City or surroundings? Where buying a house is really profitable

Pis an all-German destiny. According to the Hamburg Institute of International Economics (HWW), about 40% of employees work in a district other than their place of residence. One of the most important reasons is that there is no suitable or affordable living space at work. Then you look for your home or apartment where you can afford it – and now spend a significant portion of your day working in the car or on the train.

However, it is easy to calculate. Because it is only if the price difference compared to the situation of the city is large enough that the pendulum pays off. Otherwise, the benefit disappears after a few years.

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If applicable, shows a calculation model of the HWWI for Postbank. Moving into the hinterland of the seven largest cities is therefore interesting from the point of view of commuters only if the place of residence is well connected by rail to the metropolis. This applies especially in Frankfurt am Main. According to the Federal Agency for Employment, nearly two-thirds of employees in the banking metropolis live outside the city.

This makes Frankfurt the German capital of commuters, because no other large German city has so many employees from outside. "And the long-term price benefits, which represent cheaper real estate purchases in the Frankfurt area, are barely achieved compared to other metropolises," the report says in the model calculation.

Source: Infographic World

In seven cities of the Frankfurt bacon belt, commuters could travel daily to the main city for at least 40 years, and it would be cheaper to buy a house in the city. The Hessian Langen is the cheapest way: the purchase price advantage over Frankfurt is consumed when using public transport for commuting only after more than 60 years. With daily car travel, however, this period is reduced to 22.5 years.

The HWWI compares the average purchase price of an apartment of 70 square meters, to which are added the notary fees (two percent of the purchase price) and the taxes on the transfers. of land, in the metropolis and in the surrounding area. To calculate transportation costs, it was assumed that one family member worked in the metropolis and worked there 220 times a year.

Since city dwellers also need time to travel, travel times in the city were assumed to be identical to those of the commuter, from the gateway to the surrounding station and the main train station. the metropolis at its place of work. Overtime is only created for commuters from one station to another. Travel times were analyzed by public transport (public transport) and by car.

In Dreieich, commuters save half a century

In order to determine the transport costs, the costs of bus and train tickets or car (gas, purchase, operation) have been taken into account. In addition, the additional time required for residents in the area was estimated at the average gross salary of the city in 2018.

Finally, it was calculated how quickly the price of housing a neighboring apartment by train or car will be "exhausted" again. "Our calculation model indicates the factors that determine the price of the journey," says Eva Grunwald, head of real estate at Postbank.

In Dreieich, in the district of Offenbach, and in the independent city of Offenbach am Main, customers save more than half a century despite their daily commutes to Frankfurt. The situation is also favorable for commuters from Neuss (Rhein-Kreis) and Erkrath (Mettmann District) working in Düsseldorf, as well as for Dachau employees traveling to Munich.

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"The surrounding cities, which offer the benefit of the purchase price despite their travels for at least 40 years, all have quick connections by public transport," said the HWWI. The shortest journey time is nine minutes for journeys from Neuss, Erkrath and Mettmann to Düsseldorf. The journey time between Langen and Frankfurt (ten minutes) and between Hürth and Cologne (eleven minutes) is almost as short – assuming the train actually works.

"For commuters, the alpha and the omega constitute a good rail link.That is what potential buyers need to pay attention to when they decide to become a homeowner." home in the surrounding area, "says Grunwald, Postbank expert. "Public transport will also be significantly improved in the future climate and transport policy, making commuting even easier." Real estate experts agree that cities connected by rail to the metropolis will continue to win in attractiveness. At the same time, it guarantees stable real estate in terms of value in the respective region.

Car dealerships are generally worse off

But travel is no longer just a personal expense or an individual travel time. Climatic claws will play a bigger role in the future. "The climate, the traffic, the noise, the traffic jams and the bad air show: the traffic has to be turned upside down and time is running out: the offer in their living environment decides whether the people still depend on their car, or whether they opt for public transit, biking or carpooling, "said Kerstin Haarmann, National President of the VCD Ecological Transportation Club.

"It is only when housing societies and communities work well together, for example, to promote and build bike parking rather than parking, that people really have the choice of how they go about it. move. "

More than 80% of all roads in Germany started and ended at their own door, said Haarmann. If climate-friendly transportation is available at the place of residence, it would be an excellent CO2Potential for economy. If the transit stop is easily accessible, residents often use the bus. And if there are bicycle parking spaces, it is more likely that the bike is used. Owning a car as the only way to pass from one point to another is no longer sustainable in times of climate change.

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But this is not going to be a real alternative for many car dealers so quickly. The Postbank and HWWI survey is already deteriorating, as car travel often takes longer but also costs more. The best values ​​of the model calculation are obtained by car dealers in Frankfurt am Main. Since Neu-Isenburg, they realize the benefit of the purchase price after 41.3 years.

Of the top five locations for car dealerships in any of the seven major cities, only Dreieich, Eschborn, Maintal and Offenbach have offered purchase price benefits for 30 years or more.

There is no city in the vicinity of Stuttgart where the benefits in terms of purchase price last at least four decades. Commuters eat savings after a maximum of 30 years – if they travel by train. Who gets behind the wheel, the money saved moves after 16 years at the latest. Indeed, the benefits in terms of purchase price in the surrounding region are not as important as in other cities compared to the price level in the capital of Baden-Württemberg. Savings are faster in daily commutes.

Driving time should not exceed 20 minutes

In Munich, the most expensive city in Germany, many interested buyers are expanding their search for housing in areas beyond the city limits. Anyone considering moving to the surrounding area can certainly discover profitable investments. The connection with the Bavarian capital is good in many places and the price advantage relatively large, so that despite the trips, one can save money in the long run. Doppu, Puchheim and Taufkirchen (Vils) offer purchase price advantages of more than 40 years.

In all cities, commuters can only benefit in the long run if the journey takes less than 20 minutes. This becomes particularly clear in the example of Berlin. Only seven of the 33 cities surveyed in Berlin's bacon belt score less than 30 minutes by bus and train in each direction. Only commuters from Teltow travel within 20 minutes to the city. If the duration of the journey is not used in the calculation with the average salary, the weighting changes significantly.

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The individual analysis can be refined by other factors: because it is also decisive to determine the exact location of the apartment and the workplace in the metropolis, to determine if the regulation of home office reduces the number of days of transportation and the overall aspect of professional planning. Does it mean the working relationship in the city, is professional changes or an entry into a pension are predictable?

Families should consider that children in the daycare may need longer care while their father or mother is still on the train or stuck on the train. It also costs money. On the other hand, an investment in the big city often leads to an increase in debt – and thus interest payments.

More than two hundred thousand employees go to work abroad

In 2018, more than two hundred thousand workers went abroad to fill their jobs. So the evaluation of the Eurostat statistical authority. Most commuters come from Baden-Württemberg.

Source: WORLD / Laura Fritsch

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