01.08.2023
Was ist der Liegenschaftszinssatz?
Nach § 21 (2) Liegenschaftszinssätze; Sachwertfaktoren der „Verordnung über die Grundsätze für die Ermittlung der Verkehrswerte von Immobilien und der für die Wertermittlung erforderlichen Daten (Immobilienwertermittlungsverordnung – ImmoWertV)“ sind Liegenschaftszinssätze Kapitalisierungszinssätze, mit denen Verkehrswerte von Grundstücken je nach Grundstücksart im Durchschnitt marktüblich verzinst werden. Sie werden nach den Grundsätzen des Ertragswertverfahrens auf der Grundlage von geeigneten Kaufpreisen und den ihnen entsprechenden Reinerträgen ermittelt.
Abweichend zu Geldanlagen ergibt sich die Verzinsung von Grundstücken nicht aus einem vereinbarten Zinssatz, sondern aus der marktüblich erzielbaren Rendite im Verhältnis zum Verkehrswert der Liegenschaft. Eine Liegenschaft ist hierbei ein Grundstück oder sonstiger Grundbesitz. Die Liegenschaft kann bebaut oder unbebaut sein.
Der Liegenschaftszinssatz spiegelt die Zukunftserwartungen der Marktteilnehmer wider. Zu erwartende Änderungen der Erträge, zum Beispiel Steigerungen oder Minderungen der Miete, Inflation oder ähnliches sind hierbei schon berücksichtigt.
Wofür benötigt man den Liegenschaftszinssatz?
Der Liegenschaftszinssatz wird als Rechengröße zu Ermittlung des Verkehrswertes von Immobilien verwendet.
Er hat eine Vielzahl von Funktionen, zum Beispiel dient er
- im Rahmen des Ertragswertverfahrens der Kapitalisierung und Abzinsung insbesondere von Ertragseinflüssen,
- bei der Marktwertermittlung von Rechten und Belastungen sowie davon betroffener Grundstücke als Regelzinssatz,
- als Korrekturfaktor, zum Beispiel, wenn das der Ertragswertermittlung zugrunde liegende Modell von den tatsächlichen Gegebenheiten abweicht,
- zur Berücksichtigung der zum Bezugsstichtag allgemein erwarteten Entwicklung,
- zur Kapitalisierung und Abzinsung liegenschaftsbezogener Erträge, Geldbeträge und Vermögenswerte,
- zur Beschreibung der Rentierlichkeit einer Immobilieninvestition.
Wovon hängt der Liegenschaftszinssatz ab?
Die Höhe des Liegenschaftszinssatzes ist von vielen Faktoren abhängig, zum Beispiel von der Grundstückslage, der Objektart, dem Baujahr, der Restnutzungsdauer, der Größe der Immobilie, der Miethöhe, der Anzahl der Wohneinheiten, dem Wert des Grundstücks, oder der Nutzungsart. Hierbei ist zu beachten, dass das Ergebnis der Berechnung des Liegenschaftszinssatzes genauer ist, je mehr Faktoren berücksichtigt werden.
Wer ermittelt den Liegenschaftszinssatz?
Der Liegenschaftszinssatz wird in Deutschland von den Gutachterausschüssen für Grundstückswerte ermittelt. Darüber hinaus erfolgt die Berechnung durch Immobiliensachverständige.
Was sagt die Höhe des Liegenschaftszinssatzes aus?
Vereinfacht kann davon ausgegangen werden, dass eine Immobilie mit einem niedrigeren Liegenschaftszinssatz wertstabiler und risikoärmer ist. Dies liegt unter anderem darin begründet, dass der Liegenschaftszinssatz eine Erwartungs- und Risikoabschätzung darstellt, die mit einem Objekt verbunden wird. Ein höherer Zinssatz stellt dabei ein größeres, ein niedriger Zinssatz ein geringeres Risiko dar.
Admin - 14:29 @ Immobilienbewertung, Kaufberatung | 66 Kommentare
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