,000
Median purchase price: €254,000
Median purchase price: €125,000
For Sebnitz, the report shows ten sales for 2024/2025 combined: median €1,340/m², median purchase price €150,000. Small samples should be interpreted with corresponding caution.
What these house prices say – and what they do not
The differences between the towns are considerable, yet it would be wrong to derive a simple ranking of “expensive” and “cheap” towns from them. The houses analysed differ in living area, plot, year of construction, condition and other characteristics affecting value. In addition, in smaller sub-markets just a few unusual sales can have a stronger influence on an annual figure.
That is precisely why this page gives the number of cases and the market segment together with the median. For the valuation of a detached house in Pirna, it is not enough to multiply €2,418/m² by the living area. The published median is a reference point from a defined market segment – not a property-specific comparable value.
Source: Gutachterausschuss für Grundstückswerte im Landkreis Sächsische Schweiz-Osterzgebirge (district valuation committee), Grundstücksmarktbericht 2026.
Flats: a strong data basis for Pirna, Freital and Heidenau
Medians 2025; all years of construction except new builds, unrefurbished buildings excluded.
Median 2025
Median 2025
Median 2025
Median 2025
Median 2025
New builds are a different sub-market: in Pirna, the median for first sales of new-build flats in 2024/2025 was €4,514/m². These figures are not mixed with resales.
Why “the flat price in Pirna” is not a single figure
Flats in particular show how quickly a blanket figure per square metre can be misleading. New builds, resales and flats sold for the first time after refurbishment are different market segments. Added to this are the year of construction, condition of the building, flat size, floor level, fittings, parking and the specific location within the town.
For Pirna, the report also shows separate data for refurbished conversion properties. However, the 28 sales recorded there in 2024/2025 are spread over only five properties. A high number of purchase contracts does not therefore automatically mean an equally broad market basis. For an expert property valuation, the data basis must always be checked as to whether it actually fits the property being valued.
Source: Gutachterausschuss für Grundstückswerte im Landkreis Sächsische Schweiz-Osterzgebirge (district valuation committee), Grundstücksmarktbericht 2026.
Standard land values: in Pirna and the district, the specific standard land value zone is decisive
There is no single standard land value for Pirna, Freital or the district. As at 1 January 2026, 3,429 zonal standard land values were determined. A standard land value is an average location value for a reference plot within a zone and must not be equated with the land value of a specific plot.
That is why no separate “average for Pirna” is calculated from the standard land value zones here, nor is the wide district range presented as a supposedly helpful price figure.
Why a standard land value is not yet the value of a plot
The standard land value zone describes a location with a defined reference plot. A specific plot may differ from it in its characteristics affecting value. That is why, even within the same town, it is not only the address that matters, but also which zone the plot is assigned to and how its actual characteristics compare with the reference plot.
For a first orientation, the standard land value information is very helpful. In a market valuation, however, the professional work only begins after that: the standard land value must be assigned correctly, its definition read and related to the characteristics of the subject plot. That is exactly why we deliberately refrain from giving a seemingly precise “average land value” for Pirna or the district here.
Standard land value and land value – what is the difference? →
Source: Gutachterausschuss für Grundstückswerte im Landkreis Sächsische Schweiz-Osterzgebirge, Grundstücksmarktbericht 2026; standard land value reference date 1 January 2026.
What does this market data mean for your property?
Medians and standard land values are important market information – but not market values of individual properties.
For the market value of a specific property, micro-location, plot, year of construction, structural condition, modernisation, fittings, floor areas, letting and rights and encumbrances, among other things, must be taken into account. The market data shown is therefore intended as a first orientation; the specific classification takes place as part of a property-specific property valuation or market valuation.
From market value level to a specific market value
The official data first answers the question of which market segment a property is in. The actual valuation answers a different question: how should exactly this plot or exactly this building be placed within its market? For this, suitable market data must be selected and the differences in the property being valued then taken into account.
A well-kept and modernised detached house in a good micro-location can look quite different from a property in need of refurbishment in the same town. For a flat, the condition of the building, common property, floor level, balcony or terrace, parking and the specific residential location can all be relevant. For plots, the zonal standard land value also relates to a defined reference plot.
The regional market data provides a first orientation. Expert property valuation begins where location and individual property characteristics have to be taken into account specifically.
Which form of property valuation fits your purpose?
