Overall risk
Not assessedCondition closed, no reports
| Status | Not listed. Sold privately in July 2026, the ad ran for 9 days, no active listing as of 5 October 2026 |
| Type | Detached single-family house (fritliggende enfamiliehus, villa), one floor and a basement |
| Area | 113 m² living area, basement 112 m² per BBR, plot 830 m² |
| Rooms | 4 rooms, 2 bathrooms |
| Built | 1966, garage 40 m² from 2026, basement "renovated 2023" per BBR |
| Heating | District heating (fjernvarme) |
| Energy label | C, issued 10 July 2026, valid until 10 July 2036 |
| Last price | 3,745,000 kr (July 2026), asking price was 3,995,000 kr |
| Foreløbig vurdering (preliminary valuation) | 2,366,000 kr (not a market price) |
| Report date | 5 October 2026 |
The house sold in July 2026 for 3,745,000 kr after a cut from 3,995,000 kr (6.3%) in 9 days, so it is not on the market now and the owner is most likely new. That is 58% above the foreløbig vurdering (2,366,000 kr) and 39-53% above the computer model estimates (2.46-2.70m kr). The gap has a simple cause: the models and the sales comparisons count 113 m² of living area, while BBR also shows a 112 m² basement, renovated in 2023, and a 40 m² garage from 2026. If you count 156-167 m², the median of sales gives 3.2-3.4m kr, and the price of 3.745m looks 10-18% above the median, not 60%. We do not know how much of the basement is approved living area. Corridor of methods 2.1-3.75m kr, low confidence, no single "fair" price. Condition is closed: there are no reports. If the house comes up for sale, you need fresh reports and documents for the basement and garage before bidding (list below).
What would change this conclusion. A confirmed approved living area for the basement, clean reports and an asking price closer to 3.2-3.5m kr would lift the price rating to "Acceptable". A missing basement permit or damp in it would lower it to "Caution".
There is no "rigtig fin stand" ("in very good condition") advert here, only open registers and market data. They say more than it seems.
Boliga counts the sale on 113 m² and gets 33,142 kr/m². Boligsiden divides the same price by an area of about 167 m² and gets 22,425 kr/m² Boliga, Boligsiden calculation. The median of 14 similar villas sold over the year is 20,409 kr/m². On 113 m² that is 2.31m kr, on 156-167 m² it is 3.18-3.41m kr calculation. So 3.745m looks "expensive" or "in range" depending on whether the basement counts as living area. This is price question number one. For the buyer it follows: do not compare price per m² without the same area basis, and ask for a document on the approved living area.
BBR shows a 112 m² basement and the entry "renovated 2023" Boligsiden, BBR. The label counts 156 m² of heated area, which means about 43 m² of basement in the heat calculation DinGeo, energimærke inferred from the area difference. In Denmark a basement can only be used as living space with a permit. Radon ranges from "very low" to "medium" by source, the soil is meltwater sand and gravel, and the groundwater is about 3.7 m down DinGeo, Boligsiden. Taken together: damp and radon in the basement are a risk that the tilstandsrapport covers only in part estimate. What to do: ask for the permit and the invoices for the 2023 work, a damp inspection and a radon test.
For a villa, the main condition document is the tilstandsrapport (condition report), supplemented by the electrical report. They are not in the public domain, because the house is not for sale Boligsiden, Boliga. We do not guess at the content. Earlier reports that may have existed for the July sale may already have expired (a tilstandsrapport is valid for 6 months, an electrical report for 12) assumption. The house is from 1966, so "context" topics such as PCB in joints and asbestos in tile adhesive are only a subject for inspection, not a proven defect era context.
Boligsiden: "mulig påvirkning ved en 2-års hændelse", which is a strong flag Boligsiden. DinGeo rates the downpour risk as moderate, the height is 8.3 m above sea level, and storm surge from the sea is not a threat DinGeo, danskadresseapi. Standard home insurance covers a downpour, but does not cover rising groundwater or sewer backflow without a downpour Bolius. The basement makes this flag more important. Before buying, request an insurance quote with the terms for your address.
