Overall risk
HighCondition, basement, roofs
| Status | For sale through a local agent, 1,598,000 kr (original price 1,698,000 kr, reduced 11.08.2026) |
| Area | 110 m² (60 m² ground floor, 50 m² attic floor), plot 350 m² |
| Rooms | 5 rooms per the salgsopstilling (sales brochure), two bedrooms per the floor plan |
| Built | 1880, carport 38 m², outbuilding 35 m², pavilion about 8 m² (not in BBR) |
| Heating | District heating (fjernvarme) |
| Energy label | D, valid until 12.09.2032 |
| Bought for | 1,378,000 kr, September 2022 |
| On the market | Since 5 June 2026, 122 days |
| Reports | Tilstandsrapport (condition report) valid until 21.11.2026 (47 days left), electrical report until 21.05.2027 |
| Report date | 5 October 2026 |
A small 1880 house with an attic floor, a garden and a bright interior in the photos. The asking price is 1,598,000 kr (14,527 kr/m²), after a reduction of 100,000 kr in August. The seller bought it in September 2022 for 1,378,000 kr, so the asking price is 16% higher. The seller is not an owner-occupier but an investment company that did not live here. The fresh tilstandsrapport (May 2026) lists 28 defects, 11 of them "red" (critical): the whole bathroom, two roofs, a leak under a skylight in a roof slope, and no emergency escape through a window. The electrical report shows 19 remarks, most of them technical, and the RCD works. There are three discrepancies to close before a bid: the basement (the seller and BBR say there is none, while the reports describe one with damp), asbestos in the roof (BBR says yes, the condition report is silent on the main roof) and the seller's answers, which do not match the report. The price per m² is lower than all 7 comparable sales (median 19,096 kr/m²), but the asking price plus estimated repairs (1.98-2.54m kr) is already level with or above those sales. Estimated market corridor 1.45-1.75m kr, low confidence.
What would change this conclusion. An expert opinion that the basement and roof hold no expensive surprises, a bathroom quote at the low end of the range and confirmation that the main house roof has no asbestos would raise the rating to "Acceptable". A price below 1.5m kr would also shift the balance.
The listing says "velindrettet dobbelthus" (a well-planned two-family house) and "roligt villakvarter" (a quiet villa area). The documents say more about the condition and about how the house sits in the row.
The condition report has 11 "critical" (red), 10 "serious" (yellow) and 7 "less serious" (grey) items, and no black ones. We read the colours from images of the pages tilstandsrapport p. 11-15. The bathroom has five reds in a row: the tile on the floor and walls does not hold, the plaster under the tile is weak, pipes pass through the floor without waterproofing, and there are cracks in the joints on the exterior wall tilstandsrapport p. 13. This looks like a full rebuild of the wet room, not a cosmetic job. Ejerskifteforsikring (home-transfer insurance) does not cover the defects listed in the report, so the repair falls on the buyer tilstandsrapport p. 10, 21.
The seller answered "Er der kælder? Nej" tilstandsrapport p. 18, and the salgsopstilling says "Kælder 0 m²" salgsopstilling p. 1. Yet the report has a section "Kælder, alle rum" with high floor moisture and rising damp in the walls (both yellow) tilstandsrapport p. 14, and the energy label describes an "uopvarmet kælder/krybekælder" and heating pipes in the basement energy label p. 12-13. So the space exists but is not registered as a basement. It needs an inspection, a moisture measurement, and the question of whether the areas in BBR are correct.
BBR: roofing "Fibercement herunder asbest" Boligsiden, DinGeo. The tilstandsrapport for the main house says "eternitbølgeplader uden asbest", and the age of the sheets is unknown, so the remaining life is not calculated tilstandsrapport p. 7, 24. The outbuilding has eternitskifer with asbestos and a pitch of only 1-15 degrees tilstandsrapport p. 24. Asked about asbestos, the seller answered "Nej" tilstandsrapport p. 19. An asbestos roof costs more to replace (about 2,600 kr/m², against 1,857 kr/m² without asbestos) DI, March 2026. A sample and the age of the sheets will settle the contradiction.
The seller (an investment company that did not live here, owner for 4 years) says: no cracks in the foundation, no roof leaks, no damaged windows or weak tile, no extensions or repairs tilstandsrapport p. 16-19. The report describes cracks and crumbling of the plinth, a leak under a skylight, damaged windows in the roof slopes, five defects in the bathroom and an extension on the north and west side. The only admission: "Hele facaden er ved at blive renoveret" tilstandsrapport p. 17. The answers carry no guarantee, but they matter for a dispute later tilstandsrapport p. 16.
