Overall risk
Not determinedAssociation finances closed
| Status | For sale, 497,000 kr. First asking price in May 2026: 612,000 kr |
| Area | 62 m², two floors, 2 rooms (living room and one bedroom), shed 3 m² |
| Built | 1986, year of major renovation not stated |
| Monthly association payment | 2,775 kr (boligydelse), heating separate at about 467 kr |
| Heating | District heating (fjernvarme) |
| Energy label | A2010 in the listing, B for this flat in the label table, valid until 08.01.2031 |
| Technical price | 698,000 kr (price plus your share of the association's debt) |
| On the market | About 150 days, two price cuts |
| Report date | 5 October 2026 |
A tidy two-storey 62 m² flat with a terrace near the university. The legal maximum price is 616,000 kr, the asking price is 497,000 kr, which is 119,000 kr (19%) less. But this is not a discount to the market: the first asking price in May was 612,000 kr, almost at the maximum, and over 150 days it was cut twice (562,000, then 497,000) Boligsiden. The technical price, meaning the price plus your share of the association's debt, is 698,000 kr. The association owes Nordea about 15.7m kr, and the document does not state the interest rate, the term or whether there is a swap. The nøgleoplysningsskema and the accounts (regnskab) are not in the package, so we cannot assess the association's finances. Also: Boligsiden shows a possible impact from a cloudburst once every 2 years, subletting is banned by the articles, and there are no rules on a maximum loan against the share. We do not name a fair price range until we see the regnskab (low confidence). Place a bid only after the association's documents have been checked.
What would change this conclusion. A regnskab with no floating rate or swap, a funded repair plan (roof, pipes, heating unit) and a stable boligydelse would lift the rating to "Acceptable". A variable rate, a large new loan or a shortfall in the reserve would lower it to "Caution".
The listing says "velindrettet" ("well laid out") and "professionel administrator" ("professional administrator"). The documents and registers say more.
In the salgsopstilling the agent calculated the technical price from the nøgleoplysningsskema (item K2), so the document exists but was not added to the package salgsopstilling p. 4. Without it you cannot see the reserve, the planned repairs or what the boligafgift covers. Ask the agent for it and the regnskab before you bid. The agent warns that the technical price is "not always complete" because of swaps and repayment holidays salgsopstilling p. 4.
Two Nordea loans of type "kontantlån": 15.1m long-term and 0.56m with a term of up to a year. The term ("udløb") is not stated, and personal liability is "ej oplyst" (not stated) salgsopstilling p. 5. The type "kontantlån" does not say whether the rate is fixed or variable. Your share of the debt is about 1.4%, which is about 219,000 kr. If the whole amount were on a variable rate, +1 percentage point is about 2,200 kr a year on your share (about 183 kr a month), +3 points about 550 kr a month scenario, not a forecast.
This flat has been on the market about 150 days, and the price was cut from 612,000 to 562,000, then to 497,000 Boligsiden. Two more flats from the same group of buildings (17 flats in the label) are for sale at the same time, two more on the same or a neighbouring street, and one flat of the group has stood for 5 months Boliga energimærke p. 10-18. For Aalborg overall the average time to sell is 214 days Boliga. We do not know the reason: it could be the price, the restrictions, the debt, or simply supply exceeding demand.
The maximum price is 616,000 kr (formula: share of the property 610,000 + fixtures 6,000), and the "nedslag" (reduction from the maximum) is 119,000 kr salgsopstilling p. 4. The first asking price of 612,000 kr was almost at the ceiling, so the "nedslag" is the seller's history of price cuts, not a measure of value. There are no improvements (forbedringer) or condition deductions in the calculation, so there is nothing to verify, but nothing to add either salgsopstilling p. 4.
The association calculates the value of the share from the offentlig vurdering (public valuation) as of 17.03.2025, 59.5m kr for the whole complex salgsopstilling p. 2. This is not a market price. Your share (about 1.4%) of the association's property is sensitive: if the valuation falls by roughly 14%, the margin between the price and the share disappears calc. In addition, the seller warns that the grundskyld (land tax) is calculated provisionally and may be adjusted retroactively, which hits the boligafgift salgsopstilling p. 3. The gap between 59.5m minus the debt of 15.7m and the share base of 43.7m needs an explanation in the regnskab calc.
