Property Tax Wiesbaden 2025 — Hebesatz 955%

Hesse. Calculated under the area-factor method (Hesse). Current Grundsteuer B Hebesatz: 955% (previously 485%).

Wiesbaden in Hesse applies a Grundsteuer B Hebesatz of 955% from 2025 onward. The calculation follows the area-factor method (Hesse). With an average Bodenrichtwert of €1,050 per square metre, the tax depends on plot size, building area, and the property use.

Before the reform the Hebesatz was 485%. The city describes the change as revenue-neutral: municipal intake is expected to stay at pre-reform levels, but individual properties can see significantly higher or lower bills.

Calculate property tax for Wiesbaden

Annual tax
€658.95
Monthly
€54.91
Messbetrag
€69.00
  1. Grundteil + Gebäudeteil€69.00
  2. Lagefaktor (1050 / 1050)^0,3 = 1.000€69.00
  3. × Hebesatz 955 %€658.95

Hebesatz before/after the 2025 reform

Hebesatz 2024
485 %
Hebesatz 2025
955 %
Change
+96.9 %

The Hebesatz rises from 485% to 955% (+96.9%).

The Hebesatz rises by 96.9% — a meaningful share of owners in Wiesbaden will pay visibly more property tax in 2025 than the year before.

Wiesbaden describes the reform as revenue-neutral: the city expects no additional total revenue. Individual properties can still shift noticeably — commercial and high-value locations typically pay more, peripheral single-family homes often less.

The binding figure comes from the municipal Grundsteuerbescheid. The underlying Grundsteuerwert and Messbescheid are issued by the tax office (Finanzamt) — challenges against the assessed value must be filed there within one month, not with the city.

Which model applies in Hesse?

area-factor method (Hesse)

Hesse multiplies the area-based Messbetrag by a location factor (plot Bodenrichtwert ÷ municipal average)^0.3 — better locations contribute more than proportionally.

How the tax office and the city compute your property tax

  1. Step 1 — Area × location factor: Hesse multiplies the Bavarian area base by a location factor (plot Bodenrichtwert ÷ municipal average) to the power of 0.3. Good locations pay more than proportionally, without adopting the full-value federal model.
  2. Step 2 — Steuermessbetrag: The base is multiplied by the statutory Steuermesszahl (residential: 0.31 ‰ in the federal model, or 1.3 ‰ with a 30 % discount in the land-value model). The result — the Grundsteuermessbetrag — is set by the tax office.
  3. Step 3 — Annual property tax: The municipality multiplies the Messbetrag by the Hebesatz — here 955%. The city's Grundsteuerbescheid bundles the final amount and sets the installment schedule.

Worked examples

Detached house (500 m² plot · 140 m² living)

Annual tax
€659
Monthly
€55

Apartment (200 m² pro-rata · 75 m² living)

Annual tax
€327
Monthly
€27

The examples use typical floorplans, the area-factor method (Hesse), and the current 955% Hebesatz for residential use. Wiesbaden weights the Messbetrag by a location factor — plots materially above the municipal average (€1,050 per m²) pay more; peripheral ones slightly less. For your own property, use the calculator above with the actual areas and — depending on the model — your plot's Bodenrichtwert or residential-location class.

What if Wiesbaden changes its Hebesatz?

955 %
Annual tax
€659
Today in Wiesbaden (955%)
€659
Change
€0 (0.0 %)

Scenario for a sample property (500 m² plot, 140 m² living). Enter your own figures in the calculator above.

Payment schedule 2025

Quarterly
15. Feb
Quarterly
15. Mai
Quarterly
15. Aug
Quarterly
15. Nov

Grundsteuer B is billed in four quarterly installments by default (§ 28 GrStG) — on 15 February, 15 May, 15 August, and 15 November. On request (by 30 September of the preceding year), a single annual payment on 1 July is possible; for amounts under €30, the tax is due as a single installment anyway.

The basis for the debit is the municipal Grundsteuerbescheid. Without a SEPA direct-debit mandate, the amount must be transferred manually — late payment triggers a statutory surcharge (Säumniszuschlag) of 1 % per started month under § 240 AO, plus fees levied by the city treasury. Filing an objection does not suspend the duty to pay; installments remain due unless a formal suspension of enforcement (Aussetzung der Vollziehung) is requested and granted.

Pass-through to tenants

Landlords may pass property tax on to tenants as an operating cost. A sample annual tax of €1,003 works out to roughly €84 per month — allocated by each unit's share of total living area, provided the rental contract allows pass-through of operating costs.

The legal basis is § 2 No. 1 BetrKV in conjunction with § 556 BGB. Only the ongoing property tax is pass-through-eligible; property valuation, notary and land-register costs, and maintenance remain with the owner. In mixed-use buildings (commercial + residential), the commercial share must be allocated separately if combining it would unfairly burden residential tenants (BGH VIII ZR 362/03).

Tenants in Wiesbaden can check their annual operating-cost statement on three points: Does the stated property tax match the city's Grundsteuerbescheid? Is the allocation key the one agreed in the lease (usually living area)? If the reform lowered the city's Hebesatz, was the pass-through adjusted accordingly? Errors here are a frequent legitimate basis for contesting the statement.

Wiesbaden vs. similar cities

Wiesbaden955 %
Frankfurt am Main880 %
Mannheim455 %

The Hebesatz alone does not determine the tax burden — the Grundsteuerwert or Bodenrichtwert per city plays at least an equally large role.

Related cities

Want to check another city's Hebesatz?

Compare all German cities, Hebesätze, and models side by side.

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Frequently Asked Questions

What is the Grundsteuer B Hebesatz in Wiesbaden?

From 2025 the Grundsteuer B Hebesatz in Wiesbaden is 955%. The Hebesatz rises from 485% to 955% (+96.9%).

Which Bundesmodell applies in Wiesbaden?

Wiesbaden is located in Hesse and calculates property tax under the area-factor method (Hesse). Hesse multiplies the area-based Messbetrag by a location factor (plot Bodenrichtwert ÷ municipal average)^0.3 — better locations contribute more than proportionally.

When is property tax due in Wiesbaden?

Property tax is typically paid quarterly (15 Feb, 15 May, 15 Aug, 15 Nov). On request, a single annual payment on 1 July is also possible.

Can the landlord pass property tax on to tenants?

Yes. Under § 2 BetrKV property tax is a pass-through operating cost. The landlord can distribute it across tenants' living area, provided the rental contract allows it.

What happens if the Grundsteuerwert for my property in Wiesbaden is wrong?

You have one month to file an objection (Einspruch) against the Grundsteuerwert assessment issued by the tax office. The same applies to the Grundsteuermessbescheid. The city's own Grundsteuerbescheid can only be corrected once the underlying assessments are revised.

Is this calculation legally binding for Wiesbaden?

No. Our calculator produces a realistic estimate based on the official Hebesatz and equivalence amounts. The binding tax amount is set by the Grundsteuerbescheid issued by the tax office.