14,527 kr/m² against a median of 19,096 kr/m² in 7 comparable sales in 9000 Boliga calc. The difference of 4,570 kr/m² gives about 500,000 kr on 110 m². The estimated repairs that follow from the report come to 385,000-940,000 kr assume. The investor bought in 2022 for 1,378,000 kr, asked 1,698,000 kr in June and 1,598,000 kr from August Boliga. The asking price plus repairs (1.98-2.54m kr) equals or exceeds the median of comparable sales (2.10m kr).
2 "fire risk" (no junction boxes behind a socket and a lamp in the outbuilding), 4 "shock risk", 9 simply "illegal" (no labelling in the fuse board, fixings), 4 "check" electrical report p. 6-8. The most important question is "is there a working earth connection" (item 16): the electrician does not know whether the earthing is done electrical report p. 8. The report is valid until 21.05.2027. Ejerskifteforsikring does not cover these remarks.
The servitut (easement) from 1900 concerns a well, a shared fire wall/gable, the road and maintenance salgsopstilling p. 10. The facade of the extension on the north side and the facade of the outbuilding on the plot boundary (i skel) were not inspected tilstandsrapport p. 8. On the grundejerforening, the salgsopstilling says "Vides ikke" salgsopstilling p. 10. The costs of the shared parts are unknown, and the text of the servitut is needed from tinglysning.dk.
The seller saw a rat in the garden, and the municipality "secured the plot" tilstandsrapport p. 19. Sewers in houses from before 1920 are often concrete or clay pipes with little remaining life, and a kloakinspektion (sewer camera inspection) is not part of the huseftersyn (house inspection) tilstandsrapport p. 3-4. A servitut from 1949 on access for sewer repair forbids building over the pipe salgsopstilling p. 10. The water supply is recorded in the salgsopstilling as "privat vandforsyningsanlæg" salgsopstilling p. 8, which is unusual for a town centre: check whether it is the public network.
The technical package is complete, so all six categories are rated. The neighbourhood association (grundejerforening) part is open, and this lowers the documents rating. Colours: red below 40, yellow 40-59, green 60 and above.
| Category | Weight | Score | Why |
|---|---|---|---|
| Price | 25% | 55 | Lower than all 7 comparable sales per kr/m², but the repairs (385,000-940,000 kr) remove that difference. The price is 16% above the seller's 2022 purchase. |
| Condition | 20% | 25 | 28 defects, 11 red, the whole bathroom, both roofs, a damp basement, attic not inspected. |
| Area | 20% | 60 | Centre, bus stop 220 m, Netto 210 m, schools 620-760 m. Minus: sources disagree on radon and heavy rain, and there are many contamination points within 500 m. |
| Liquidity | 15% | 55 | 122 days against a median of 275 days for 4 terraced houses in 9000, but the sample is small. In 2022 this house sold within a few days. |
| Repair risk | 10% | 20 | Asbestos in the outbuilding, unknown asbestos in the main roof, the basement, the bathroom, an old sewer. |
| Documents | 10% | 65 | All four documents are present and valid. Missing: grundejerforening data, actual heating bills, the seller's mortgage amount and an inspection of the attic. |
| Type | Chain house (kædehus) in a row, 1.5 storeys. The condition report calls it "Kædehus", BBR "række- og kædehus", the listing "dobbelthus". Kædehus means the houses are joined by walls or extensions tilstandsrapport p. 1 BBR |
| Ownership | Ejerbolig (own plot), no ejerforening (owners' association). On the grundejerforening, the salgsopstilling says "Vides ikke" tilstandsrapport p. 1, salgsopstilling p. 10 |
| Years | Built 1880. The year of the carport and pavilion is "1000" in the report, meaning unknown tilstandsrapport p. 8 |
| Area | 110 m² (60 m² ground floor, 50 m² attic floor). Carport 38 m², outbuilding (udhus) 35 m², pavilion about 8 m², estimated by eye and not in BBR tilstandsrapport p. 8-9 salgsopstilling p. 8 |
| Plot | 350 m², urban zone, public road salgsopstilling p. 8 |
