Overall risk
MediumCondition unknown, electrics and roof
| Status | For sale through an agent, 2,696,000 kr |
| Area | 177 m² (105 m² ground floor, 72 m² attic floor), plot 1,260 m² |
| Rooms | 6 rooms, 4 bedrooms according to the listing |
| Built | 1976, 27 m² covered area added in 2024, garage 32 m² |
| Heating | District heating (fjernvarme) and a wood stove from 2001 |
| Energy label | C, valid until 13.04.2031 |
| Bought for | 2,203,000 kr, April 2022 |
| On the market | Since 23.06.2025, 469 days |
| Report date | 5 October 2026 |
A tidy villa in Gug with a large plot, a garage and a warm interior in the photos. The current owner bought it in April 2022 for 2,203,000 kr and is now asking 2,696,000 kr, 22% more. The listing has been up since 23.06.2025, 469 days so far, while the typical selling time in the area is about 119 days. The price per m² (15,232 kr) is lower than the asking prices of all similar villas currently for sale in 9210 (median 18,333 kr/m²), so the delay does not seem to be about price alone. The electrician's report contains 19 remarks, 7 with a risk of electric shock and 2 with a fire risk, and it expired on 13.06.2026. There is no condition report in the package, but the salgsopstilling mentions a "rødt hus" (red house) and a "gult hus" (yellow house). The roof is asbestos cement, about 50 years old. Indicative market corridor 2.3-2.65m kr, low confidence. We would not advise bidding without fresh reports and a roof inspection.
What would change this conclusion. A tilstandsrapport without "red" damage, new clean electrical reports, a roof inspection showing a long remaining life, and a price closer to 2.4-2.5m kr would lift the assessment to "Acceptable".
The listing says "rigtig fin stand" ("in very good condition") and has nice photos. The documents and registers say more.
The elrapport (electrical report) is valid from 13.06.2025 to 13.06.2026, so it expired 114 days ago elrapport p. 1. It has 7 "shock risk" remarks, 2 "fire risk", 8 simply "illegal" and 2 "check". Among them: no protective earth conductor in the sockets of three bathrooms and the utility room, no separate fuse group for lights and sockets (3 groups found, 4 needed for 177 m²), a defective fuse holder in the panel, and flexible cable used as fixed wiring. Ejerskifteforsikring (seller-change insurance) does not cover these faults, because they are already recorded in the report elrapport p. 6.
The salgsopstilling says a tilstandsrapport exists, with "Rødt hus" and "Gult hus" salgsopstilling p. 3. We have not seen it and do not guess its contents. All that follows from this line is a minimum: at least one "critical" and at least one "serious" damage item. Ask for the full report, its date (valid for 6 months) and whether the faults were fixed.
Listed since 23.06.2025 at 2,696,000 kr, and we see no price changes Boliga, Boligsiden. The typical selling time in the area is about 119 days, and the usual discount is 4.4% Boliga. Of 42 villas in 9210, only five have been listed for 330 days or more Boliga calc. The price per m² here is lower than all 7 similar villas currently for sale. So the market seems to be turning it down for other reasons: condition, reports, the 2.7m budget level or the roof. We do not know the exact reason, and a conversation with the agent will show it.
BBR: "Fibercement herunder asbest" (fibre cement including asbestos) BBR. In the photo the roof is dark grey and stained, with a roof window brochure p. 1. Asbestos cement lasts up to 80 years at a 45 degree pitch, 50-60 at a low pitch Bolius. The remaining life is unknown and needs an inspection assume. Replacement costs about 2,600 kr/m² turnkey (DI, March 2026) DI. Fitting solar panels or new roof windows is regulated work with asbestos BEK 1328/2025.
The label calculates 583 m³ and 16,692 kr a year at 2021 prices. In the salgsopstilling the seller states 23,150 kr for the last year energimærke, salgsopstilling p. 3 +39%. The period is not given. The radiators only have return valves without thermostatic control, and the hot water tank is a 2002 Termix One without insulation energimærke p. 6-8. No simple explanation is visible, so you need the bills.