Have a property in Pirna or the district valued → or call directly: +49 351 795 24 61
Pirna and the sub-markets in the district
Pirna
Pirna has a particularly broad data basis. In 2025, 113 resales of flats alone were analysed. Separate analyses are available for new-build flats and for flats sold for the first time after refurbishment. For 28 conversion sales in 2024/2025, the valuation committee expressly points out that they concern only five different properties – an example of why market data has to be interpreted professionally.
Freital: a large housing and flat market in its own right
Freital is part of the regional picture not only because of its proximity to Dresden. With 39,153 inhabitants at the end of November 2025, the town is an important sub-market in its own right. For 2025, separate analyses are available for both detached and two-family houses and resold flats. For flats, 94 sales were analysed; the market report also contains separate data for new-build flats. Freital can therefore be classified much more reliably than smaller sub-markets in the district.
Heidenau, Bannewitz and Wilsdruff: different markets around Dresden
These municipalities should not just appear as place names in the area covered either. For Heidenau, 35 sales of resold flats were analysed in 2025; new-build analyses are also available. Bannewitz reaches 15 analysed resales. With 46 analysed resales of flats, Wilsdruff has a broader data basis and is also shown separately in the housing market. What these towns have in common is their proximity to the Dresden market – but their specific purchase price data remains different.
Dippoldiswalde and the Eastern Ore Mountains
For detached and two-family houses, median prices per m² of living area in Dippoldiswalde were €2,301 in 2024 and €2,306 in 2025. The still existing “Freiberger Straße” redevelopment area may also be relevant to valuation; according to the report, 23 of the district’s former 24 redevelopment areas have been completed.
Neustadt, Sebnitz and Bad Schandau
In smaller sub-markets, the statistical basis is in some cases narrower. For Neustadt, seven sales of detached/two-family houses were analysed separately in 2025, and for Sebnitz ten cases for 2024/2025. Where no reliable individual statistics are published for Bad Schandau or other towns, no substitute figure is constructed here.
Source: Gutachterausschuss für Grundstückswerte im Landkreis Sächsische Schweiz-Osterzgebirge (district valuation committee), Grundstücksmarktbericht 2026.
Official market data – professionally interpreted
The basis is the Grundstücksmarktbericht 2026 (2026 property market report) of the Gutachterausschuss für Grundstückswerte im Landkreis Sächsische Schweiz-Osterzgebirge, as at 1 January 2026. Unless otherwise stated, purchase price data relates to 2025 or to periods expressly designated 2024/2025. The standard land value reference date is 1 January 2026.
The data is used to put regional market activity into context, not as a substitute for an individual property valuation. Definition, geographical reference, analysis period and number of cases are taken into account for the figures used.
Property valuer for Pirna, Freital, Dippoldiswalde and Saxon Switzerland
From my Dresden office, I cover the whole Saxon Switzerland-Eastern Ore Mountains district – from Freital, Heidenau, Bannewitz and Wilsdruff around Dresden through Pirna to Sebnitz, Bad Schandau and Neustadt i. Sa., as well as Dippoldiswalde and the Eastern Ore Mountains. I also work throughout Saxony, for example in Dresden, Radebeul and Meissen, in Bautzen, Freiberg and Döbeln, and in Chemnitz and Leipzig.
The valuation committee describes municipalities close to Dresden as locations with potential, while the border region and upper Elbe valley face different demographic challenges. Broad analyses are available for Pirna and Freital, but often only narrow samples for smaller towns – which makes micro-location and the property itself all the more important.
Frequently asked questions
Can I simply multiply the median for houses in Pirna by my living area?
No. The median of €2,418/m² comes from 18 analysed resales of detached and two-family houses, excluding new builds and unrefurbished buildings. It is a reference point from a defined market segment, not a comparable value for a particular house – living area, plot, year of construction and condition must be assessed individually.
Does a redevelopment area in Dippoldiswalde play a role in the valuation?
It can be relevant to valuation. According to the property market report, the “Freiberger Straße” redevelopment area still exists in Dippoldiswalde; 23 of the district’s former 24 redevelopment areas have been completed. Whether your plot is affected and what this means for its value, I examine in the individual case.
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.
Do you also value apartment buildings and commercial property?
Yes. Besides residential property, I value apartment buildings, mixed-use buildings and commercial, production and industrial property.
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 following market pages are therefore organised according to the responsible valuation committees and follow a consistent structure.
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