| Rooms | 5 rooms per BBR and the salgsopstilling. Per the plan: on the ground floor a kitchen and living room in one space, a hall and a small bathroom, on the upper floor two bedrooms, a passage and a landing salgsopstilling p. 7 plan |
| Walls and roof | Cavity brick wall with plaster, eternitbølgeplader roof, an extension with a lower pitch, an outbuilding with eternitskifer containing asbestos tilstandsrapport p. 24 |
| Heating | Fjernvarme (district heating), radiators with thermostatic valves, a KVM heat exchanger for hot water energy label p. 13-14 DinGeo |
| Protection | Registered as bevaringsværdi 6 (preservation value) in the FBB list, and the salgsopstilling states plainly that there are restrictions on the building salgsopstilling p. 11. What exactly is forbidden depends on the municipality and the plans, so ask the kommune before repairing the facade |
The house sold in September 2022: asking price 1,498,000 kr, sold for 1,378,000 kr (12,527 kr/m²), 8.0% below asking, as a free sale Boliga. It is now offered at 1,598,000 kr (14,527 kr/m²), 16.0% more over 4 years. It was listed on 5 June 2026 at 1,698,000 kr and reduced on 11 August to 1,598,000 kr (-5.9%) Boliga calc. With a strict filter (year 1875-1885, area 86-130 m², 12 months) there are no comparable sales, so the filter was widened: year 1860-1915, area 76-140 m², free sales of terraced houses in 9000 over the last 12 months. That leaves n=7, below the 8 needed, so the result is indicative:
| Where | Date | m², year | Price | kr/m² |
|---|---|---|---|---|
| Same street | 11.2025 | 91, 1900 | 1,502,000 | 16,505 |
| Other street in 9000 | 11.2025 | 111, 1908 | 1,797,000 | 16,189 |
| Other street in 9000 | 04.2026 | 134, 1913 | 2,420,000 | 18,060 |
| Neighbouring street | 06.2026 | 135, 1900 | 2,578,000 | 19,096 |
| Other street in 9000 | 11.2025 | 80, 1898 | 1,727,000 | 21,588 |
| Other street in 9000 | 02.2026 | 118, 1900 | 2,708,000 | 22,949 |
| Same street | 05.2026 | 126, 1900 | 3,013,000 | 23,913 |
| This house (asking price) | 10.2026 | 110, 1880 | 1,598,000 | 14,527 |
Source: Boliga's list of sold terraced houses for 9000, as of 05.10.2026. We do not know the condition or repairs of these houses. For the latest sale on the same street, Boliga and DinGeo give different dates (May and July 2026). DinGeo valued that house by model at about 2.4m kr, and it sold for 3.0m, so it is probably much better than ours. Six houses in the historic centre (years 1780-1889, 28,900-42,400 kr/m²) are excluded as a different segment.
| Method | Result |
|---|---|
| Sales in 9000 (n=7) | 16,189-23,913 kr/m², median 19,096, interquartile range 17,283-22,269. For 110 m² that is roughly 2.10m kr (1.90-2.45m), but the condition of those houses is unknown and probably better calc, n=7 |
| The two cheapest sales | 16,189-16,505 kr/m², which for 110 m² is 1.78-1.82m kr. One of them is small (91 m²), the other has no known condition calc |
| Repairs from the report | 385,000-940,000 kr, see section 6. The median of sales minus repairs gives about 1.16-1.72m kr assume calc |
| Asking prices on the market | 4 terraced houses in 9000 are on sale now, median asking price 21,995 kr/m², median time on market 275 days. These are asking prices, not sales, and the sample is small DinGeo |
| Seller's 2022 purchase | 1.378m kr, sold a few days after coming on the market Boliga |
| Foreløbig vurdering (preliminary valuation) | 2,024,000 kr, of which land 1,370,000 kr. This is not a market price. The asking price is 79% of this figure salgsopstilling p. 8 calc |
| Asking price today | 1,598,000 kr, 14,527 kr/m² salgsopstilling |
The tilstandsrapport is valid 21.05.2026-21.11.2026, the inspection was done on 18.05.2026, and 47 days remain tilstandsrapport p. 1, 23 calc. Page 2 has no notes on revisions. The previous report was from 2022. The report says that if you receive both reports before the expiry date, new ones are not needed, even if the deal closes later tilstandsrapport p. 20, so get them in writing in advance. We read the icon colours from pages 11-15 as images: red "kritisk", yellow "alvorlig", grey "mindre alvorlig" tilstandsrapport p. 11-15.