The salgsopstilling says the area has no separate sewer system (separatkloakering) and none is in the wastewater plan until 2032 salgsopstilling p. 3. When the municipality requires separation, the owner pays for their own plot. The range is 10,000-105,000 kr depending on the plot Bolius. A 1,260 m² plot may mean a figure nearer the top of the range assume.
BBR shows a 27 m² covered area from 2024 (plastic) Boligsiden. The electrician recorded: "intet fast elinstallation at lokalisere i overdækken bag garage, stålskur og haveskur" (no fixed electrical installation to locate in the covered area behind the garage, steel shed and garden shed) elrapport p. 5. The year built in the salgsopstilling reads "1976, 1000, 2024", and the value 1000 is not credible salgsopstilling p. 2. Ask for the permit or building notification, and whether anything was done to the electrics.
The premium of 7,316 kr a year (42 kr/m²) is calculated for the seller's insurance "FDM via Tryg" salgsopstilling p. 3. FDM is a membership scheme, so it may not be available to you. The cost needs to be recalculated.
The "Condition" category cannot be scored honestly without a tilstandsrapport (condition report), so it is excluded and the total is built on five categories. Colours: red below 40, yellow 40-59, green 60 and above.
| Category | Weight | Score | Why |
|---|---|---|---|
| Price | 25% | 45 | At the upper end of the corridor, only 3 sales to compare with, and the asking price is 22% above the 2022 purchase. |
| Condition | 20% | N/A | No tilstandsrapport, and the salgsopstilling says "rødt hus, gult hus". |
| Area | 20% | 70 | School 720 m, Lidl 180 m, bus stop 240 m, radon and water risk normal, with a servitut (easement) for a noise screen. |
| Liquidity | 15% | 15 | 469 days on the market against a typical 119. |
| Repair risk | 10% | 35 | 50-year-old asbestos roof, 19 electrical remarks, a 2002 hot water tank, sewers not separated. |
| Documents | 10% | 40 | There is a brochure, salgsopstilling, energy label and elrapport (expired), but no tilstandsrapport. |
| Type | Detached house (villa), one and a half storeys, yellow brick below and white wooden cladding on the attic floor salgsopstilling brochure p. 1 |
| Years | Built 1976, covered area 2024 BBR |
| Area | 177 m² (105 m² ground floor, 72 m² attic floor). Garage 32 m², covered area 27 m² salgsopstilling p. 2 |
| Plot | 1,260 m², salgsopstilling p. 2 |
| Rooms | 6 rooms. The brochure says 6/4 (rooms/bedrooms), the salgsopstilling title page says 6/6. By the description there are four bedrooms: a main one and three children's rooms brochure, salgsopstilling |
| Walls and roof | Brick, cavity wall with an inner layer of lecaelementer (lightweight clinker blocks, 150 mm); roof "fibercement herunder asbest" energimærke p. 4, 12 BBR |
| Heating | Fjernvarme (district heating, direct heating), wood stove from 2001 in the living room energimærke p. 6. Source: BBR and the label description, both say fjernvarme BBR |
| Bathrooms | Two: a guest bathroom downstairs with a shower, and one on the attic floor with a corner bath salgsopstilling |
| Layout | The floor plan in the brochure is "indicative, no liability accepted" brochure p. 2 |
This house was already sold on 28.04.2022 for 2,203,000 kr (12,446 kr/m²) after a cut from 2,395,000 kr, and the asking price before that was 2,495,000 kr. The ask now is 2,696,000 kr (15,232 kr/m²), which is +22% over 4.4 years Boliga calc. The nearest sold comparisons are below. The filter has been widened, because a strict filter (year ±5, area ±20%, 12 months) leaves almost none:
| Address | Date | m², year | Price | kr/m² |
|---|---|---|---|---|
| Neighbouring villa in the area (small plot) | 05.2026 | 129, 1976, asbestos roof | 2,752,000 | 21,333 |
| Villa in the next block | 04.2026 | 127, 1975, asbestos roof | 1,802,000 | 14,189 |
| Villa on the same street | 02.2025 | 147, 1976, concrete tiles | 2,227,000 | 15,150 |
| This house (previous sale) | 04.2022 | 177, 1976 | 2,203,000 | 12,446 |
| Villa on the same street | 02.2021 | 186, 1976, roof without asbestos | 2,714,000 | 14,591 |
Source: Boliga, sales history of neighbouring villas, as of 05.10.2026. For the third row the asking price was 2,400,000 kr, the discount 7.2% and the time on the market 152 days. For the second row the discount was 10% and the time 11 days. The last row from 2021 is shown only as a guide for the same street, and its price predates the rise in interest rates. We do not know the condition of the homes sold.
