Remaining useful life calculator: how long will the bank count on your building?
Enter the year of construction, the building type and the modernisations — the calculator shows the remaining useful life under the German ImmoWertV model as a guide figure in years.
How do you calculate the remaining useful life of a property in Germany?
The remaining useful life is the number of years a building can still be used economically, assuming proper management. The starting point is the total useful life of the building type under Annex 1 of the German valuation ordinance ImmoWertV — 80 years for residential buildings.
Without modernisation, the simple rule is: total useful life minus building age. If the building has been modernised, Annex 2 ImmoWertV awards up to 20 modernisation points; the more points, the longer the remaining useful life. After a full refurbishment, up to 90 percent of the total useful life is possible.
The calculator below follows this model. It does not replace a valuation report. Not legal or tax advice.
Calculate the remaining useful life under ImmoWertV
Choose the building type and year of construction, then tick the modernisations carried out.
Non-binding guide figure based on the ImmoWertV model (Annex 1 and 2). Does not replace a valuation report by a qualified valuer. Not legal or tax advice.
What total useful life applies to a residential building?
For single-family and two-family houses, semi-detached and terraced houses and apartment buildings, Annex 1 ImmoWertV sets a total useful life of 80 years. A house built in 1975 is 51 years old in 2026; without modernisation, the calculated remaining useful life is 29 years.
How many modernisation points does my building have?
Annex 2 ImmoWertV spreads a maximum of 20 points across eight modernisation elements. A roof with thermal insulation and exterior wall insulation count for up to 4 points each; windows, utility lines, heating, bathrooms, interior finishing and floor plan for up to 2 points each. The calculator counts each ticked measure at full points; if a measure was carried out long ago, a valuer will often award fewer.
What applies after a full refurbishment?
A fully refurbished building is treated almost like a new build: the remaining useful life can be up to 90 percent of the total useful life. The calculator deducts the years since the refurbishment.
Why does the remaining useful life matter for your mortgage?
The remaining useful life feeds into the valuation the bank uses to set the lending value. For let properties, it determines in the income approach over how many years the rent is taken into account. A short remaining useful life lowers the value and can also limit the loan term a bank will accept.
How this affects your financing is shown by the lending value calculator. For let properties, the rental yield calculator helps as well.
Frequently asked questions about the remaining useful life
How is the remaining useful life calculated?
How many modernisation points are possible?
What applies after a full refurbishment?
Does the calculator replace a valuation report?
Keep this result — and the right documents
A calculator gives you a number. A financing decision needs the right paperwork ready before you talk to a bank. We'll send you the checklist that matches your situation — free, no sales call attached.
Need the blank forms right now? Get them via a quick form: self-disclosure form (DE/EN) · net-worth statement (DE/EN).
Open the file directly — no form: Germany property financing checklist (PDF, 8 pages) · Non-resident mortgage checklist (PDF, 8 pages) · KfW funding overview 2026 (PDF, 4 pages)