| Part | Red | Yellow | Grey | What it means |
|---|---|---|---|---|
| Main roof | 3 | 0 | 0 | The lower layer of sheets is breaking down, sheets have slipped and gape, and on the extension the pitch is below the manufacturer's requirement. Risk of leaks in wind and rain |
| Bathroom | 5 | 0 | 0 | Tile on floor and walls, plaster, pipes through the floor without waterproofing, cracks in the joints. A full rebuild of the wet room |
| Skunk (knee-wall space) | 1 | 0 | 0 | Damp stains on the floor and wood under the skylight in the slope, and the skylight probably leaks |
| Windows | 1 | 1 | 1 | No emergency escape through a window in the bedrooms and living room (risk of injury), rot in the window facing the street, broken double glazing in the skylights |
| Outbuilding | 1 | 4 | 0 | Roof pitch below the requirement, traces of water inside, door, plinth and organic cladding in the laundry room with a risk of fungus |
| Facade and plinth | 0 | 3 | 2 | Plaster does not hold over large areas, the gable cladding of the extension rots by the window, cracks in the plinth |
| Basement | 0 | 2 | 0 | High floor moisture, rising damp and penetration in the walls, crumbling plaster |
| Kitchen, floor 1 | 0 | 0 | 4 | Loose tile and plaster, an uneven floor, cracks in the walls and wallpaper |
What is known for houses of this era (context, not a diagnosis):
The report is valid 21.05.2026-21.05.2027, and 228 days remain electrical report p. 1 calc. The icons are not visible in the PDF text, so we read them from pages 6-8 as images electrical report p. 6-8. The seller wrote that an electrician once "looked at small things" and does not know where. The electrician confirmed that the answers match the inspection and found no non-functioning legal parts electrical report p. 4-5. The attic and the skunk were not inspected (the hatch is screwed shut) electrical report p. 5.
| Type | Count | What it means |
|---|---|---|
| Fire risk | 2 | In the outbuilding there is no box behind a socket or switch and above a lamp. |
| Shock risk | 4 | No fixed terminals for loose lamps (twice, in the living room and kitchen), no cover on the box by the stairs, wire connections outside a box in the outbuilding. |
| Illegal | 9 | Oversized holes behind a lamp, cables without fixings, boxes installed not as the manufacturer instructs, a loose socket, three sockets missing in the ground floor rooms, no labelling in the fuse board (max fuse and ownership). |
| Check | 4 | Whether there are boxes behind lamps hidden by a suspended ceiling, and whether the earthing works ("Det vides ikke om jord er udført korrekt"). |
Basis: the salgsopstilling pages with photos of the interior (p. 4), bedrooms and garden (p. 5), the street view and outbuilding (p. 6), the floor plan (p. 7) and the facade photo in the energy label (p. 5). We saw the cover and page 3 only in reduced size and draw no conclusions from them. These are the agent's photos, not an independent inspection.
| Element | What is visible | What follows from it |
|---|---|---|
| Roof and facade | A yellow plastered facade, a red-brown roof covering with a skylight in the slope, grey-green wooden gable cladding, a carport with a flat roof in front, a neighbouring house with a dark roof attached at the side salgsopstilling p. 6, energy label p. 5 | The covering is red, and from the photo you cannot tell sheets from tiles, so only an inspection will show the age and material. The gable with cladding is the location of defect no. 6 in the report. |
| Garden and outbuilding | A yellow outbuilding with a dark low roof, an even lawn, a hedge, fencing, more buildings deeper in the plot salgsopstilling p. 5, 6 | The outbuilding roof is almost flat, and the low pitch is what the report names as the cause of red defect no. 25. The pavilion on the plot is not in BBR. |
| Living room and kitchen | An open space, wooden slats on the wall, a light floor, a kitchen with red fronts and white tile, a steel spiral staircase up, a radiator under the window salgsopstilling p. 4 | Tidy. The spiral staircase is compact but awkward for children or furniture: check on site. The loose tile by the kitchen table (defect no. 17) is not visible in the photo. |
| Bedrooms | A sloping ceiling with a window in the slope, light walls and floor salgsopstilling p. 4, 5 | The skylight is the location of defect no. 7 (broken double glazing) and a probable source of the damp in the skunk (no. 21). The cracks in the walls (no. 20) are not visible in the photo. |
Not visible in the photos: the bathroom (where the five red defects are), the basement or crawl space, the attic, the skunk, the windows up close, the condition of the plinth. The kitchen and bathroom are shown very compact on the plan. We did not see aerial images or Street View for this report.
