Methodology

From address to insight in 24 hours.

PropCheck applies German appraisal law (ImmoWertV 2021) and bank-grade valuation methodology — automated, transparent, with a confidence score on every figure.

A

Building volume from satellite footprint

Tim-Online NRW · Google Maps

We measure the building footprint from satellite imagery and multiply by floor height to derive cubic metre volume — no floor plan required.

Volume (m³) = Footprint (m²) × Floors × Height/floor
Standard floor
Conventional construction
3.0 m
Converted loft
Habitable attic — 2/3 volume
4.0 m × 2/3
Partial roof
Storage attic — 1/3 volume
4.0 m × 1/3
Flat roof
No attic
+ 0.6 m
B

Base replacement cost per m³

NHK 2010 · Destatis Baupreisindex

Derived from Standard Construction Costs 2010 (NHK 2010) updated by the Federal Statistical Office Construction Cost Index. For Bavaria (August 2024): index 128.5 — a +71% rise since 2010.

Current Cost (€/m³) = NHK 2010 base × (Index ÷ 100)
C

Four multiplicative condition factors

Build era · Standard · Heating · Energy

The base cost is multiplied by four independent factors. Each is documented from German appraisal standards, market data, and regulatory frameworks.

Heat pump
+43% market premium (ImmoScout24 2024)
× 1.05
Modern gas (<10 yrs)
Baseline · GEG phase-out 2045
× 1.00
Old gas (10–20 yrs)
Near end of economic life
× 0.95
Oil heating
Phase-out mandate · replacement cost
× 0.90
D

Traffic light price assessment

Deviation vs. PropCheck Fair Value

Thresholds mirror the 5% buffer that German banks apply in mortgage collateral assessment.

GREEN — Fair

Asking price ≤ +5% above estimated value

YELLOW — Negotiate

+5% to +15% — negotiation recommended

RED — Overpriced

>+15% — strong negotiation or walkaway

See the method in action.

View the full sample report for Schellingstraße 42 — with complete valuation breakdown.

View Sample Report →See Pricing