Bodenrichtwerte 2026 in Berlin, Munich, Hamburg and GFZ adjustments

What is live for 2026—and where

Berlin: The committee has published the 01 January 2026 Bodenrichtwerte. The city’s official information page lists the “Bodenrichtwerte 01.01.2026” with explanatory notes dated 05 March 2026, and BORIS Berlin confirms that selectable snapshots run from 01.01.2002 through 01.01.2026. You can query an address and print a PDF from BORIS Berlin. For programmatic use, the 01.01.2026 set is also exposed as a WFS dataset via Berlin Open Data. ([berlin.de](https://www.berlin.de/gutachterausschuss/service/informationen-zu-den-bodenrichtwerten/)) ([berlin.de](https://www.berlin.de/gutachterausschuss/marktinformationen/bodenrichtwerte/)) ([daten.berlin.de](https://daten.berlin.de/datensaetze/bodenrichtwerte-01-01-2026-wfs-0933be9c?utm_source=openai))

Munich: The Gutachterausschuss resolved the Bodenrichtwerte for the city on 09 June 2026 with valuation date (Stichtag) 01 January 2026. The city announced public display from 20 July 2026 to 14 August 2026. The 2026 explanatory leaflet (Erläuterung) repeats the adoption date and clarifies key definitions used in Munich. Detailed BRW extracts are ordered via the portal and are fee‑based. ([stadt.muenchen.de](https://stadt.muenchen.de/infos/bodenrichtwertemuenchen.html)) ([stadt.muenchen.de](https://stadt.muenchen.de/dam/jcr%3Aad25bf02-2e06-4675-8b70-984a475dbfaa/Erlaeuterung_Bodenrichtwerte_2026.pdf))

Hamburg: The Hamburg dataset carrying the 01 January 2026 values is published in the Transparency Portal with publication date 20 August 2026; CSV and GML downloads for 2026 are linked there. Interactive viewing is available free in BORIS.HH (the city’s map). The dataset notes that from 01.01.2025 the GML export follows the “Bodenrichtwertmodell 3.0”. ([suche.transparenz.hamburg.de](https://suche.transparenz.hamburg.de/dataset/bodenrichtwerte-hamburg26)) ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/karten-und-broschueren/bodenrichtwertkarte-245114?utm_source=openai))

Legal basis: German law requires committees to determine BRW under §196 BauGB; the federal ImmoWertV (2021) governs how BRW and related valuation data are produced and used. Umrechnungskoeffizienten (conversion coefficients) are recognised in §19 ImmoWertV. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__196.html?utm_source=openai)) ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/immowertv_2022/)) ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/immowertv_2022/))

How to pull 2026 BRW for each city

Berlin (free): Use the BORIS Berlin page and select the snapshot “01.01.2026”. Enter an address; the map returns the zone, the BRW in €/m² of land, the use type, and reference characteristics. You can export a printable PDF. If you need to integrate into a model, use the official WFS feed “Bodenrichtwerte 01.01.2026” from Berlin Open Data. ([berlin.de](https://www.berlin.de/gutachterausschuss/marktinformationen/bodenrichtwerte/)) ([daten.berlin.de](https://daten.berlin.de/datensaetze/bodenrichtwerte-01-01-2026-wfs-0933be9c?utm_source=openai))

Munich (fee‑based): Order a BRW extract via the Munich portal. The municipal page confirms the 01.01.2026 set, adopted 09.06.2026, and provides the 2026 explanatory leaflet. Online extracts from 31.12.2012 onwards are available against a fee. ([stadt.muenchen.de](https://stadt.muenchen.de/infos/bodenrichtwertemuenchen.html)) ([stadt.muenchen.de](https://stadt.muenchen.de/dam/jcr%3Aad25bf02-2e06-4675-8b70-984a475dbfaa/Erlaeuterung_Bodenrichtwerte_2026.pdf))

Hamburg (free + downloads): View a parcel in BORIS.HH for the chosen date; for batch work, download the 2026 CSV or GML from the Transparency Portal record “Bodenrichtwerte Hamburg” (published 20.08.2026). The city’s BORIS.HH information page confirms that viewing and printing are free. ([suche.transparenz.hamburg.de](https://suche.transparenz.hamburg.de/dataset/bodenrichtwerte-hamburg26)) ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/karten-und-broschueren/bodenrichtwertkarte-245114?utm_source=openai))