| Topic | Seller or listing | Reports and registers |
|---|---|---|
| Basement | "Nej", 0 m² tilstandsrapport p. 18, salgsopstilling p. 1 | A basement section with damp, uopvarmet kælder/krybekælder in the label tilstandsrapport p. 14, energy label p. 12 |
| Asbestos | "Nej" tilstandsrapport p. 19 | BBR: asbestos in the roof, outbuilding with asbestos BBR tilstandsrapport p. 24 |
| Roof leaks | Never knew of any tilstandsrapport p. 17 | Damp stains and a leaking skylight, sheets have slipped tilstandsrapport p. 11, 14 |
| Extensions and repairs | "Nej" tilstandsrapport p. 16 | An extension on the north and west side, the facade is "being renovated" tilstandsrapport p. 8, 11, 17 |
| Foundation and tile | No cracks, tile intact tilstandsrapport p. 17-18 | Cracks and crumbling of the plinth, 5 defects in the bathroom tilstandsrapport p. 12-13 |
| Double glazing | Not broken tilstandsrapport p. 18 | Broken in the skylights tilstandsrapport p. 11 |
| Electrical report indicators in the salgsopstilling | Fire, shock, illegal, check: yes salgsopstilling p. 10 | Matches the icons: 2, 4, 9, 4 electrical report p. 6-8 |
| Tilstandsrapport indicators | Red, yellow, grey: yes, black: no salgsopstilling p. 10 | Matches: 11, 10, 7 and 0 tilstandsrapport p. 11-15 |
| Area and year | 110 m², 1880 salgsopstilling p. 8 | Matches in BBR, the report and the label tilstandsrapport p. 8, energy label p. 5 |
The seller did not live in the house and has owned it for 4 years, so may not have known many things, and the answers carry no guarantee tilstandsrapport p. 16. But under the huseftersyn rules, a seller without a valid report, or giving knowingly false answers, is not released from liability tilstandsrapport p. 22. Your lawyer will tell you what applies.
Heating: fjernvarme (district heating), radiators with thermostatic valves, hot water through a heat exchanger (brugsvandsveksler) of the KVM make, age unknown energy label p. 13-14. The source is confirmed twice: BBR and the label description both say fjernvarme BBR, DinGeo. We took the letter D from the scale table on the last page of the label and from the salgsopstilling, not from stray text energy label p. 17, salgsopstilling p. 1. The label is valid from 12.09.2022 to 12.09.2032, so almost 6 years remain. Calculation: 18,860 kWh over 110 m², about 171 kWh/m² a year energy label p. 5 calc.
| Source | Per year | Note |
|---|---|---|
| Label calculation (2022) | 18,860 kWh, 13,500 kr | 0.57 kr/kWh and a fixed charge of 2,732 kr, 2022 prices energy label p. 1, 6 |
| Salgsopstilling | "18.86 kWh", 13,500 kr | This is a copy from the label (a unit error: 18.86 thousand kWh), year 2022 salgsopstilling p. 9 |
| Actual consumption | Not enough data | For single-family houses the label does not publish it energy label p. 6, and the seller supplied no bills |
A three-way check is not possible here: two sources match because one copies the other, and there is no third. Sources we tried: the label (confidential), the salgsopstilling (a copy). What would settle it: heating bills for three years in MWh from the seller or from the heat supplier. The district network lowered its price from 1 January 2026 after years of increases, and we did not find the size of the reduction DOI. The label says that with standard use you pay 6,600 kr a year more than you need to energy label p. 1.