Subletting is banned by the articles of association, no venteliste (waiting list) is stated, and the association has not adopted rules on a maximum loan against the share (marked "Nej") salgsopstilling p. 5. For a foreign buyer who may change country, this means you cannot let the flat out, and a sale depends on a buyer with an andelslån. The absence of a limit on other members' loans may raise the risk of instability in the association assume.
The listing and the cover of the label say A2010 salgsopstilling, energimærke p. 1. But the label's table of buildings for this flat (62 m²) says "Energimærke ... B", "after cost-effective proposals B", "after all proposals A2010" energimærke p. 10. So A2010 is the potential after all measures, not the current state. The buyer can contest the label within a year of taking over the flat energimærke p. 20. Check the letter in the Energistyrelsen register.
Boligsiden: an impact from a "2-year event" cloudburst is possible, while groundwater, sea and watercourses are not a threat Boligsiden. This is a strong flag, because a 2-year event is frequent. Standard building insurance covers cloudbursts, but not water rising from the ground general rule, check the association's policy. Ask the association about cloudburst damage and plans for diverting water.
For a co-op flat with no tilstandsrapport (condition report, not prepared for a co-op flat) and no maintenance plan from the association, the categories "Condition" and "Repair risk" cannot be rated fairly, so they are excluded and the total is built on four categories. Colours: red below 40, yellow 40-59, green from 60.
| Category | Weight | Score | Why |
|---|---|---|---|
| Price | 25% | 55 | 19% below the maximum and a margin to the share of the property, but whether it is a good deal depends on the association's debt and reserve, which we have not seen. |
| Condition | 20% | N/A | No tilstandsrapport (normal for a co-op flat), no maintenance plan from the association. |
| Area | 20% | 55 | Bus stop 110 m, shop 640 m, very low radon, but a cloudburst once every 2 years and the general classification "lettere forurenet". |
| Liquidity | 15% | 30 | 150 days and two price cuts, three similar listings nearby, subletting banned, no public data on co-op flat sales. |
| Repair risk | 10% | N/A | Collective repairs (roof, pipes, heating unit) depend on the association's plan, which is missing. |
| Documents | 10% | 25 | The salgsopstilling and energimærke are there, but not the nøgleoplysningsskema, regnskab, articles of association or budget. |
| Type | Co-op flat (a share in a co-operative) in a two-storey red-brick townhouse, black metal canopies over the entrances salgsopstilling p. 1 salgsopstilling, cover |
| Years | Built 1986, year of major renovation not stated salgsopstilling p. 2, energimærke p. 10 |
| Area | 62 m² living area, shed 3 m². Other flats in the group range from about 60 to 100 m² salgsopstilling p. 2, energimærke p. 10-18 |
| Rooms | "2 værelser": living room with kitchen downstairs and one room upstairs. The upper "repos" (open landing above the living room) is marked "åben" (open) on the plan, so it is not a separate bedroom plan, PDF p. 5 salgsopstilling |
| Building | Terraced, two floors, roof "tagpap med lille hældning" (roofing felt with a low pitch), 35 cm cavity brick walls, double-glazed windows danskadresseapi energimærke p. 4 |
| Share in the association | About 1.4% of the property share and 1.4% of the boligafgift, in an association of roughly 72 equal shares in total calc from the fordelingstal salgsopstilling p. 2 |
| Extras | Terrace, shed 3 m², shared parking with video surveillance, playground, professional administrator. Fixtures included in the price: washing machine and wardrobe (6,000 kr) salgsopstilling p. 1, 2 |
| Layout | The floor plan is "indicative, no liability" salgsopstilling p. 5 |
For a co-op flat we do not compare the price with the public valuation, we do not calculate annual growth and we do not say "expensive or cheap" against the market. There are three questions: is the maximum calculated correctly, are the improvements documented, and what does the share really cost together with the association's debt.
