What is my property in Radeberg worth?
Core town and districts are two tenure structures
Radeberg has 18,532 inhabitants, 9,650 households and 3,922 residential buildings (2022 census). That works out at 2.5 households per building and 1.9 people per household.
The town-wide owner-occupancy rate of 63.0 per cent is made of two very different halves. The core town, with 13,480 inhabitants, reaches 48.5 per cent, the outlying districts markedly higher figures: Liegau-Augustusbad (1,947 inhabitants) 82.8 per cent, Großerkmannsdorf (1,681) 83.7 per cent and Ullersdorf (1,424) 78.9 per cent. Where owner-occupancy runs above 80 per cent, houses rarely change hands, and a valuation there accordingly has few comparable cases to draw on.
The price differences between core and districts do not all run the same way: the core scores on infrastructure and the railway, the districts on space and quiet.
The place where a flat sells without lengthy explanation
Radeberg is one of the few places in the Dresden region with a functioning market for flats. Owner-occupancy sits high enough for a stable owner-occupier market and low enough for let properties and flats to remain a category of their own. In many neighbouring municipalities the range for flats is a theoretical figure; here it is not.
Vacancy stands at 3.5 per cent, and in Liegau-Augustusbad at only 0.4 per cent. For sellers that means a well-kept property does not sit on the market long, while an overpriced one visibly does.
Hands-on assessment
“When selling an apartment (Eigentumswohnung) in Dresden, I frequently see owners underestimate the achievable price by 8–15%. The difference almost always lies in the marketing strategy, not in the property itself.”
Calvin Linke, estate agent (Immobilienmakler) Dresden
Discuss in person →Where the 40.8 per cent pre-war stock actually is
The town average conceals a wide spread. In the core town 48.0 per cent of buildings date from before 1949, which shows in the streets around the centre. In Ullersdorf it is 15.1 per cent, in Großerkmannsdorf 33.3 per cent and in Liegau-Augustusbad 36.6 per cent.
A house in Ullersdorf and one in the town centre therefore start from completely different expectations about heating, insulation and windows. The vintage alone says little here; the district says a great deal.
Where a property lands within the range
On 130 square metres of living space, the size that matches 2.5 households per building, around 91,000 euros separate the lower and upper ends of the range for houses. Building land runs from 130 to 230 euros per square metre.
Within that range a property moves on condition, plot size and district. With 3,922 residential buildings across the town, comparables do exist, but not in every segment and not in every district.
Why Radeberg is not a suburb
Radeberg lies north-east of Dresden on the Grosse Röder, already in the district of Bautzen, and the Dresden heath separates the two without cutting the connection. At 13.9 kilometres as the crow flies, the town sits on the Dresden–Görlitz railway; regional trains take about twenty minutes into the state capital.
What matters for the market is the position to the north-east of Dresden: the route to the semiconductor plants in Klotzsche is short. The comparison therefore runs to Lichtenberg and Großröhrsdorf and to northern Dresden, not to the Elbe valley.
After the valuation
How I market a house in Radeberg is set out on selling a house in Radeberg, and for flats on selling a flat in Radeberg. For structure and neighbouring towns see Radeberg in profile. For the wider picture: estate agent in Dresden.