| Method | Result |
|---|---|
| Sales 2025-2026 (n=3) | 14,189-21,333 kr/m², median 15,150. For 177 m² that is roughly 2.51-2.68m kr, but large houses are usually cheaper per m², so the top end is probably overstated calc, n=3 |
| Asking prices of similar villas in 9210 (n=7) | Median 18,333 kr/m² (range 15,668-21,732, years 1967-1984, 147-200 m²). These are asking prices, not sales, and most have been listed for 30-330 days Boliga calc |
| Discount from asking price | 4.4% on average in the area, which for this ask is about 2.58m kr Boliga calc |
| Owner's 2022 purchase | 2.2m kr, and there were more homes for sale then Boliga |
| Foreløbig vurdering (preliminary valuation) | 2,615,000 kr. This is not a market price. An older valuation on Boliga from 10.2022 was 1,600,000 kr salgsopstilling p. 2 Boliga |
| Asking price today | 2,696,000 kr, 15,232 kr/m² salgsopstilling |
For a villa, the tilstandsrapport is the main document on condition. The salgsopstilling says the report exists and is rated "Rødt hus, Gult hus", but it is not in our package salgsopstilling p. 3. All that follows from this line is a minimum: at least one critical and one serious damage item. We do not guess which. A report is valid for 6 months and we do not know its date, but the elrapport was made on 13.06.2025, so the tilstandsrapport from the same time is most likely expired too assumption. Under the huseftersyn (home inspection) rules, a seller without valid reports is not released from the ten-year liability, and according to the text of the elrapport a house not sold by the expiry date must be inspected again elrapport p. 13.
What is known for houses of this era (context, not a diagnosis):
The report dates from 13.06.2025, was valid until 13.06.2026 and has expired 114 days ago elrapport p. 1. The icons are not visible in the PDF text, so we read them from the pages as images elrapport p. 6-8. The seller's answers: no problems with current, no repairs and no DIY work, and the HFI (residual current device) has not tripped elrapport p. 4. The electrician confirmed that the answers match the inspection.
| Type | Count | What it means |
|---|---|---|
| Fire risk | 2 | No separate fuse group for lights and sockets, 4 needed for 177 m² and 3 found (since 1975, one group per 50 m²). No junction box over the lamp in the garage. |
| Shock risk | 7 | No protective earth conductor in the sockets of the bathroom on the 1st floor, the utility room and the bathroom downstairs; parts of the wiring too close to the shower; a defective fuse holder in the panel; box covers; a green-yellow wire used for something other than its purpose. |
| Illegal | 8 | Loose entries into the panel, cables wrongly led into boxes, flexible cable used as fixed wiring, the wrong cable, an outdoor light with the wrong protection class. |
| Check | 2 | Lights and cable in the recessed lamps on the facade ("pl-dåse over indbygningslampe"). |
Basis: the cover of the agent's brochure (the exterior from the front and back) and the kitchen photo (p. 1, 6). We viewed the remaining brochure pages at reduced size and draw no conclusions from them that are not clearly visible. These are the agent's photos, not an independent survey.
