The SoBoN building blocks
Since July 2021, a landowner in Munich decides for themselves how the social land use requirements are met: four core blocks, two optional blocks, 100 points in total. Assemble a mix here and see whether it holds.
- Förderquote40
- Aufteilungsverbot30
- Binding period10
- Contribution20
- Sale to the city0
- Cooperatives0
- Open 0
- Above target 0
Four core blocks, two optional blocks, 100 points.
What SoBoN is
Since 1994 Munich has required owners who benefit from a new zoning plan to carry part of the value that plan creates: subsidised housing, green space, servicing and social infrastructure. It applies wherever a plan creates new residential building rights.
The 100-point model
Since July 2021 those requirements are no longer prescribed. Four core blocks and two optional ones each carry points, and any combination reaching 100 is admissible. Sell more land to the city and you build fewer bound flats yourself.
Which procedures it binds
The date of the Aufstellungsbeschluss under section 2 (1) BauGB decides. Procedures from 28 July 2021 onwards fall under the model shown here. Earlier ones fall under SoBoN 2017, with fixed quotas and no point system.
What is changing
The rules are being reworked. In May 2026 the Rathaus coalition announced it would keep the building-block principle and lower the Förderquote in the basic model. Nothing is resolved yet, so the figures here are the ones in force. We will update this tool as soon as the new version is published.
Thirty years of land policy.
SoBoN has been rewritten roughly every decade, each time in response to what the housing market was doing. The building-block model is the current answer, and it is already being reworked.
- 1994
Introduced
Munich is the first large German city to adopt comprehensive procedural principles for zoning. From here on, an owner who receives building rights through a new plan carries part of what that plan costs the city.
- 2006
Price-dampened housing
26 July 2006
The principles are adjusted, and price-dampened rental housing joins subsidised housing: a segment for households earning above the subsidy thresholds but priced out of the open market.
- 2017
The quota reaches 40 %
26 July 2017
The bound share rises to 40 % of new residential floor area, 30 % subsidised and 10 % price-dampened, with an infrastructure contribution of 100 € per m². Quotas are still fixed for everyone.
- 2021
The building-block model
28 July 2021
Fixed quotas give way to a points system with no German precedent. Six blocks carry points and any combination reaching 100 is admissible. The basic model binds 60 % for 40 years at 175 € per m².
- 2024In force
Updated
2 October 2024
The model is adjusted to rising construction and financing costs: the binding period can be extended to 55 years for extra points, and rents and fixed values are brought up to date.
- 2026Announced
Reform announced
May 2026
The Rathaus coalition sets out to keep the building-block principle and lower the Förderquote in the basic model. A concept for a commercial SoBoN was commissioned in March. Neither is resolved.
Assemble the blocks.
Four core blocks are mandatory; how far each one goes is the choice. Two optional blocks add further points. A mix holds when it reaches 100 points and respects the side conditions.
Six building blocks and a summary you can share or download.
Förderquote
The subsidised share of new residential floor area. 20 % EOF and 20 % München Modell are fixed; the price-dampened share (PMB) is what grows with the quota.
Aufteilungsverbot
The share of new flats that may not be split into individually owned apartments. Selling the block as a whole stays possible, and the restrictions transfer with it.
Bindungsdauer
How long the rent and occupancy restrictions and the Aufteilungsverbot run. The 55-year step arrived with the October 2024 update.
Social infrastructure contribution
Paid per m² of new residential floor area towards day care places and primary schools, where the scheme is what creates the need. Steps above the Grundmodell of 175 € require evidence that the planning actually leaves the city with those follow-on costs.
Both are voluntary. Nobody has to offer land, and neither the city nor a cooperative can be required to buy it.
Sale to the city
The share sold meets part of the quota: the city builds and runs the subsidised housing on that land itself. Sold at fixed values, at least 2,500 m² of floor area, handed over undeveloped and free of encumbrances. Should the city decline in an exceptional case, cooperatives have to be approached instead; if that produces no agreement either, despite documented efforts, the points are credited regardless.
Sale to cooperatives
The share of floor area sold to housing cooperatives or Mietshäusersyndikate. Open only with a Konzeptvorlage: the cooperative has to show a contribution to developing the quarter.
60 % of new residential floor area bound, of which 20 % EOF, 20 % München Modell and 20 % PMB. Aufteilungsverbot 80 %. Bindungsdauer 40 years. Infrastructure contribution 175 € per m².
| Block | Held | Current | Points |
|---|
Press “Compare this mix”, then change the blocks: both stay on screen, block by block.
The link carries the combination you selected, so whoever opens it sees this mix rather than the basic model. The PDF is a one-page summary of the same configuration.
The point tables.
| Step | Points |
|---|---|
| 40 % | 5 |
| 45 % | 15 |
| 50 % | 25 |
| 55 % | 35 |
| 60 % | 40 |
| 65 % | 50 |
| Step | Points |
|---|---|
| 50 % | 5 |
| 55 % | 5 |
| 60 % | 10 |
| 65 % | 15 |
| 70 % | 20 |
| 75 % | 25 |
| 80 % | 30 |
| 85 % | 35 |
| 90 % | 40 |
| 95 % | 45 |
| 100 % | 50 |
| Step | Points |
|---|---|
| 40 years | 10 |
| 55 years | 25 |
| Step | Points |
|---|---|
| 100 € | 5 |
| 125 € | 10 |
| 150 € | 15 |
| 175 € | 20 |
| 200 € | 25 |
| 225 € | 30 |
| 250 € | 35 |
| Step | Points |
|---|---|
| none | 0 |
| 5 % | 5 |
| 10 % | 10 |
| 15 % | 15 |
| 20 % | 20 |
| 25 % | 25 |
| 30 % | 30 |
| 35 % | 35 |
| 40 % | 40 |
| 45 % | 45 |
| 50 % | 50 |
| Step | Points |
|---|---|
| none | 0 |
| 10 % | 5 |
| 20 % | 10 |
| 30 % | 15 |
Two side conditions sit outside the arithmetic. The Aufteilungsverbot has to be chosen at least as high as the Förderquote, and the 40 % quota step is only admissible alongside a sale of 40 % of the residential building rights to the city.
Putting a scheme in context
ALP.X develops and invests in Munich and beyond. To talk through a plot or a running zoning procedure, get in touch.
Contact us →This page is an orientation aid, not legal advice. Only the Verfahrensgrundsätze of the City of Munich, in the version in force at the time, are authoritative.
Source: City of Munich, SoBoN 2021 as amended by the city council resolution of 2 October 2024. Sozialgerechte Bodennutzung at the City of Munich
Tables last checked against the source on September 16, 2026.
