Considering a sale
If, before deciding to sell, you want to know the order of magnitude of your property’s market value.
Property valuation · compact valuation
Short-form valuation of a property
Not every question needs a detailed report. After a site inspection, the short-form valuation gives you a well-founded assessment of the market value, documented compactly. If your purpose requires more, I will tell you beforehand.
Jens Krüger · Let’s talk: +49 172 868 5666
Would you like your house or flat valued, but don’t need a detailed full market value report? The short-form valuation combines a personal site inspection with a compact expert assessment of the market value.
from €1,299 incl. VAT
For flats and houses with up to 160 m² of living area under normal valuation conditions. For larger or more complex properties, you receive an individual quotation.
What is a short-form valuation?
A short-form valuation is an expert assessment of the market value of a property with a site inspection – deliberately more compact than a full market value report.
The property is inspected personally. Key property characteristics, condition and fittings are recorded, and the documents provided by the client are analysed together with suitable market and valuation data. The result is presented in writing in compact form.
The lower price is not achieved by determining an arbitrary or deliberately less precise value. Compared with a full market value report, the scope of research, review and above all documentation is reduced.
A short-form valuation should not lead to a different value simply because the written report is shorter. The difference lies mainly in how deeply documents and special circumstances are checked and how fully the valuation is derived and documented in writing.
With site inspectionPersonal inspection and recording of the key characteristics affecting value.
Compactly documentedA written valuation without the detailed reasoning of a full market value report.
Market-basedSuitable market and valuation data is taken into account in assessing the value.
For clear purposesParticularly for internal, private and non-contentious valuation purposes.
Short-form valuation or “short report”?
The German term “Kurzgutachten” is not defined by law and is used in the market for very different services. At JK-Wertermittlung I therefore deliberately use the term short-form valuation (Kurzbewertung).
To me, a report (Gutachten) means a comprehensive investigation and transparent documentation of the valuation basis, assumptions and derivation. It is precisely this scope that the short-form valuation deliberately reduces. It is meant to provide a professionally justified value estimate, without giving the impression of being a shortened full market value report with the same depth of documentation.
Looking for a “short report” for your house or flat?
Then the short-form valuation is often exactly the service you have in mind: a personal inspection, an expert property valuation and a written result – but with a much smaller scope of research, review and documentation than a full market value report.
For the short-form valuation, I rely more heavily on the documents and information provided by the client. Unless there are specific doubts, contradictions or recognisable special features, these are used as the basis of the valuation. Comprehensive procurement and checking of further documents and information from authorities is not part of the standard scope.
The market value itself is defined in section 194 BauGB as Verkehrswert (Marktwert). The term “Kurzgutachten”, by contrast, is not a type of report defined there.
When is a short-form valuation useful?
A short-form valuation is useful if you want the value of a property assessed professionally, but the valuation mainly serves your own decision or a non-contentious agreement.
Statement of assets
If the property value is needed for your own financial planning or an internal review of assets.
Family arrangements
If those involved broadly agree and want an independent value estimate as a common point of reference.
Non-contentious settlement
If a property value is needed but no use in court or official proceedings and no comprehensive evidence is foreseeable.
Purchase or price orientation
If a property is to be assessed with a personal inspection and an expert valuation.
Internal decision
If you first want to clarify whether selling, holding, transferring or another solution makes economic sense.
If the value may later be disputed, the form of valuation should be clarified beforehand.
If it is already foreseeable that the valuation will be used in court or official proceedings, towards institutional third parties or in a contentious division of assets, a full market value report may be required or more appropriate. For certain tax purposes, special statutory requirements also apply to reports and experts.
What does the short-form valuation include?
- Preliminary discussion and clarification of the purpose of the valuation
- Personal site inspection of the property
- Recording of the key characteristics affecting value, the visible condition and the fittings
- Analysis of the property documents provided by the client
- Consideration of suitable market and valuation data
- Expert derivation and plausibility check of the market value
- Compact written report with result
- Personal explanation of any questions
How are living and usable areas checked?
Existing floor plans and area figures are checked for plausibility during the site inspection. In particular, I check whether the layout shown matches the actual situation. Individual dimensions are spot-checked where this is useful for the plausibility check.
No complete measurement of floor areas.
A complete measurement of all rooms and an independent calculation of living or usable areas are not part of the short-form valuation. If there are doubts about the existing area figures or an exact area calculation is needed, it can be commissioned separately as a separate service.
Which documents are helpful?
- floor plans
- cadastral map
- existing living and usable area calculations
- current extract from the land register
- energy performance certificate
- details and evidence of modernisation
- for flats: the declaration of division (Teilungserklärung)
- for let properties: the lease or details of the tenancy
A short-form valuation does not require all the documents that would be needed for a full market value report. Which documents make sense for your specific case is clarified before the site inspection.
The short-form valuation is prepared on the basis of the property characteristics found at the site inspection and the documents and information provided by the client. A complete independent review and procurement of all legal and factual valuation bases is not part of the short-form valuation.
A deliberately reduced scope.
A short-form valuation does not include complete research and review of all legal and factual circumstances in the way a comprehensive full market value report does. Rights, encumbrances or special plot situations affecting value may therefore mean that a different form of valuation is more appropriate.
How does it differ from a full market value report?
Short-form valuation
from €1,299 incl. VAT
Site inspection, expert valuation and a compact written presentation. Suitable if you need the property value for your own decision or a non-contentious agreement.
Full market value report
from €2,599 incl. VAT
Much more in-depth investigation, research, derivation and documentation. Suitable if the value has to be substantiated comprehensively or the intended use places higher demands on it.
And the market value indication?