Tip: Hamburg also offers an “overview map of normalised BRW” (normed to WGFZ 1.0 or lot size 1,000 m²) within Geo‑Online; use this to sanity‑check zone levels before parcel‑specific adjustments. ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/infos-ueber-grundstuecke/gutachterausschuss-fuer-grundstueckswerte/bodenrichtwerte-244526?utm_source=openai))

Reading a BRW record: GFZ/WGFZ and what the number means

A BRW is an average land value for a defined zone, in €/m² of land, assuming a “Richtwertgrundstück” with typical attributes for that zone. Under federal rules (ImmoWertV §§13–17), the record states the use, development status, and the key property characteristics of the reference lot. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/immowertv_2022/))

GFZ versus WGFZ: In Munich, the reference intensity is expressed as WGFZ (wertrelevante Geschossflächenzahl). The 2026 leaflet explains that WGFZ is the decisive measure for value and can differ from the planning GFZ; it sets out how floors are counted and warns that large transformations between very low and very high WGFZ are problematic and need case‑by‑case judgment. ([stadt.muenchen.de](https://stadt.muenchen.de/dam/jcr%3Aad25bf02-2e06-4675-8b70-984a475dbfaa/Erlaeuterung_Bodenrichtwerte_2026.pdf))

Hamburg’s pages also refer to normalised BRW and to the use of Umrechnungskoeffizienten to account for intensity (WGFZ), lot size, building type, and plot position. If you see a BRW described as already normalised (for example, to WGFZ 1.0), confirm this before applying any further coefficient, to avoid double‑adjusting. ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/infos-ueber-grundstuecke/gutachterausschuss-fuer-grundstueckswerte/bodenrichtwerte-244526?utm_source=openai)) ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/infos-ueber-grundstuecke/gutachterausschuss-fuer-grundstueckswerte/umrechnungskoeffizienten-244816?utm_source=openai))

Applying GFZ/WGFZ adjustments in pricing

Federal method: ImmoWertV §19 allows the use of Umrechnungskoeffizienten (conversion coefficients) to adjust a BRW for differences between the reference lot and your plot, including intensity (GFZ/WGFZ). The coefficients are published by local committees. In Berlin, the Gutachterausschuss provides downloadable GFZ coefficients; Hamburg documents their use for intensity, lot size, building type and plot position. Always use the table for the correct valuation year. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/immowertv_2022/)) ([berlin.de](https://www.berlin.de/gutachterausschuss/fragen/fachliche-fragen/artikel.187960.php)) ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/infos-ueber-grundstuecke/gutachterausschuss-fuer-grundstueckswerte/umrechnungskoeffizienten-244816?utm_source=openai))

Workflow for a development site: 1) Pull the 01.01.2026 BRW for the correct zone and use type from the city portal (free in Berlin and Hamburg; ordered extract in Munich). Record the reference GFZ/WGFZ printed with the BRW. ([berlin.de](https://www.berlin.de/gutachterausschuss/marktinformationen/bodenrichtwerte/)) ([suche.transparenz.hamburg.de](https://suche.transparenz.hamburg.de/dataset/bodenrichtwerte-hamburg26)) ([stadt.muenchen.de](https://stadt.muenchen.de/infos/bodenrichtwertemuenchen.html)) 2) Compare your planned intensity to the reference. Find the city’s official GFZ/WGFZ coefficient table for the 2026 set. Berlin publishes explicit GFZ tables; Munich’s 2026 leaflet explains WGFZ usage and cautions against large linear transformations; Hamburg explains coefficient‑based adjustments in its guidance. ([berlin.de](https://www.berlin.de/gutachterausschuss/fragen/fachliche-fragen/artikel.187960.php)) ([stadt.muenchen.de](https://stadt.muenchen.de/dam/jcr%3Aad25bf02-2e06-4675-8b70-984a475dbfaa/Erlaeuterung_Bodenrichtwerte_2026.pdf)) ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/infos-ueber-grundstuecke/gutachterausschuss-fuer-grundstueckswerte/umrechnungskoeffizienten-244816?utm_source=openai)) 3) Compute an adjusted land value: Adjusted BRW = Zone BRW × K_GFZ (and, if applicable, × K_lot‑size × K_building‑type × K_plot‑position). Then multiply by your plot’s land area to get an indicative land price. Document each coefficient and its source in your model. (Coefficient symbols shown here are placeholders; use the city’s tables.) 4) Sense‑check against any “normalised BRW” overviews (e.g., Hamburg’s WGFZ‑1.0 map) and recent transactions if available. If you need a value at a different date, apply indexation under ImmoWertV §18 or commission a valuer. ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/infos-ueber-grundstuecke/gutachterausschuss-fuer-grundstueckswerte/bodenrichtwerte-244526?utm_source=openai)) ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/immowertv_2022/))