Boligsiden says "very low", DinGeo says "medium" and cites 2022 data: 37% of surveyed houses in Aalborg exceeded 100 Bq/m³ Boligsiden, DinGeo. A house from 1966 was built before the 1998 radon protection requirements. The conflict cannot be settled without a measurement: a test over 2-3 months in the heating season costs 600-900 kr, and a radon system 15,000-75,000 kr Bolius.
BBR: "fibercement uden asbest" BBR, danskadresseapi. Asbestos cement was banned in Denmark in 1986, so 1966 sheets without asbestos are unlikely, and it is more likely that the roof was replaced later or BBR is recorded inaccurately conclusion. The year of the roof replacement is unknown. Ask for the roof invoice and year, and until then do not treat it as new.
The foreløbig vurdering of 2,366,000 kr gives ejendomsværdiskat of 9,653 kr and grundskyld of 7,554 kr a year calculation. The sale price is 58% above the valuation calculation. If Vurderingsstyrelsen raises the valuation to the market level, taxes will rise, and the previous owner's tax discount does not pass to you estimate. Add a margin to the monthly costs.
The ad from 16 July at 3,995,000 kr closed after 9 days, sold for 3,745,000 kr Boliga, Boligsiden. The median time to sell villas in 9200 per DinGeo is 153 days, so this house went 17 times faster DinGeo calculation. 72 days have passed since the end of July. A new owner is unlikely to sell soon: the double costs of buying and selling eat the gain. If the house still appears on the market this quickly, that is a signal to ask "why" estimate.
The categories "Condition", "Repair risk" and "Documents" cannot be rated without reports, so they are excluded and the total is built on three categories. Colours: red below 40, yellow 40-59, green from 60.
| Category | Weight | Score | Why |
|---|---|---|---|
| Price | 25% | 40 | Spread of methods 2.1-3.75m kr, the last price is 58% above the foreløbig vurdering, and the answer depends on the area basis of the basement. |
| Condition | 20% | N/A | No reports, the house is not for sale. |
| Area | 20% | 60 | Bus stop 100 m, shop 620 m, schools 0.8 km, but a 2-year downpour flag and conflicting radon data. |
| Liquidity | 15% | 70 | Sold in 9 days against an area median of 153 days. |
| Repair risk | 10% | N/A | No rating without reports. All we know is the 2023 basement and the 2026 garage. |
| Documents | 10% | N/A | The document package does not exist yet, the list of what to ask for is below. |
Status on 5 October 2026. The address is confirmed in four sources (Boliga, Boligsiden, DinGeo, danskadresseapi): all give the same 1966 house with the same 4 rooms and plot. There is no active listing. Latest history: ad on 16 July 2026 at 3,995,000 kr, sale on 24-25 July at 3,745,000 kr, ad taken down Boliga, Boligsiden. DinGeo gives the last sale as "11 September 2026", most likely a registration or transfer date, which we have not confirmed DinGeo explanation. Confirm the status manually before any step.
| Type | Detached single-family house (BBR: fritliggende enfamiliehus), one floor and a basement, brick walls BBR, danskadresseapi |
| Buildings per BBR | 1) main house from 1966, 113 m² living area, 4 rooms, 2 bathrooms, basement 112 m²; 2) garage 40 m² from 2026, walls "other material", low-pitch roofing felt roof with a "green roof" Boligsiden, BBR |
| Roof | Fibre cement without asbestos BBR. Year of replacement unknown, see the signals |
| Updates per BBR | Windows 2015, kitchen 2016, basement "renovated 2023" Boligsiden. No full list of works |
| Plot | 830 m², one building zone (byzone), the house plus garage take up about 18% of the plot danskadresseapi calculation |
| Heating | District heating (fjernvarme). The source was checked twice: BBR says fjernvarme/blokvarme, the label names the supplier Aalborg Varme A/S BBR DinGeo. There is no oil tank in the register, but a house built before 1970 could have an unregistered one DinGeo era context |
| Different area bases | Living area 113 m², area on the label 156 m², Boligsiden's price-based calculation gives about 167 m² Boliga, DinGeo, Boligsiden. The three figures do not match, and that is not an error but different methods. None of them proves how much of the basement is approved as living space |
| Owner | We do not give names. The earlier transfer in 2015 was a transfer within the family, not a market price Boliga |
A single price for this house does not exist, because there are no documents and the area basis is not known. Below are all the methods in one table, so you can see why they differ. The sales comparisons are selected by rules: year 1961-1971, area 89-133 m², private sales, last 12 months. 14 sales in 9200 fit, so the sample is enough, but the area in Boliga for the comparisons is only the living area.