The market value indication is leaner still: it is a desktop valuation without a site inspection, based on the documents and information provided and suitable market parameters. It is mainly suitable for a first internal orientation.
How does the written report differ?
Less documentation does not mean less professional assessment.
In a full market value report, the individual steps of the valuation are described and justified in detail. These include, for example, a detailed description and assessment of the location, the legal circumstances, a specific building description and a transparent derivation of the standard of fittings.
Key valuation parameters are also explained in detail there. Depending on the method applied, this concerns for example the land valuation, the economic remaining useful life, standard construction costs (NHK 2010), adjustment via the construction price index, or the origin and application of market data such as the market adjustment factor (Sachwertfaktor).
In a short-form valuation, this written presentation is deliberately more compact. Location, condition and fittings are assessed by an expert; land value, remaining useful life and other valuation inputs are taken into account without every single input and every professional step of reasoning being derived in writing to the same depth.
Put simply:
In a full market value report, I explain and justify in detail why a particular valuation input was chosen. In a short-form valuation, you receive the expert assessment and the result derived from it, without every single professional step of reasoning being written out.
The short-form valuation is also meant to be clear and comprehensible. However, it deliberately refrains from explaining all professional considerations and valuation parameters in writing to the same depth.
How a short-form valuation works
01
Enquiry & purpose
We clarify the property, the purpose of the valuation and whether the short-form valuation suits your intended use.
02
Documents
You provide the existing property documents relevant to the valuation.
03
Site inspection
The property is inspected personally; key characteristics, condition and fittings are recorded.
04
Valuation
Property and market data are analysed and the market value derived and checked for plausibility by an expert.
05
Result
You receive the compact written short-form valuation; I explain any questions about the result personally.
Short-form valuations also for apartment buildings and commercial property
Depending on the property and the purpose, a short-form valuation can also be a suitable form of valuation for apartment buildings, mixed-use buildings and commercially used property.
The prerequisite is that the task can be handled properly with the reduced scope of review and documentation compared with a full market value report. For complex commercial and industrial property, the required scope is therefore agreed individually in advance.
Individual pricing
The starting price of €1,299 applies to the standard residential properties described. Apartment buildings and commercial and industrial properties are quoted individually according to the property, the documents available and the task.
How much does a short-form valuation – or a “short report” – cost?
Anyone searching for the cost of a short report, a house valuation or having a property valued will find very different offers. What matters is which service is actually included.
Short-form valuation
from €1,299 incl. VAT
For flats and houses with up to 160 m² of living area under normal valuation conditions.
The price covers the personal site inspection and the compact written valuation. For apartment buildings, mixed-use buildings, commercial and industrial properties and where special rights, encumbrances or other special features exist, the effort is calculated individually.
You receive the specific price before you place the instruction.
Property valuation by Jens Krüger
I carry out the inspection and the professional work personally.
20+ yearsof valuation practice
700+valuation instructions handled personally
3 locationsDresden · Berlin · Lemgo
Dipl.-Wirtsch.-Ing. (FH), construction engineering and management · PersCert TÜV Rheinland · EIPOS property valuation Level II.
★★★★★
“Very professional and fast handling. The report was very clear and easy to understand. Follow-up questions were also answered quickly and in detail.”Christina Spletter · Google review (translated) · Short-form valuation
The appropriate approach also depends on the type of property. Properties valued include detached and two-family houses, flats, apartment buildings, mixed-use buildings, commercial property and land. Industrial and special-purpose property has its own specific requirements.
Frequently asked questions about the short-form valuation
Is a short-form valuation the same as a “short report”?
Many providers and clients in Germany use the term “Kurzgutachten” (short report). However, it is not defined by law. JK-Wertermittlung deliberately calls the service a short-form valuation, because the scope of investigation and documentation is reduced compared with a full market value report.
Is there a site inspection for the short-form valuation?
Yes. The personal inspection is part of the short-form valuation. Key property characteristics, the visible condition and the fittings are recorded on site.
How much does a short valuation of a house cost?
At JK-Wertermittlung, the service called the short-form valuation costs from €1,299 incl. VAT for flats and houses with up to 160 m² under normal valuation conditions.
Is the value less precise in a short-form valuation?
A short-form valuation is not a deliberately imprecise valuation. Here too, the property is inspected personally, the key characteristics affecting value are recorded and suitable market data is taken into account. The difference lies in the depth of investigation: documents, legal circumstances and special facts are not researched, checked and documented to the same extent as in a full market value report. The more complete and unambiguous the available data, the more robust a short-form valuation can be.
When is a short-form valuation sufficient?
Typically for internal statements of assets, sale considerations and non-contentious private decisions where no comprehensive report documentation is needed for third parties.
When should I choose a full market value report?
If the value has to be documented comprehensively and transparently, or a court, official, institutional or contentious use is already foreseeable, it should be checked in advance whether a full market value report is required or more appropriate.
Which documents are needed?
Depending on the property, particularly helpful are floor plans, the cadastral map, existing living and usable area calculations, a land register extract, the energy performance certificate and details of modernisation. For flats, the declaration of division is also helpful; for let properties, the lease or details of the tenancy. Not all the documents for a full market value report are needed for a short-form valuation.
Regional presence
Offices in Dresden, Berlin and Lemgo
Dresden · SaxonyShort-form valuation in Dresden & Saxony →
Berlin · Potsdam · BrandenburgShort-form valuation in Berlin & Brandenburg →
Lemgo · East Westphalia-LippeShort-form valuation in Lemgo & OWL →
Would you like your property valued?
Briefly describe the property and the purpose of the valuation. We will clarify whether a short-form valuation suits your purpose and what scope the valuation needs.
Let’s talk.You speak directly to me: +49 172 868 5666