Reside Business service Companies News & press Real estate advisor Residential real estate Real estate guide Buying a plot of land - you should pay attention to this Buying a plot of land - you should pay attention to this In just 10 steps you will find out everything you need to consider when choosing a property and buying it. This must be checked before deciding on a property: 1. The connection of the property 2. The size of the property 3. The location of the property 4. Development plan / building rights for the property 5. The soil of the property 6. Check the entry in the land register Buying the property - what you need to consider: 7. Price negotiation 8. Secure the financing of the property 9. Purchase contract 10. Notarial certification Grossmann und Berger – Ihr Makler für Grundstücke in Hamburg Die richtige Entscheidung für ein Grundstück treffen Das Grundstück sollte genauso sorgfältig wie das Haus selbst ausgewählt werden. Hier erklären wir Ihnen, was Sie alles prüfen und bedenken sollten. 1. Der Anschluss des Grundstücks If you notice a property that is particularly cheap, it may be because it has not yet been developed. This means that pipes for sewage, water, energy and telecommunications have not yet been laid. "Partially closed" means that only some of these connections have already been laid. What looks like a supposed bargain can therefore become expensive. Because you have to contribute to the development costs for the country. Therefore, check whether the property is still affordable with the connection costs. There is no rule of thumb for the calculation. Inquire about the applicable fee scale in the municipality concerned. Tipp: Informieren Sie sich über die exakte Position der Leitungen. Auch bei einem Baugrundstück, das als voll erschlossen deklariert werden darf, können die Leitungen über 100 Meter entfernt liegen. Diese vier Arten von Grundstücken gibt es: Baureifes Land Die schnelle Lösung. Sogenannte Baugrundstücke sind erschlossen, frei von Hindernissen wie großen Bäumen und es besteht bereits Baurecht. Sie sind die teuerste Art von Fläche, aber auch die unkomplizierteste und risikoärmste. Der Kauf lässt sich gut über ein Bankdarlehen finanzieren. Rohbauland Bauland, das noch nicht erschlossen ist. Hier müssen Sie die Teilfinanzierung der Erschließung mit in die Kalkulation Ihres Budgets einbeziehen. Bauerwartungsland Expected building land is undeveloped land that is expected to be released for building use by the municipality. However, it is not certain when this will happen. Hardly any bank offers building finance for the purchase of such a piece of land. Areas for forest and agricultural use Arable land is not suitable for building. It is usually far from the utilities and good infrastructure. In addition, it is also intended as arable land in the future and a building permit can hardly be obtained. You can find out more about the intended use of the soil in the zoning plan of the respective municipality. up 2. The size of the property Think in advance whether you want a large garden and perhaps a carport or garden shed should be built. It has a decisive influence on the size of the property from which you are even considered. In Germany, the minimum distance to neighboring houses is usually between 2.5 and 3 meters. When you buy a plot of land in Baden-Württemberg or Hamburgwant, for example, a distance of 2.5 meters applies in accordance with § 5 LBO (Ba-Wü) / § 6 HBauO (HH). In the other federal states, a distance of 3 meters generally applies [as of 2020]. A look at the respective development plan provides clarity as to how many meters it actually is. You can also see from the so-called B-Plan how large the area of the property is that you as the client are allowed to build over. For example, if the base area is 0.5, this means that 50 percent of the area can be built on. "Building limits" or "construction windows" must also be observed, which can be seen, for example, in qualified construction plans, if they exist. In the case of a detached house with a floor area of 100 m², you must assume a floor area of at least 335 m². However, if you want a garden for recreational use, plan larger. up 3. The location of the property Look around! In what surroundings is the property you are aiming for? Are there any sources of noise such as a noisy street or a carpentry shop in the immediate vicinity? Or is the building site close to a river? In addition to some amenities, this also means risk of flooding and no basement. On the other hand, if you are building on a hillside property, the costs can skyrocket due to the adverse building conditions. Future everyday life should also be planned. Would you like to do your shopping, doctor visits, commuting to work and school on foot or by bike? Or do you accept longer journeys by car for everyday errands for a cheap, secluded property? You should answer such questions and include them in the far-reaching decision. Last but not least, you can also consider the neighborhood in your considerations. Is it a street with many young families? Do the direct neighbors make a friendly impression? up 4. Development plan - which house can be built? Not only the examination of the property on site is important for the purchase decision. A look at the development plan is also helpful. It provides information on all structural details and explains to the client what is possible and what is not. In the development plan you will find, among other things, the following specifications and limitations: Shape of the house Base area number (GRZ) Floor area number (GFZ) Minimum distance to the neighboring property Permitted roof shapes and permitted number of floors What kind of border development is permitted (e.g. carport, garden shed) Further specifications such as materials / colors for facade design In the case of failed building projects in particular, these specifications can