| Element | What is visible | What follows |
|---|---|---|
| Roof | Large dark grey sheets with stains and a coating, a small window in the slope, pitch about 35-40 degrees (estimated from the photo) brochure p. 1 | It looks like asbestos cement, as BBR says. It needs inspecting for cracks, moss, fixings and the areas around the small window. Fitting a window into an asbestos roof is also regulated work: ask who fitted it and when. |
| Facade | Ground floor in yellow brick, attic floor in white wooden cladding, white wooden windows brochure p. 1 | Wooden cladding needs painting every few years. Ask when it was last painted and whether there is rot in the lower part. |
| Driveway and retaining wall | Wide paving with grass in the joints, a stepped retaining wall of concrete blocks brochure p. 1 | Cosmetic. The wall holds back a slope, so check its condition and whether it has cracks or leans. |
| Rear facade and terrace | Brick chimney, covered terrace, a dark extension with a flat roof and a separate shed brochure p. 1 | The chimney needs a sweep's inspection (500 kr in the ejerudgift, running costs). The flat roof of the extension: ask what it is made of and whether it leaks. |
| Kitchen | White cabinets, black worktop, wooden ceiling, parquet or laminate, a radiator under the window brochure p. 6 | Tidy and fine for its age. The panelled ceiling hides the wiring above the kitchen: the electrician found remarks on cables in the kitchen and dining room elrapport p. 7. |
Not visible in the photos: the inside of the roof and the attic, the condition of the windows, the bathrooms in detail, the panel, pipes, the floor under the covering, the foundation. We did not see aerial images or Street View for this report.
Heating: fjernvarme (district heating) with a direct connection, the unit is in the utility room energimærke p. 6. The source is confirmed twice: BBR says fjernvarme/blokvarme, and the label describes a fjernvarmestik (district heating connection) BBR. The label does not propose a switch to fjernvarme, so the house is already connected, and the 1973 servitut on fjernvarme means a duty to connect, so a heat pump instead of district heating is not an option. Hot water: a 2002 flow-through Termix One without insulation energimærke p. 8. The radiators only have return valves without room temperature control, and there is no weather compensation or night setback energimærke p. 6-7. The 2001 wood stove is not included in the label energimærke p. 6.
| Source | Per year | Note |
|---|---|---|
| Label calculation (2021) | 583 m³, 16,692 kr | 20.38 kr/m³ and a fixed charge of 4,815 kr, 2021 prices energimærke p. 12 (16,791 kr in the salgsopstilling) |
| Actual consumption per the label | confidential | For single-family houses the label does not publish it energimærke p. 1 |
| Last year per the seller | 23,150 kr | Period not stated salgsopstilling p. 3 |
The difference is 6,458 kr (+39%) calc. Part of it may be explained by tariff changes since 2021, and part by the family's actual way of living. Ask for the bills for three years with the number of m³, not just the amount.
The label's proposals. Label C is valid from 13.04.2021 to 13.04.2031, and after all the proposals it would be A2010. The only "cost-effective" proposal: extra insulation of the vertical and horizontal knee walls (skunk spaces) to 300 mm, 10,267 kr in 2021 prices, saving 287 kr a year energimærke p. 3, 10. Today this work probably costs 12,000-25,000 kr assume. The other proposals are less profitable and only worth doing during renovation: roof slopes (100 mm of insulation), windows from thermo glass to energy glass (saving 1,676 kr a year), a new floor on the ground with 50 mm of insulation (1,884 kr), thermostatic valves (806 kr), 3.6 kW solar panels facing east and west (2,417 kr) energimærke p. 4-11. Panels on an asbestos roof mean regulated installation, and the label did not take the plan restrictions or the condition of the roof into account.
| Item | Per year, kr | Per month, kr |
|---|---|---|
| Ejendomsværdiskat (property value tax) salgsopstilling p. 4 | 10,669 | 888 |
| Grundskyld (land tax) salgsopstilling | 7,311 | 608 |
| Home insurance (FDM via Tryg, may not be available) salgsopstilling | 7,316 | 610 |
| Refuse collection, rats, chimney sweep salgsopstilling | 4,308 | 359 |
| Ejerudgift (running costs) per the salgsopstilling | 29,604 | 2,467 |
| Heating for the seller's last year salgsopstilling | 23,150 | 1,929 |
| Total known calc | 52,754 | 4,396 |
Not included: electricity, water, maintenance. The taxes were checked: 2,092,000 kr (80% of 2,615,000) × 0.51% = 10,669 kr, 988,000 × 7.40‰ = 7,311 kr. They are calculated from the foreløbig vurdering and will be adjusted, and the current owner's discount is personal, so their bill is not yours calc. The exact figure will come from vurderingsportalen.dk.