| Calculation line | kr |
|---|---|
| Share of the association's property (andel i foreningens formue) | 610,000 |
| Improvements (forbedringer) | blank |
| Specially fitted fixtures (washing machine, wardrobe) | 6,000 |
| Deductions for condition and defects | blank |
| Maximum price under § 5 | 616,000 |
| Reduction from the maximum (nedslag) | -119,000 (19.3%) |
| Asking price | 497,000 |
| Your share of the association's debt minus current assets | +201,000 |
| Technical price (the real cost of entry) | 698,000 |
Source of the table: the agent's calculation salgsopstilling p. 4. The maximum adds up correctly: 610,000 + 6,000 = 616,000 calc. There are no improvements, so there is nothing to confirm. The technical price is 40% higher than the asking price (698 vs 497) because you take on a share of the debt. The agent writes that it is "oftest ikke fuldstændig retvisende" (most often incomplete), because the agent cannot see swaps and repayment holidays.
Basis of the maximum. The association uses the offentlig vurdering (public valuation) as of 17.03.2025, 59.5m kr for the whole complex salgsopstilling p. 2. Of the four permitted bases (purchase price, valuarvurdering, frozen 2012 valuation, indexed 2012 valuation) this is the public valuation, not the market value Tænk. What happens if the valuation changes: the share of the property, and with it the maximum price, change proportionally. If the valuation falls by 14%, the 119,000 kr margin between the share and the price disappears, and if it rises, the maximum goes up calc. Whether the revaluation is limited (a freeze, 42 months for a valuarvurdering) will be shown by the articles of association and the regnskab.
What about comparables. Co-op flat sales are not publicly registered (a share is not real property in the tingbog, the land register), so they are not on Boliga: in 9220 only owner-occupied flats (ejerlejlighed), houses and holiday homes are shown for recent years Boliga. Listings in the same complex and neighbouring ones:
| Listing | Area, year | Asking price | kr/m² | Time on market |
|---|---|---|---|---|
| This property | 62 m², 1986 | 497,000 | 8,016 | about 150 days |
| Flat from the same group of buildings | 98 m², 1986 | 1,037,000 | 10,582 | 1 month |
| Flat from the same group of buildings | 88 m², 1986 | 898,000 | 10,205 | 5 months |
| Flat on the same street | 90 m², 1986 | 957,000 | 10,633 | 1 month |
| Flat on a neighbouring street | 97 m², 1986 | 993,000 | 10,237 | 2 months |
Source: Boliga, co-op flat listings in 9220 as of 05.10.2026, n=4, median asking price 10,410 kr/m². These are asking prices, not sales, and an asking price depends on each flat's share of the property and debt, which we do not know. The other flats are larger, so the kr/m² comparison is weak Boliga calc, n=4.
As a reference point from the market for owner-occupied flats (ejerlejlighed), a strict filter (year ±5, area ±20%, last 12 months) finds nothing in 9220: only new 2018 studios of 45-50 m² sold there, at 23-25k kr/m². We widened the filter to 9000-9220, year 1980-1992, area 50-75 m², open-market sales, last 12 months. This gives n=7, median 27,900 kr/m², range 20,400-34,500, the lower group three sales at 20.4-22.0k kr/m² (1983-1989), the upper group 27.9-34.5k (small flats and one house from 1981). This is mostly central Aalborg, not the university district, so the micro-market is different Boliga calc, n=7 against a threshold of 8.