The label's proposals. D now, B after the cost-effective proposals, A2010 after all of them energy label p. 5. Cost-effective ones, in 2022 prices energy label p. 3: insulation of heating pipes 2,500 kr (saving 1,100 kr a year, payback about 2 years), insulation of pipes to the water heater 500 kr (300 kr a year), cavity wall insulation with granulate 12,700 kr (2,000 kr a year, about 6 years), insulation of the floor above the basement 12,000 kr (600 kr a year, about 20 years), solar panels 40,300 kr (2,700 kr a year, about 15 years) calc. Two caveats. The label assumes the cavity wall is uninsulated by estimate, while the plaster is weak according to the report, so a professional should assess wall insulation: the label itself warns about damp and crumbling of the facade. Insulating the floor above the basement assumes an unheated basement, which the seller denies, and the label advises installing ventilation because the basement will become colder energy label p. 11-12. The other proposals (skunk, internal wall insulation, windows) give 100-500 kr a year and make sense only during renovation.
| Item | Per year, kr | Per month, kr |
|---|---|---|
| Ejendomsværdiskat (property value tax) salgsopstilling p. 9 | 8,258 | 688 |
| Grundskyld (land tax) salgsopstilling p. 9 | 8,110 | 676 |
| Insurance (the seller's policy, may differ for you) salgsopstilling p. 9 | 5,040 | 420 |
| Waste collection salgsopstilling p. 9 | 3,588 | 299 |
| Rat control salgsopstilling p. 9 | 195 | 16 |
| Ejerudgift (running costs) per the salgsopstilling | 25,191 | 2,099 |
| Heating per the label calculation energy label p. 1 | 13,500 | 1,125 |
| Total known calc | 38,691 | 3,224 |
| Electricity at the label's standard use energy label p. 1 | 10,600 | 883 |
| Maintenance reserve of 1% of the price rule of thumb | 15,980 | 1,332 |
| Realistic, excluding water and mortgage calc | 65,271 | 5,439 |
Taxes checked: 2,024,000 kr × 80% × 0.51% = 8,258 kr, land 1,370,000 kr × 80% × 7.40‰ = 8,110 kr (Aalborg rate 2026). They are calculated from the foreløbig vurdering and will be adjusted through the forskudsopgørelse (preliminary tax assessment). The current owner's reduction (skatterabat) is personal and does not transfer to you calc skat.dk. The exact figure is given by vurderingsportalen.dk. The salgsopstilling does not include water, electricity, repairs, rat insurance, or road contributions if there are any. The seller's policy does not cover insects, fungus and rot in the carport, outbuilding and pavilion salgsopstilling p. 10, and the report names a fungus risk in the laundry room of the outbuilding itself, so you need your own insurance quote.
One-off costs at purchase calc: registration of ownership 1,850 kr + 0.6% of the price (9,588 kr) = 11,438 kr, half of the ejerskifteforsikring about 8,000 kr (the agent's estimate), so about 1,617,400 kr is needed in total without a mortgage. Mortgage: 1,825 kr + 1.25% of the amount, for example on a loan of 1,518,000 kr that is about 20,800 kr. The salgsopstilling says the seller's mortgage deeds are converted into afgiftspantebreve (a type of mortgage deed), which can be used to reduce the fee, but it does not give the amount of the mortgage deed salgsopstilling p. 11. Not enough data to calculate the saving. Sources tried: the salgsopstilling (no amount), tinglysning.dk (a buyer's request is needed). Check on tinglysning.dk. Rates for 2026, check before signing skat.dk.
Ejerskifteforsikring: the report gives no premium or terms. The minimum term is 5 years. It does not cover what is written in the reports, and here that is 28 defects and 19 electrical remarks tilstandsrapport p. 21. So the real cover will be narrow: hidden defects outside the listed items and places that were not inspected (the attic, the facade on the plot boundary).
The condition report gives no prices tilstandsrapport p. 2, so all figures below are our estimate, based on areas measured roughly from the plan and on market ranges. The ranges are wide because the causes of the damage (damp in the basement, the state of the roof under the sheets, hidden damage behind the tile) are not known without an inspection.
| What | Minimum, kr | Realistic, kr | Maximum, kr |
|---|---|---|---|
| Bathroom: full rebuild of the wet room (5 reds) | 70,000 | 100,000 | 160,000 |
| Main roof: replacement if repair does not help, 80-100 m² × 1,857-2,600 kr/m² DI, March 2026 | 150,000 | 200,000 | 260,000 |
| Outbuilding roof: 35-45 m² with asbestos × about 2,600 kr/m² | 90,000 | 100,000 | 120,000 |
| Facade and plinth (plaster, gable cladding), the seller says he is repairing it | 30,000 | 60,000 | 120,000 |
| Emergency escapes through windows in three rooms | 15,000 | 30,000 | 60,000 |
| Skylight and the leak in the skunk | 10,000 | 20,000 | 30,000 |
| Basement: from ventilation to drainage, cause unknown | 10,000 | 40,000 | 150,000 |
| Electrics, depending on the earthing | 10,000 | 20,000 | 40,000 |
| Total calc | 385,000 | 570,000 | 940,000 |
Not included: the sewer (30,000-100,000 kr and more if an inspection shows it), an asbestos sample and possible removal, lead in paint, the attic (not inspected), the pavilion, windows beyond the emergency escapes, cosmetics. The spread on the basement is the largest (15 times), because the cause decides whether ventilation is enough. The roof needs only repair, not replacement, if an inspection shows the sheets are in good condition, and then it is much cheaper assume.