| Villa sold | Date | m², year | Price | kr/m² |
|---|---|---|---|---|
| Villa A | 05.2026 | 129, 1965 | 2,603,000 | 20,178 |
| Villa B | 05.2026 | 121, 1963 | 1,598,000 | 13,207 |
| Villa C | 04.2026 | 127, 1967 | 2,952,000 | 23,244 |
| Villa D | 04.2026 | 93, 1966 | 1,203,000 | 12,935 |
| Villa E | 03.2026 | 125, 1966 | 2,127,000 | 17,016 |
| Villa F | 02.2026 | 126, 1967 | 1,562,000 | 12,397 |
| Villa G | 02.2026 | 116, 1969 | 1,753,000 | 15,112 |
| Villa H | 02.2026 | 129, 1966 | 2,173,000 | 16,845 |
| Villa I | 02.2026 | 124, 1965 | 2,968,000 | 23,935 |
| Villa J | 01.2026 | 114, 1967 | 2,353,000 | 20,640 |
| Villa K | 12.2025 | 127, 1967 | 3,172,000 | 24,976 |
| Villa L | 11.2025 | 102, 1963 | 2,303,000 | 22,578 |
| Villa M | 11.2025 | 121, 1964 | 5,052,000 | 41,752 |
| Villa N | 10.2025 | 119, 1971 | 3,188,000 | 26,790 |
| This house | 07.2026 | 113, 1966 | 3,745,000 | 33,142 |
Source: Boliga, search of sold villas in 9200 as of 5 October 2026. Villa M (42 thousand kr/m²) stands out, probably because of features not visible in the list. Without it n=13, median 20,178 kr/m². We do not know the condition of these houses.
| Method | Result |
|---|---|
| 1. Last private price (n=1) | 3,745,000 kr in July 2026, a 6.3% discount from the asking price of 3,995,000, 9 days. That is 33,142 kr/m² on 113 m² or 22,425 kr/m² on 167 m². One fact, and it includes everything the buyer found valuable, including the basement and garage Boliga, Boligsiden calculation |
| 2. Median of sold villas (n=14) | 20,409 kr/m², interquartile range 15,545-23,762. On 113 m² that is 2.31m kr (1.76-2.69m) calculation |
| 2b. The same on a larger area basis | On 156 m² (area on the label) 3.18m kr, on 167 m² (area per Boligsiden) 3.41m kr. This is how the market would treat the basement as full living area calculation area assumption |
| 3. Asking prices of similar villas (n=6) | Filter widened to 1961-1971 and 99-149 m², because the strict filter gives only one. Median 18,660 kr/m², on 113 m² 2.11m kr (1.83-2.23). The average ask for villas in 9200 per DinGeo is 19,792 kr/m², which is 2.24m kr. These are asking prices, not sales Boliga, DinGeo calculation |
| 4. Computer models (DinGeo) | BoIQ 2.455m, Geomatics 2.477m, Realkreditrådet per m² 2.698m, DinGeo aggregate 2.613m kr. The "market listings" method gives 3.07m kr. Models usually do not see the 2023 basement and the 2026 garage DinGeo assumption |
| 5. Foreløbig vurdering | 2,366,000 kr, land 1,276,000 kr, as of 1 July 2025. This is not a market price: it is 58% below the last sale. Older valuations from 2022 differ by almost a factor of two between two sources, so we do not use them DinGeo, Boligsiden |
| 6. Sales on the same street 2019-2021 | Three houses of 157-169 m², sold 01.2019, 03.2019 and 07.2021 for 2,418,000, 3,128,000 and 2,983,000 kr (15,401-18,509 kr/m²). The data is old, from before the rate rises, not adjusted for time, and the area probably includes a basement. A guide only Boliga |
For a villa, the tilstandsrapport (condition report) is the main condition document, and the electrical report (elinstallationsrapport) supplements it. Neither is in the open registers, because the house is not for sale, and on boligejer.dk only the owner can see them, through MitID Boligsiden, Boliga. We do not guess the content. A working assumption: if the reports were made before the July sale, the tilstandsrapport (valid for 6 months) may already have expired, while the electrical report (12 months) may still be valid assumption. A new sale needs fresh reports.