become an exclusion criterion for the property. If there is no development plan, the provisions of § 34 BauGB apply. According to this paragraph of the building code, the house must fit into the peculiarity of the surrounding area. By means of a formal preliminary construction inquiry at the responsible building authority, you can have it checked whether your house design is permissible for this property. up 5. The bottom of the property When the property has been found to be suitable for your life and house design, it is time to test the soil. If there is still no soil appraisal for the property, you should have one drawn up. This investment of 500 to 1,000 € is worth it. The soil report, also known as the subsoil report, documents the subsoil and groundwater conditions. From this information it can be read, among other things, whether the soil can support the house, whether a cellar construction is possible and whether you need to invest in drainage before construction. You can also find out whether there is any pollution. In some cases of remediation obligations, not only the polluters but also the new owners have to pay for the removal of the contaminated sites, if necessary, to ask the Environment Agency whether something is known. A credit balance protects you from such potential damage and serves as a basis for calculating the secure foundation of the house. But not just a look underground is recommended. Also, check to see if there are any old trees on the property you are planning to buy in the way of construction. Often you need a felling permit first in order to get this out of the way. You can find more information in the local tree protection statute. If there are even old buildings or sheds on the construction site, be aware that you will have to pay for the demolition costs. up 6. Check entry in the land register Last but not least, the land register has to be checked. The excerpt from the land register, for example, reveals whether someone has been granted a right of first refusal. Section III shows whether the property is financially unencumbered. Because it may well be that a land charge is still open to a financial institution or other company. In section II of the land register you will also find information on whether there are certain (land) easements. This can be, for example, a building restriction or a right of way for the neighbor. Also check the municipality's register of building loads to see whether there are any entries. The land register review can also be carried out by a notary. up Buying the property - you have to consider that Once you have made all the preliminary inquiries and are satisfied with the result, the purchase process can be initiated together with a notary. up 7. Price negotiation The purchase price of a property is often not set in stone. With negotiating skills and good arguments, you can succeed in lowering the price of the property by a few thousand euros. In the negotiations, introduce well-researched points that, in your opinion, make the price seem too high. Contaminated sites, easements or a disadvantageous situation can serve as arguments, for example. You should also estimate the market value of the property before negotiating the price. To do this, you can use the comparison value method to determine how high the sales prices of similar properties have been recently. Another important point of reference is the standard land value. It indicates how high the average value of 1 m² of soil is in the respective location. In many federal states you can determine the standard land value free of charge using the land value information system (BORIS). For Hamburg, for example, there is the interactive land value mapBORIS.HH available. If the price of the property turns out to be irrevocable, you can try to negotiate other cost items and find an accommodation. Perhaps the previous owner is willing to bear the costs of the necessary tree felling or can be convinced to share the notary costs with you. up 8. Financing the property When creating a financing plan, consider the ancillary costs involved in purchasing the property. These include the annual property tax, the property transfer tax (3.5 to 6.5 percent of the property price - Hamburg is in the middle range at 4.5 percent [as of 2020]), notary fees (approx. 1.5 percent of the purchase price) and possibly one applicable brokerage commission. You should have the financing of the building plot wrapped up before signing the purchase contract. up 9. Purchase contract A draft of the sales contract will be sent to you around two weeks before the final sales contract is scheduled to be signed. It contains information such as the size, location and price of the property. Check this data carefully and, if in doubt, have the draft contract checked by a lawyer. No changes can be made after the signature. up 10. Notarial certification The final property purchase contract must be certified / notarized by a notary. He will then take care of official approvals and adjustments to the land register, in which you will be entered as the new owner. If you purchase the property with the help of a loan, he also notarizes the land charge and the mortgage on the property. up Find the right plot of land with Grossmann & Berger Good building areas are few and far between nowadays. If you are interested in buying or selling a property in Hamburg and the surrounding area, let one of our brokers help you. We employ experts in property purchase and sale around Hamburg. Let us advise you without obligation. You can reach us on 040 - 350 80 20 or by email to info@grossmann-berger.de . Or use our uncomplicated contact request . With Grossmann & Berger you get good land. Back to the property guide overview Contact us general request We look forward to your contact request if you are interested or have any questions. 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