| Method | Result |
|---|---|
| Legal maximum | 616,000 kr, a ceiling, not a valuation salgsopstilling p. 4 |
| Asking price | 497,000 kr, 8,016 kr/m², cut from 612,000 to 562,000 to 497,000 Boligsiden |
| Technical price | 698,000 kr, 11,258 kr/m² calc |
| Owner-occupied flats 1980-1992 in 9000-9220, n=7 | 20-34k kr/m², for 62 m² that is 1.26-2.14m kr, low confidence calc |
| Co-op flat listings from 1986 in 9220, n=4 | 10,205-10,633 kr/m², median 10,410 Boliga |
A tilstandsrapport (condition report) is not prepared for a share in a co-operative, and its absence is not a warning sign. The condition of the building is the association's business here: the roof, facade, pipes and heating unit are repaired from the contributions of all members. So instead of a report we look for a maintenance plan (vedligeholdelsesplan), which is not in the package. What is known from the documents:
A condition report is not mandatory for this type of property, but an inspection of the flat by a specialist before signing is possible and useful.
Basis: the cover and three pages of photos in the salgsopstilling (living room, kitchen, stairs, room upstairs, bathroom, terrace, view from the balcony), which we opened and looked at. These are the agent's photos, taken in spring (daffodils are in bloom on the cover), the exact date is not stated, and they are not an independent inspection.
| Element | What is visible | What follows from it |
|---|---|---|
| Facade and canopies | Red brick, black metal canopies over the entrances, black wooden cladding on the sheds cover, PDF p. 4 | Wooden parts need regular painting. This is shared property: ask who pays and how often. |
| Living room and kitchen | Light floor (parquet according to the description), open space, kitchen with white fronts, black hob, extractor, tiles, open stairs to the second floor PDF p. 3 | Tidy and fit for its age. The open stairs have a handrail; for small children check the gap between the balusters and the height. |
| Room upstairs | Sloping ceiling, bed and desk in an open space, a high open parapet with horizontal slats PDF p. 3 | Horizontal parapet slats are easy to climb, which is a risk for children. The overall look is spacious, but the ceiling is low: room height 2.35 m plan, PDF p. 5. |
| Bathroom | Shower cubicle with glass doors, tiles, washing machine in the bathroom PDF p. 4 | Household appliances next to water: ask about waterproofing and the date of renovation. The washing machine is included in the price (900 kr in the calculation). |
| Terrace and view | Tiles, hedge, fencing, view of a courtyard with parking and identical houses PDF p. 2, 4 | The terrace is private, but neighbours are on all sides; check the courtyard and parking noise in the evening. |
Not visible: the roof, loft, fuse box, pipes, heating unit, the condition of the floor under the covering, a basement or crawl space. We did not open aerial images or Street View for this report.
For a co-op flat this is the most important part. Here is what is known from the salgsopstilling and what is missing:
| Item | Known | Not known, whom to ask |
|---|---|---|
| Association debt | Nordea, kontantlån, 15.1m (long-term) and 0.56m (up to a year), about 15.7m kr in total p. 5 | Rate, fixed or variable, reset date, swap, term, personal liability. The nøgleoplysningsskema |
| Repayment | No repayment holiday, the short-term part is 556,000 kr a year p. 5 | Whether the schedule is stable and whether it will increase |
| Boligydelse | 33,300 kr a year: boligafgift 11,500, fællesudgifter 17,900, water (on account) 2,700, arbejdsweekend (work weekend) 1,200 p. 4 | What the boligafgift covers. It is probably the financing part: if 11,500 is 1.4% of the whole association, that is about 820k a year for the whole association, which in order of magnitude matches the payment on a 15.7m loan assume |
| Reserve and repairs | Nothing stated | Regnskab, budget, vedligeholdelsesplan, meeting minutes |
| Valuation basis | Offentlig vurdering 17.03.2025, 59.5m kr p. 2 | Whether there is a limit on revaluation, what happens to the andelskrone when it changes |
| Land tax | Calculated provisionally, retroactive recalculation possible p. 3 | The amount, the reserve for it, the effect on the boligafgift |
| Loan limits | No rules on a maximum loan p. 5 | How many members have loans against their share |
| Letting | Banned by the articles of association p. 5 | Exceptions, venteliste, sale rules |
Heating: fjernvarme/blokvarme (district heating). The source is confirmed twice: the salgsopstilling and BBR say fjernvarme, and the label describes a direct fjernvarmeanlæg with hot water through an instantaneous heater salgsopstilling p. 3, energimærke p. 6-7 danskadresseapi. The label does not propose a heat pump or solar heating as cost-effective. The radiators have thermostatic valves on all units energimærke p. 6. Heating is paid separately from the boligydelse salgsopstilling p. 3.
