Anyone in Düsseldorf or the Rhineland considering the value of their land soon comes across the term Bodenrichtwert (standard land value). It sounds official and definitive, but it is above all one thing: an initial point of reference. In this guide we explain to you, in plain terms, what the Bodenrichtwert is, who determines it, where you can view it free of charge in North Rhine-Westphalia (NRW) and why it reflects the actual value of your property only in part. As part of Wolfgang Richter GmbH, we have been supporting owners for more than 60 years with composure, expertise and a clear eye for what matters.
What is the Bodenrichtwert (standard land value)?
The Bodenrichtwert is the average locational value of land, expressed per square metre of plot area. It applies in each case to an area in which the plots largely correspond in terms of the type and extent of their use, a so-called Bodenrichtwertzone (standard land value zone). It is regulated by law in § 196 of the Baugesetzbuch (BauGB, German Building Code). There it states that, on the basis of the Kaufpreissammlung (collection of purchase prices), average locational values for land are to be determined across the board.
It is important to know: the Bodenrichtwert always relates to the undeveloped land. Even for developed plots, the value is determined as if the plot were undeveloped. Your house, the well-kept garden or a recently renewed heating system are therefore deliberately not taken into account. The Bodenrichtwert describes the land alone, not what stands upon it.
Who determines the Bodenrichtwert and how?
Responsibility lies with the independent Gutachterausschüsse für Grundstückswerte (expert committees for land values). To do so, they evaluate the Kaufpreissammlung (collection of purchase prices), that is, land purchase prices actually certified in notarial contracts. From this broad data base they derive a representative value per square metre for each zone.
For every Bodenrichtwert, the value-influencing characteristics of a typified reference plot are stated, for example the type of use, the extent of use (such as the floor space index), the state of development as well as, frequently, plot size and depth. Where your plot deviates from this model plot, its actual value deviates too. Under § 196 BauGB the standard land values are to be determined at least at the beginning of every second calendar year; in many regions they are updated annually, in NRW usually as at the reference date of 1 January.
Viewing the Bodenrichtwert in NRW free of charge: BORIS NRW
In North Rhine-Westphalia (NRW), the Gutachterausschüsse (expert committees) and the Oberer Gutachterausschuss (higher expert committee) publish the standard land values via the official information system BORIS NRW. Online access is free of charge and open to everyone. You will find the portal at boris.nrw and can call up your address or your plot on the map there.
That these values are public is no coincidence: § 196 BauGB expressly provides that standard land values are to be published and that any person is to be given information on request. For an initial assessment of your plot, BORIS NRW is therefore a good starting point. We are happy to interpret the result together with you afterwards, because the map shows a zone value, not the value of your specific plot.
The Bodenrichtwert is not the same as the market value
This is the most important point for owners: the Bodenrichtwert reflects only the land, whereas the Verkehrs- or Marktwert (open market value) reflects the entire property. Under § 194 BauGB, the Verkehrswert (open market value) is the price that would be achievable in ordinary business dealings, and it takes account of legal and factual characteristics, condition and location.
The market value therefore incorporates factors that the Bodenrichtwert deliberately leaves out: the building, its structural condition and layout, the fittings, energy-related aspects, the micro-location and current demand. Particularly in sought-after Düsseldorf locations, the achievable price can differ noticeably from the pure land value. The Bodenrichtwert is a valuable point of orientation, but it does not replace a well-founded valuation. We are happy to determine the market value of your property today for you, free of charge and without obligation.
What the Bodenrichtwert is used for
Beyond mere orientation, the Bodenrichtwert serves several concrete functions:
- Grundsteuer (property tax): In the so-called Bundesmodell (federal model) of the property tax reform, the Bodenrichtwert is a central valuation parameter. For the main assessment, the value as at the reference date of 1 January 2022 was used; the new property tax has applied since 2025.
- Erbschaft- und Schenkungsteuer (inheritance and gift tax): For the fiscal valuation of land and property, the tax authorities draw on standard land values.
- Orientation in purchase and sale: As a rough indication for price determination, but without the individual characteristics of your property.
- Financing and mortgage lending: As one starting point for banks, although the actual determination of the mortgage lending value follows its own rules.
Useful as these functions are: the fiscal value and the price achievable on the market are two different figures. They should not be confused.
Free of charge or subject to charges: an important detail
The legend of the Bodenrichtwertkarte (standard land value map) often features the distinction between erschließungsbeitragsfrei (free of development charges) and erschließungsbeitragspflichtig (subject to development charges). It indicates whether the usual development charges are already accounted for in the stated value or whether charges may still arise for the plot.
This is more than a formality, for it affects the comparability of the values. Always pay attention, therefore, to the legend of the respective Gutachterausschuss (expert committee), as the classification may be described differently for each zone. If these details are unclear to you, we will look at them together and explain to you, calmly, what they mean for your plot.
What this means for you as an owner
The Bodenrichtwert is a reliable, transparent starting point, but only the starting point. It shows what the land in your location is worth on average. What your property as a whole can achieve on the market today depends on many further factors, which a careful valuation takes into account.
This is precisely where we are here for you. With more than 60 years of experience in the Rhineland and a network of over 20,000 contacts grown over decades, we know the Düsseldorf market at first hand. We interpret the Bodenrichtwert for you, determine the realistic market value of your property free of charge and then discuss with you, in all calm, which options suit your situation. Entirely without pressure and entirely on your side.
