You sell a plot of land discreetly by showing it to developers, project developers and private self-builders only as an anonymous profile – with region, size, building rights and price range, but without the parcel number and address. Only vetted buyers receive details, after your release. What decides the price is what may be built on the plot. We clarify this before the first buyer hears about it.
Why plots are often better sold without a listing
Plots are particularly easy to identify. A photo and a stated area are enough for neighbours and developers to find the parcel (Flurstück). Common reasons for a discreet sale are therefore:
- Neighbourhood: A planned new building soon causes talk or opposition.
- Subdivision: Anyone separating part of their garden as a building plot does not want to discuss this in public.
- Development potential: Developers should not „discover“ the potential themselves and approach the owner directly with low offers.
- Inheritance: Several owners first want to agree before an offer becomes public.
An overview of the procedure: Sell property discreetly.
What determines the value of a plot?
The value of a plot is determined above all by the building rights, then by location, size, shape and site development (Erschließung). The standard land value (Bodenrichtwert) gives a first orientation. The valuation committees (Gutachterausschüsse) determine it under § 196 German Federal Building Code (BauGB) as the average location value per square metre. In most German federal states, the values can be accessed free of charge via BORIS portals.
The standard land value is an average. Premiums or discounts can apply to your plot:
| Factor | Has an effect if … |
|---|---|
| Building rights | a development plan permits more or less building than usual |
| Site development | road, water, sewage, electricity are missing or contributions are outstanding |
| Shape | the plot is narrow, irregular or a backland plot |
| Ground conditions | there is contamination, a high water table or difficult subsoil |
| Encumbrances | rights of way, utility rights or public easements (Baulasten) are registered |
| Size | the plot can be divided or deviates significantly from the usual size |
How do I find out what may be built on my plot?
If there is a development plan (Bebauungsplan), it regulates the type and extent of building. Without a development plan, permissibility within built-up areas is governed by § 34 BauGB: a project must fit in with the character of the immediate surroundings. In outlying areas (Außenbereich, § 35 BauGB), building is only possible in exceptional cases.
A preliminary building enquiry (Bauvoranfrage) at the building authority provides more certainty. It settles individual questions bindingly, for example the number of residential units. For buyers, a positive preliminary decision (Bauvorbescheid) is a strong argument. Whether the cost and the waiting time are worthwhile is something we discuss case by case.
Does the municipality have a right of pre-emption?
Under §§ 24 et seq. BauGB, municipalities in Germany have a statutory right of pre-emption (Vorkaufsrecht) in certain cases, for example for areas designated for public purposes within the scope of a development plan, or in redevelopment areas. After the contract has been signed, the notary (Notar) makes an enquiry with the municipality. Only once it waives its right or the deadline expires can the purchase price become due. A discreet sale does not change this – but an early check avoids surprises.
No legal or tax advice. The notes on §§ 24, 34, 35 and 196 BauGB and § 23 EStG reflect the general legal position in Germany as of 26.10.2026. For your case, please contact the responsible building authority or a lawyer.
Which documents do I need to sell a plot?
- Land register extract (Grundbuchauszug) with section II (rights, encumbrances) and section III (charges on land)
- Cadastral map (Liegenschaftskarte or Flurkarte)
- Development plan or information on buildability, preliminary building decision if applicable
- Register of public easements (Baulastenverzeichnis)
- Information on site development and site development contributions (Erschließungsbeiträge)
- Information on contamination, soil survey if applicable
- For subdivision: site plan of the planned partial area, coordination with the surveying office
Sell land to a developer or to private self-builders?
Which buyer fits depends mainly on size and building rights: an area for several houses or apartments is of particular interest to developers and project developers, a plot for a single house more to private self-builders. At diskret.immo, you can approach both groups and compare the offers.
| Buyer | Looking for | Pays attention to |
|---|---|---|
| Private self-builders | Plot for their own house | Location, size, price, site development |
| Developers | Areas for several houses or apartments | Building rights, plot utilisation, timetable |
| Project developers | larger areas, including those needing planning | Development potential, risks |
| Neighbours | Extension of their own plot | Shape, price |
Developers often buy subject to conditions, for example „subject to planning permission“. This can justify a higher price, but shifts risk and time. We openly show you the differences between offers.
What does a discreet sale of a plot cost?
The rules of §§ 656a–656d German Civil Code (BGB) do not apply to plots; the commission can be freely agreed. At diskret.immo, the buyer’s commission is stated in every anonymous profile and agreed per property. For you as the owner: the initial consultation, valuation and quiet market test are free of charge and non-binding; a commission is only payable on a successful sale and is agreed in advance in the brokerage agreement (Maklerauftrag).
Can I sell a plot without putting up a sign or listing it?
Yes. At diskret.immo, the plot is shown as an anonymous profile without parcel number and address. Only vetted buyers receive the exposé, after a confidentiality undertaking and your release, and the exact location only after a further release. Our team hands over documents in person.
Where can I find the standard land value for my plot?
In the BORIS portal of your federal state or from the local valuation committee. The standard land value is an average for a zone and does not replace a valuation of the individual plot.
Is a preliminary building enquiry worthwhile before the sale?
If it is unclear how much may be built, often yes. A positive decision makes the plot calculable for developers. However, it costs fees and time.
Do I have to pay tax when selling a plot?
In Germany, if no more than ten years lie between purchase and sale, the gain may be taxable as a private disposal transaction (privates Veräußerungsgeschäft, § 23 German Income Tax Act, EStG). The exemption for owner-occupied residential property generally does not apply to an undeveloped plot. If the plot is part of business assets, other rules apply. Clarify this with your tax adviser.
Can I sell part of my garden as a building plot?
If the building rights allow it, yes. The partial area must be surveyed and formed as a separate parcel. Distances, access and utility lines must be clarified beforehand.
- Bundesministerium der Justiz: Baugesetzbuch, §§ 24, 34, 35, 196, accessed 26.10.2026, https://www.gesetze-im-internet.de/bbaug/__196.html (German)
- Bundesministerium der Justiz: Einkommensteuergesetz, § 23, accessed 26.10.2026, https://www.gesetze-im-internet.de/estg/__23.html (German)