| When | What | Range, kr |
|---|---|---|
| Now | An inspection by a building expert, an asbestos sample on the roofs, a moisture measurement in the basement, a sewer camera inspection, a radon test (600-900 kr) Bolius | price on request |
| Repairs of the red defects: bathroom, roof, skylight, emergency escapes, outbuilding roof, electrics assume | 385,000-940,000 (all items) | |
| 1-10 years | The KVM heat exchanger of unknown age, heating pipes, pipe insulation (2,500 kr in 2022 prices), granulate in the wall 12,700 kr in 2022 prices after an inspection energy label p. 3 assume | price on request |
| The old sewer, if an inspection shows defects Bolius assume | 30,000-100,000 and more | |
| A radon system, if the test shows excess Bolius | 15,000-75,000 | |
| Painting windows and cladding (with a lead check), care of the garden and hedge assume | price on request | |
| Large | Grundejerforening fees or shared works on the shared parts, if they exist unknown | Not enough data |
The repairs in the top row have a spread of 2.4 times, because they consist of eight separate items, and the main uncertainty lies in the basement and the roof. The real cost of ownership is about 5,400 kr a month without a mortgage, 2.6 times the ejerudgift of 2,099 kr in the salgsopstilling.
Arguments (analysis, not a promise of a reduction): 11 red defects and an uninspected attic; repairs of 0.39-0.94m kr that the ejerskifteforsikring does not cover; a basement the seller does not acknowledge; the contradiction on asbestos; seller answers that diverge from the report; a price 16% above the 2022 purchase by the investor seller; an asking price plus repairs that is not below the median of comparable sales; the corridor of 1.45-1.75m kr. On the other hand, the price has already been reduced by 5.9%, and the tilstandsrapport is valid only until 21.11.2026, so a cautious bid without checks is risky.
Before signing: written copies of the tilstandsrapport and the electrical report before 21.11.2026; your own building expert for the basement, roof and damp; an asbestos sample; a sewer camera inspection; a check of ownership, servitutter and mortgage deeds on tinglysning.dk; a valuation on vurderingsportalen.dk; your own lawyer; confirmed financing; a quote for ejerskifteforsikring and home insurance for you; a repair reserve.
The report was made without an inspection of the house, without the neighbourhood association's documents, without actual heating bills and without the amount of the seller's mortgage. Basis: the salgsopstilling (12 pages), the tilstandsrapport (24 pages), the electrical report (14 pages), the energy label (17 pages), public registers and market data. The market corridor has low confidence: n=7 after widening the filter, unknown condition of the comparable houses, repairs estimated widely. The roof, damp, lead, asbestos, sewer and earthing must be assessed by a professional.
Conflicts we showed instead of hiding: the basement (the seller and BBR say "none" against the report and the label); asbestos in the roof (BBR "yes" against the tilstandsrapport with no mention for the main roof); radon (very low, medium, class 1); heavy rain (no impact against a possible risk); the seller's answers against the defects in the report; "privat vandforsyningsanlæg" in the salgsopstilling; the unit "18.86 kWh" in the salgsopstilling against 18,860 kWh in the label; the sale dates of the neighbouring house differ in Boliga and DinGeo; the year of the carport and pavilion "1000".
Sources (as of 5 October 2026): Boliga (listing and sales history of this house, the list of sold terraced houses in 9000, time-on-market statistics); Boligsiden (BBR, history, radon, schools); DinGeo (BBR, radon, heavy rain, soil, statistics for 9000); danskadresseapi (distances); skolegang.dk (schools); Bolius (asbestos, lead, sewer, radon, boundary wall); DI (roof replacement price, March 2026); DOI (district heating price); skat.dk (registration and tax rates); tinglysning.dk, vurderingsportalen.dk.
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.