Methodology
How we arrive at the number.
A valuation is only worth as much as the method behind it. So here it is: what does the calculating, on which data — and where the limits are.
Free, two minutes, no sign-up.
From address to value indication.
Four steps that run in seconds. The interesting part happens in the third.
- 1
Locate the address
Your address is geocoded and matched to a micro-location. Location is the single strongest price driver — even which side of the street can count. If no exact coordinate can be found, the postcode centre is used instead, and your report says so explicitly.
- 2
Capture the property
Type, living area, room count, year built, condition and fit-out. Room count and year built are not side details: they decide which set of comparables is used at all.
- 3
Evaluate comparables
Listings matching your property are drawn from twelve German portals — first within a twelve-month window, widened to 24 or 36 months when data is thin. No trained language model, no black box: traceable comparable cases.
- 4
A range, not a number
What comes back is a range, the spread of the comparables, and an open assessment of the data quality behind it.
What the calculation rests on.
Aggregated listing data from German property portals — not one agent's own book. Compared against properties of similar size, type and construction era in your market area.
- ImmobilienScout24
- Immowelt
- Immonet
- Kleinanzeigen
- Ohne Makler
- Private Immobilienangebote
- Immobilien.de
- FAZ Immobilienmarkt
- OVB Immobilien
- SWP Immo
- VRM Immo
- Wohnung-Jetzt
In progress: meinstadt.de, Regionalimmobilien, Sparkasse Immobilien.
What is used per comparable
- Asking price and price per m²
- Living and plot area
- Room count and year built
- Location as coordinates
- Listing date and time online
- Whether the listing is still active
Important: these are asking prices, not notarised sale prices. For a figure that holds up with a bank, the tax office or a court, you need an on-site appraisal — which we provide free of charge.
What you get back.
A single number would be an assertion. Only the surrounding figures make it checkable.
- Price range
- The corridor the price realistically moves in — the middle half of the comparables. Tight means good data, wide means read with care.
- Most likely value
- Your position inside that range, shifted by condition and fit-out.
- Price distribution
- How widely the comparables spread, from cheapest to dearest — and where your property sits within it.
- Data quality
- How many comparables remained, what period they come from, and whether the calculation ran at address or postcode level.
- Comparable properties
- The actual listings the calculation rests on — with area, price and date, so the number stays checkable.
- Rental value
- Local net rent with a range and gross yield, for investors and landlords.
Estimated market value
€ 540.000 – € 735.000
Excerpt from a real report.
Accuracy depends on what you tell us.
The model knows your property only as well as the data it has. Room count and year built move the result most — by up to 45 per cent in our testing, because they determine which comparables are used at all.
| Detail | What you provide | What to expect |
|---|---|---|
| Minimal | Address, property type and living area | Rough placement. Wide range, often built on older comparables. |
| Solid | Plus room count and year built | Current, well-matched comparables. A dependable order of magnitude. |
| Detailed | Plus plot, condition and fit-out | A tighter range and a position within it. A basis for a real selling decision. |
What we currently have on the market.
Not a market index, but an honest snapshot of our own portfolio — calculated live from our published listings.
- Properties for sale
- 4Properties for sale
- Properties to rent
- 0Properties to rent
- Median sale price per m²
- 4,423 €Median sale price per m²
- Towns represented
- 4Towns represented
Calculated from the currently published listings of Martin Mitschke Immobilien. Asking prices, not notarised sale prices; with a small sample the median is of limited significance and is not representative of the wider market.
What an automated valuation is not.
An automated valuation is not a market-value determination under § 194 of the German Building Code. For estate settlements, divorces, the tax office or court proceedings you need an appraisal from a qualified expert.
The model also cannot see what no dataset records: the real state of repair, the layout, encumbrances in the land register, the noise from the bypass. It does not value plots of land at all — their worth depends too heavily on planning law. That is exactly what the visit is for, free and without obligation.
Arrange an on-site visitCommon questions
What does the valuation cost?
Nothing. You see the range on screen immediately and receive the full report by e-mail.
Why do you need my e-mail address?
To deliver the report. You see the range itself beforehand, without giving us anything.
Will I be called afterwards?
Only if you leave a phone number. It is optional.
How accurate is the range?
Tight in cities with many comparable listings, wider in rural areas. Every report states its data quality openly rather than implying the same certainty everywhere.
Why does this differ from other online calculators?
Because most of them output a single figure with no evidence. We show the comparables, the spread and the weaknesses in the data — and we do not round away what is uncertain.
How long is my data kept?
Twelve months, then it is deleted. You can request earlier deletion at any time.
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