The label letter. The label is valid from 08.01.2021 to 08.01.2031, about 5 more years. The cover and the salgsopstilling show A2010, but the building table for this flat (62 m²) says: now B, after cost-effective proposals B, after all proposals A2010 energimærke p. 1, 10. Of the 17 flats in the label, eight have B and nine have A2010 energimærke p. 10-18 calc. So for this flat A2010 is a potential, not the current state. The difference does not directly affect the price of a co-op flat, but it shows that the listing overstates the class.
| Source | Per year | Note |
|---|---|---|
| Label calculation for the whole group (17 flats) | 2,905 m³, about 108,000 kr | 20 kr/m³ plus a fixed charge of 49,630 kr, 2021 prices energimærke p. 2, 18 |
| This flat's share by area (62 of 1,420 m²) | about 127 m³, about 4,700 kr | A rough approximation, the label gives no per-flat calculation calc |
| Actual consumption according to the label | confidential | For single-family houses the label does not publish it energimærke p. 1 |
| Last year according to the seller | 5,600 kr | Period not stated salgsopstilling p. 3 |
The seller paid about 19% more than the rough calculation (900 kr). Part of the difference is the change in tariffs since 2021 and lifestyle, and part is the error in our area-based approximation. Ask for the bills for three years in m³, not just the total calc.
The label's proposals. All proposals save little, and their costs are not stated in the label because none is cost-effective: extra loft insulation 100 kr a year, roof slopes 2,000, flat roof 1,600, front doors 2,200, floor on the ground 4,800, ceiling over the passage 300. In total about 11,000 kr a year for the whole group out of 108,000 energimærke p. 3-5, 9. These are building-level works, so the association pays, and they matter only with a major roof or floor renovation.
| Item | Per year, kr | Per month, kr |
|---|---|---|
| Boligafgift salgsopstilling p. 4 | 11,500 | 958 |
| Fællesudgifter (shared costs) | 17,900 | 1,492 |
| Water, on account | 2,700 | 225 |
| Arbejdsweekend (contribution to shared work) | 1,200 | 100 |
| Boligydelse according to the salgsopstilling | 33,300 | 2,775 |
| Heating for the seller's last year salgsopstilling p. 3 | 5,600 | 467 |
| Total of the known items calc | 38,900 | 3,242 |
| Andelslån: interest on 80% of the price (398,000 kr) at a rate of 5-7% | 19,900-27,900 | 1,660-2,320 |
| Total with the loan (indicative) | 58,800-66,800 | 4,900-5,560 |
Not included: electricity, internet, contents insurance, water above the amount on account, repayment of the loan principal. The andelslån rate assumption, a bank offer is needed: these loans are usually more expensive than a mortgage and often variable Tænk. The boligydelse works out at 537 kr/m² a year. There is no ejendomsværdiskat (property value tax) for a co-op flat, and the grundskyld (land tax) is paid by the association, so it is part of the boligafgift Tænk.
One-off costs at purchase calc: the price of 497,000 kr plus the adkomsterklæring (title declaration, 1,500 kr) gives 498,500 kr. The association's fee for a change of owner (ejerskiftegebyr) is blank in the salgsopstilling, so it needs to be clarified. Registration of the charge for the andelslån and the bank's costs (documents, valuation, fee) are not stated in the salgsopstilling: ask the bank. Note: there are no existing charges (afgiftspantebrev) that could reduce the registration fee salgsopstilling p. 3. The 0.6% registration fee rule for real property cannot be applied mechanically here, because you are buying a share, not property check with the bank and a lawyer.