What is known from the registers for houses of this era (context, not a diagnosis):
The electrical report is not available, so we do not count remarks by category (fire risk, shock risk, illegal, check). For a house from 1966 after the 2023 basement work, this is the key document: an electrician should inspect the fuse board, the earthing of wet rooms and the new lines in the basement. Ejerskifteforsikring (change-of-ownership insurance) does not cover faults written in the report. Ask for a report no older than 12 months, and if there is none, the seller pays for ordering a new one advice.
The ad is closed, we did not open the agent's photos, and Google Street View, maps and aerial images are not embedded in the report. So this section has no line about how the roof, facade, kitchen or basement look: it would be invented. DinGeo has aerial images for 1928-2025 (22 years), but we did not open them as images DinGeo.
Heating: fjernvarme (district heating), supplier Aalborg Varme A/S. The source is confirmed twice: BBR says fjernvarme/blokvarme, the label names the supplier, and it has no "switch to district heating" proposals BBR, DinGeo. Label C was issued on 10 July 2026 and is valid until 10 July 2036, so it is current. The area on the label is 156 m² against 113 m² living area in BBR: the difference of about 43 m² is a heated basement in the calculation DinGeo calculation conclusion. The letter C is taken from the label table, not from the text. We have not seen a fjernvarme servitut, so whether one exists is unknown.
| Source | Per year | Note |
|---|---|---|
| Label calculation (2026) | 19.4 MWh, 21,500 kr | About 1.11 kr per kWh, plausible for district heating DinGeo calculation |
| Actual consumption per the label | Not enough data | For a single-family house the label does not publish it, and DinGeo does not show it either. Routes: the label, DinGeo |
| Owner's bill | Not enough data | No salgsopstilling. It can be closed with three years of bills in MWh |
A three-way check was not possible, because there is only the label calculation.
Label proposals and what they mean (prices from the 2026 label, wider ranges will come after quotes). Solar panels 28,800 kr, saving 1,700 kr a year: the roof has no asbestos per BBR, so there are no asbestos restrictions, but the roof year is unknown. Internal wall insulation 50 mm 12,900 kr, saving 1,300. External basement insulation 200 mm 165,500 kr, saving 3,800 kr a year, a payback of over 40 years, so this is not a "profitable" proposal. Doors 7,400 kr (200), roof insulation 150 mm 12,100 kr (200), circulation pump 6,800 kr (100), loft hatch 4,000 kr (100). All proposals together give a saving of 7,400 kr a year, label B DinGeo. The basement proposal confirms that the basement is heated. For comparison: the label "price" does not account for your constraints and is not a contractor's quote, so allow a margin of 30-50% estimate.
| Item | Per year, kr | Per month, kr |
|---|---|---|
| Ejendomsværdiskat on the foreløbig vurdering | 9,653 | 804 |
| Grundskyld (Aalborg 7.40 per mille) | 7,554 | 630 |
| Taxes total calculation | 17,207 | 1,434 |
| Heating per label calculation DinGeo | 21,500 | 1,792 |
| Known total calculation | 38,707 | 3,226 |
Not included: insurance, water, electricity, waste, upkeep of the 830 m² garden, fitting out the basement. Taxes: 2,366,000 × 80% × 0.51% = 9,653 kr, 1,276,000 × 80% × 7.40‰ = 7,554 kr. They are calculated on the foreløbig vurdering of 2.366m kr, which is 58% below the sale price. If the valuation is revised, taxes will rise, and the current owner's discount is personal. Check at vurderingsportalen.dk.