Risks and limits: - Large intensity jumps are risky to price mechanically. Munich explicitly warns that big moves between very low and very high WGFZ require expert judgment; avoid assuming a simple linear rule. ([stadt.muenchen.de](https://stadt.muenchen.de/dam/jcr%3Aad25bf02-2e06-4675-8b70-984a475dbfaa/Erlaeuterung_Bodenrichtwerte_2026.pdf)) - BRW are averages for zones. Edge parcels, atypical shapes, contamination, conservation, servitudes, or special planning overlays can make a zone value unreliable without adjustments. Use the explanatory notes for the year you are using. ([berlin.de](https://www.berlin.de/gutachterausschuss/service/informationen-zu-den-bodenrichtwerten/)) - For tax cases, revenue authorities also rely on BRW under the Bewertungsgesetz; do not conflate a tax value with a market deal term sheet. Ask a publicly appointed valuation expert (öffentlich bestellter und vereidigter Sachverständiger) or request an opinion from the local Gutachterausschuss when stakes are high. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bewg/BJNR010350934.html?utm_source=openai))

City‑specific pointers

Berlin: The BERLIN GFZ coefficient tables are provided by the committee for download and can be applied to BRW for residential and office/service uses. When a project’s intensity differs from the reference, Berlin explicitly instructs that coefficients be used to adjust the land value. ([berlin.de](https://www.berlin.de/gutachterausschuss/fragen/fachliche-fragen/artikel.187960.php)) ([bbu.de](https://bbu.de/sites/default/files/2026-05/amtsblatt-berlin_23_2026.pdf?utm_source=openai))

Munich: Use WGFZ as defined in the 2026 leaflet. The text clarifies counting rules (e.g., parts of attic floors at reduced weighting) and that WGFZ may depart from planning GFZ. Treat very high‑WGFZ inner‑city parcels with extra care; the leaflet flags non‑linearity there. ([stadt.muenchen.de](https://stadt.muenchen.de/dam/jcr%3Aad25bf02-2e06-4675-8b70-984a475dbfaa/Erlaeuterung_Bodenrichtwerte_2026.pdf))

Hamburg: The Transparency Portal lists the 2026 dataset publication date (20.08.2026) and provides CSV/GML downloads; BORIS.HH usage and printing is free per the city page. Hamburg’s guidance page explains the role of Umrechnungskoeffizienten for WGFZ, lot size, building type, and plot position, and Geo‑Online offers “overview maps of normalised BRW”. ([suche.transparenz.hamburg.de](https://suche.transparenz.hamburg.de/dataset/bodenrichtwerte-hamburg26)) ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/karten-und-broschueren/bodenrichtwertkarte-245114?utm_source=openai)) ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/infos-ueber-grundstuecke/gutachterausschuss-fuer-grundstueckswerte/umrechnungskoeffizienten-244816?utm_source=openai)) ([hamburg.de](https://www.hamburg.de/politik-und-verwaltung/behoerden/behoerde-fuer-stadtentwicklung-und-wohnen/aemter-und-landesbetrieb/landesbetrieb-geoinformation-und-vermessung/produkte-und-dienstleistungen/infos-ueber-grundstuecke/gutachterausschuss-fuer-grundstueckswerte/bodenrichtwerte-244526?utm_source=openai))