The agent writes that other costs are not included in the "kontantbehov" (cash requirement), and the list after this line is empty salgsopstilling p. 4.
| When | What | Range, kr |
|---|---|---|
| Now | Nøgleoplysningsskema, regnskab, articles of association, vedligeholdelsesplan: free from the agent. An andelslån offer from two or three banks | 0 for documents |
| The association's fee for a change of owner (ejerskiftegebyr) and the bank's loan costs assume, not stated in the salgsopstilling | get a quote | |
| 1-5 years | A rise in the boligafgift if the association's loans are on a variable rate: +1 point is about 2,200 kr a year on your share, +3 points about 6,600 scenario | 2,200-6,600 a year |
| Retroactive recalculation of the land tax, which hits the boligafgift salgsopstilling p. 3 | Not enough data | |
| Your own repairs: painting wooden parts, replacing appliances and windows in your flat assume | get a quote | |
| Major | Replacing the 1986 felt roof, the heating unit, pipes and facades: financed by the association through the boligafgift, contributions or a new loan. There is no figure, a vedligeholdelsesplan is needed assume | Not enough data |
| A 14% fall in the public valuation would remove the 119,000 kr margin calc | up to 119,000 | |
| A long sale: the flat has been on the market about 150 days, and you pay the boligydelse and the andelslån the whole time Boligsiden calc: 4,900-5,560 a month | 24,500-28,000 for 5 months |
The range spans +1 to +3 points because it depends on whether the variable rate applies to all of the debt or only part of it. There are no sums for repairs on purpose: without the association's plan any figure would be invented. The long-sale row: 5 months multiplied by the lower and upper limit of the monthly costs with the loan (4,900-5,560).
Arguments (analysis, not a promise of a discount): 150 days on the market; two price cuts from 612,000 to 497,000; two more flats from this group and two nearby are for sale at the same time, one for 5 months; fremleje is banned and there are no rules on a maximum loan; the technical price is 698,000 kr against an asking price of 497,000; there are no documents on the association's finances. The asking price is already 19% below the maximum, so the room for negotiation may be small. A cautious bid below the asking price is possible, but the result is not known in advance. It is more useful to ask for time and conditions: a letter from the agent that your bid depends on approval of the nøgleoplysningsskema, the regnskab and the andelslån assume. A transfer agreement (overdragelsesaftale) signed only by you is an offer to the seller, and the agent represents the seller salgsopstilling p. 1.
Before signing: the nøgleoplysningsskema, regnskab, articles of association and maintenance plan, read by you and your lawyer; andelslån offers from two or three banks; an inspection of the flat by a specialist; a check of the label letter in the Energistyrelsen register; your own lawyer; confirmed financing, but not before the documents. Registration and services at tinglysning.dk.
The report was prepared without the nøgleoplysningsskema, regnskab, articles of association, budget and maintenance plan of the association, and without an inspection of the flat. Basis: the salgsopstilling (9 pages), the energimærke (38 pages, with the sections on the group of buildings and the flat tables read), the agent's photos, public registers and market data. Confidence on price is low, and the association's finances are "not enough data". There is no public data on co-op flat sales, so the comparison with ejerlejlighed is imprecise (central Aalborg, n=7 against a threshold of 8). The roof, pipes, humidity and heating unit must be assessed by a specialist.
Conflicts we showed rather than hid: the label letter (A2010 in the listing and on the cover against B in the flat's table); the difference between the share base (43.7m) and the valuation minus debt (59.5 minus 15.7m); the label's heating calculation (about 4,700 kr, an area-based approximation) against the seller's 5,600 kr; "2 værelser" against a plan with an open upper part. The two sources for cloudbursts and contamination (Boligsiden, the salgsopstilling) did not give a more detailed picture.
Sources (as of 5 October 2026): Boligsiden (BBR, price history, climate), Boliga (co-op flat listings in 9220, sold ejerlejlighed 9000-9220, average time to sell), danskadresseapi (BBR data, distances), Energistyrelsen (label, via the package), Tænk, what you need to know before buying a co-op flat, tinglysning.dk, § 5 of the co-op housing act (maximum price).
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