One-off costs when buying calculation. For scale, at the last sale price of 3,745,000 kr: registration of title 1,850 kr + 0.6% = 24,320 kr. Registration of the mortgage 1,825 kr + 1.25% of the loan. If the seller has an afgiftspantebrev (a mortgage deed whose registration fee is already paid), you can avoid paying the 1.25% on its amount. Check at tinglysning.dk skat.dk. Half the ejerskifteforsikring premium and your lawyer and surveyor come on top. 2026 rates, check before signing.
| When | What | Range, kr |
|---|---|---|
| Now | New tilstandsrapport and electrical report (the seller pays), damp inspection of the basement, radon test 600-800 kr, your surveyor | price on request |
| If the basement is not approved as living space: permit, compliance with regulations (damp protection, escape routes, ventilation) estimate | price on request, range from 0 to many hundreds of thousands | |
| 1-10 years | Radon system, if the test shows an excess Bolius | 15,000-75,000 |
| Separatkloakering, if the municipality requires it Bolius | 10,000-105,000 | |
| Loft, door and hatch insulation and a pump per the label, label prices from 2026 DinGeo | 30,000-45,000 | |
| Tax increase, if the valuation is raised to the market: the difference depends on the new valuation estimate | price on request | |
| Large | Roof replacement, if the year and condition are poor: area unknown, guide 1,857 kr/m² without asbestos DI March 2026 roof area not measured | price on request |
| PCB in the joints, if a test shows it: the owner pays era context | depends on the case |
The ranges are wide, because without reports we do not know the condition. The spread for the basement permit is deliberately large: from "all fine" to a rebuild.
It can be considered, on conditions: 1) the approved living area of the basement is confirmed by documents; 2) the tilstandsrapport and electrical report are fresh (the tilstandsrapport no more than 6 months old, the electrical report no more than 12) and show no critical damage in the basement, roof or electrics; 3) a radon test below 100 Bq/m³ or a known price for a system; 4) downpour insurance is available on reasonable terms; 5) the asking price is compared on the same area basis, not with 33 thousand kr/m². This is an analysis, not a promise of a discount: the market in this area is fast.
Arguments for bargaining, if the conditions are not met: the gap between the models at 2.46-2.70m and the asking price; no permit for the basement or garage; new tax after a revision of the valuation; uncertainty about the 1966 roof; possible radon; the downpour flag.
Questions for the owner (through the agent):
The exact list of documents to ask for, if the house comes up for sale. The agent sends them through the "download salgsmateriale" form (we do not fill it in for you):
Before signing: check ownership, servitutter and charges at tinglysning.dk; the valuation at vurderingsportalen.dk; your own lawyer and building surveyor; confirmed financing; quotes for ejerskifteforsikring and insurance for you.
The report is built only from open data: no documents about the house, no inspection, no photos. So condition is closed (gate), repair risk and documents are not rated, and confidence in the price is low. The date and status in this report are as of 5 October 2026, confirm them manually.
Conflicts we showed instead of hiding: radon "very low" (Boligsiden) against "medium" (DinGeo); area 113 m² (BBR, Boliga) against 156 m² on the label and 167 m² by Boligsiden's calculation; price per m² of 33,142 against 22,425 kr; date of the last sale 24-25 July (Boliga, Boligsiden) against 11 September (DinGeo); the foreløbig vurdering differs by a few thousand kr between two sources, and the 2022 valuations by almost a factor of two; number of villas in the area 17 (DinGeo) against 52 (Boliga).
What we could not check: the full document package, approval of the basement, permits, current servitutter (tinglysning.dk), actual heat consumption, roof year, whether the sewage is separated, internet, distance to the flagged area, bus timetable.
Sources (as of 5 October 2026): Boliga (address page; search of sold villas in 9200; villas for sale in 9200; time-on-market statistics); Boligsiden (BBR, sales history, radon, downpour, schools); DinGeo, overview of 9200 and address pages (BBR, valuation, label, servitutter, images); danskadresseapi (distances, noise, air); Plandata; Vejdirektoratet (soil); skolegang.dk, Sofiendalskolen and Vester Mariendal Skole; Danmarks Statistik STRAF11; sm.dk, list of forebyggelsesområder 2025; Bolius (radon, PCB, separatkloakering, insurance); DI (roof price, March 2026); skat.dk (registration rates).
BoligCheck reads the documents for one house the way the example above does: 299 kr, usually delivered within 24-48 hours.
This is an information analysis, not a valuation and not legal advice.
The same topics in plain language. If something in the example applies to you, start here.