One-off costs on purchase calc: per the salgsopstilling you need 2,723,509 kr, of which registration of title is 18,026 kr and half the ejerskifteforsikring (seller-change insurance) premium is 9,483 kr (the full premium is about 18,966 kr). The salgsopstilling includes a seller's mortgage deed (principal 2,150,000 kr) for an afgiftspantebrev (a mortgage deed taken over without the registration fee) salgsopstilling p. 5. If it can be used, you do not pay the 1.25% on that amount, which saves about 26,875 kr compared with full registration of a new mortgage (about 33,838 kr on a loan of 2,561,000 kr, leaving about 6,963 kr). Check on tinglysning.dk. Rates are for 2026, so check before signing.
Ejerskifteforsikring: the Gjensidige brochure speaks of 5 years of cover, an excess of 5,300 kr per claim (maximum 53,000 kr), and the option to extend to 10 years for +50%. This is the agent's promotional material, not an offer for this house. It does not cover what is recorded in the reports Gjensidige leaflet.
| When | What | Range, kr |
|---|---|---|
| Now | New tilstandsrapport and electrical report (paid by the seller), a roof inspection by an independent professional, a lab test for asbestos in gutter dust (600-800 kr) | price on request |
| Electrical repairs for the remarks: panel, a new group, protective conductors assume | 20,000-80,000 | |
| 1-10 years | New floor or insulation of the knee walls, thermostats, windows assume | price on request |
| Replacing the 2002 Termix hot water unit assume | price on request | |
| Separatkloakering (sewer separation), if the municipality requires it Bolius | 10,000-105,000 | |
| Painting the wooden attic floor and windows, upkeep of the terrace and covered area assume | price on request | |
| Big | Replacing the asbestos cement roof, if the inspection shows its life is used up: 150-210 m² of roof × about 2,600 kr/m² turnkey DI March 2026 roof area estimated | 390,000-550,000 |
| PCB in the joints, if a test shows it: the owner pays, insurance does not cover it era context | depends on the case |
The roof range reflects that we estimated the roof area from the plan and did not measure it. The spread of 1.4 times is small, because the main uncertainty is whether replacement is needed in the near future at all. For the electrics the spread is 4 times, because everything depends on the electrician's quote.
Arguments (analysis, not a promise of a discount): 469 days without a buyer; the average discount in the area is 4.4%; 19 electrical remarks that ejerskifteforsikring does not cover; expired reports; no tilstandsrapport in the package; a 50-year-old asbestos roof; sewers not separated; heating 39% above the label; corridor 2.3-2.65m kr.
Before signing: new tilstandsrapport and electrical report; an expert's conclusion on the roof; a check of title, servitutter and mortgage deeds on tinglysning.dk; a valuation on vurderingsportalen.dk; your own lawyer and building expert; confirmed financing; an ejerskifteforsikring offer and home insurance for you, not the seller.
This report was prepared without a tilstandsrapport, without a survey of the house and without a valid electrical report. Basis: the agent's brochure (16 pages), the salgsopstilling (9 pages), the energimærke (15 pages), the elrapport (15 pages), Gjensidige leaflets, public registers and market data. The market corridor has low confidence: three sales, none with the same area and age in the last year. The roof, electrics, PCB, asbestos and damp must be assessed by a professional.
Conflicts we showed rather than hid: rooms/bedrooms (6/4 in the brochure, 6/6 in the salgsopstilling); "lettere forurenet" in the salgsopstilling against "contamination not marked" on the map; the 2022 valuation of 1,600,000 kr against the foreløbig vurdering of 2,615,000 kr; heating of 16,692 kr on the label against 23,150 kr from the seller; the year built "1000" in the salgsopstilling.
Sources (as of 5 October 2026): Boliga (sales history of neighbouring villas and the list of villas for sale in the area); Boligsiden (climate, schools); danskadresseapi and BBR (house data and distances); Bolius (asbestos, PCB, separatkloakering); DI (roof replacement price, March 2026); BEK 1328/2025; skat.dk (registration rates). Links to pages for specific addresses have been removed for anonymity.
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