This is an informative pre-purchase analysis, built on your documents, for a buyer who may not read Danish property documents fluently. It is not a public valuation, not legal or financial advice, and not a structural building survey; it does not replace your lawyer, your bank, or the owners' association's own documents. Every piece of information carries a source; uncertain points are flagged. * The owner's fee does not cover advance heating/water payments (see "The real monthly cost").
The flat is genuinely beautifully and thoroughly renovated, in a striking 1916 factory building centrally located in the city, and the price sits within normal range of what comparable flats in the neighbourhood are selling for. But a condition report and an electrical installation report will never be prepared for this flat, and the owners' association's accounts, budget and minutes have not yet been received. For an owner-occupied flat, that last point is actually the most important thing to sort out, because it's the owners' association, not you, that decides on the roof, façade and drainpipes.
The sales listing (salgsopstilling) is the seller's story. Here's the same flat checked against public registers and photos. Green = how it's sold. Red = how it is.
What isn't in the listing, but should be in your bid.
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The property's full price history shows: taken off the market more than two years ago at a markedly lower price than today, relisted recently at a significantly higher price, and since then one price cut down to the current asking price market history. That's not necessarily a bad sign, since a thorough renovation might explain the jump, but it's exactly the kind of question you should ask directly rather than guess at.
For an owner-occupied flat, missing accounts/budget/minutes is a bigger risk point than a missing condition report: it's the association, not the individual owner, that decides and pays for the roof, façade, drainpipes and stairwell. An unexpected special assessment in the six-figure range is the classic surprise in exactly this situation standard risk principle for owner-occupied flats.
For an owner-occupied flat with no condition report, electrical report or owners' association accounts, it's more honest to show a status picture than to guess a single overall number.
The categories marked N/A or GATE are structurally impossible to score for this home. That's not because we're short on time, but because the documents will never be prepared (condition/electrical) or have not yet been received (owners' association finances).
Unlike a detached house, where a missing condition report is the main concern, for an owner-occupied flat it is the owners' association's financial health that determines whether an unpleasant bill is waiting. The owners' association, not the individual owner, decides and pays for the roof, façade, drainpipes, staircases and courtyard.
| Item | Status | Source |
|---|---|---|
| Allocation ratio | The flat's share of common expenses and votes is stated in the listing. | listing |
| Security registered to the association | There is a registered charge (security) in favour of the association, which reduces the available change-of-ownership loan. Ask your bank specifically about the effect on your financing. | listing |
| Accounts & budget | Not received. Cannot be assessed until these are available. | missing |
| General meeting minutes | Not received. Would show whether major works (roof/façade/drainpipes) have been announced. | missing |
| Joint mortgage/loan | Not disclosed whether the association has joint debt and on what terms. | missing |
| Bylaws | Registered relatively recently. Pets not allowed; subletting permitted under the terms of the bylaws. | listing |
10 pages of the listing were reviewed as images, not just as text, including the floor plan and every interior photo.
| What the photos show | Assessment | Source |
|---|---|---|
| Open kitchen with dark, quality-looking cabinets, a dark stone-look countertop and an island, in a consistently modern style | New, well kept | photo |
| Bathroom: compact, white, modern fittings and an illuminated mirror cabinet | New, well kept | photo |
| Room with a sloped ceiling under the roof, confirming location on the top residential level | Normal for the floor | photo |
| Shared courtyard: parts of the surrounding buildings look more worn than the street façade | Typical for older block housing | photo |
| The building's ground floor has visible commercial signage (café/bar), confirming mixed use | See the energy label section | photo |
The floor plan's north arrow was read directly and cross-checked against the building's actual orientation on the plot. The compass rose shows north rotated roughly 20-30° clockwise relative to the drawing's vertical "up" direction.
With that offset, the flat's large window sections in the open kitchen face predominantly north to north-west, which fits well with the listing text: plenty of even daylight without harsh afternoon sun, and an open view over neighbouring rooftops rather than direct sightlines into the flat. That also explains why the photos show a bright but not strongly sunlit room.
Asking price 2,295,000 kr. (~31,400 kr./m²) listing. That is ●●.●% above the preliminary public valuation listing, a normal level for a fully renovated flat in a central, historic neighbourhood, not a warning sign in itself.
Three comparable sales were found, one of them in the same building (see the locked key finding above). The median of the three is ●●,●●● kr./m². The asking price is ~7-8% above this median, which is explainable by a newer and more thorough renovation than the comparable sales.
Here the owner's fee is actually already stated excluding advance heating and water payments, but those two items are effectively part of your fixed monthly payment to the association.
| Item | Amount | Source |
|---|---|---|
| Owner's fee (tax, insurance, share of common expenses) | 2,742 kr./mo. | listing |
| Advance heating payment | 687.50 kr./mo. | listing |
| Advance water payment | 270.83 kr./mo. | listing |
| Real total running cost | ~3,700 kr./mo. | calculation |
With a beautifully renovated interior, there isn't a strong technical negotiating card in the flat itself. The real negotiating card is in the process:
Secondarily: ask directly why the flat disappeared from the market for over two years and came back at a higher price: the answer determines whether it's a neutral or a positive signal.
| Factor | What we found | Source |
|---|---|---|
| Radon | Very low risk, as expected for a flat on the 3rd floor, where the distance from the ground itself markedly reduces the risk. | public sources |
| Groundwater / sea level rise | No expected impact. | public sources |
| Cloudburst (heavy rain) | Possible impact from a "2-year event", a comparatively frequent recurrence interval. Relevant to the building's basement/ground floor, less relevant to a 3rd-floor flat, but worth asking the owners' association about past history. | public sources |
| Combined sewer system | The area is on a combined (not separate) sewer system. The municipality may in future require separation, a potential future cost for the property as a whole. | listing |
The listing text highlights colourful façades, flea markets, short distance to the pedestrian street and station, all confirmed by the location. Nearby schools exist, but well-being scores and grade averages are not publicly reported for the nearest state schools at the time of this analysis.
🔒 Key finding: full report onlyThe building's own ground floor houses licensed venues serving alcohol, a combination that generally (not specific to this address) is statistically associated with more nightlife-related disturbance in Danish cities. That doesn't mean daily unease, but it's a point worth assessing for yourself at an evening viewing.
Energy label C is issued for the entire mixed-use building: over 1,300 m² of heated floor area spread across homes and ground-floor commercial units energy label. For your specific flat, two things pull in opposite directions: a location on the 3rd floor (less heat loss through the ceiling/floor slab than a ground-floor or top-floor flat) points to consumption below the building average, while the north-to-north-west-facing façade (see "Sun & orientation") means less free heating from afternoon sun than a south- or west-facing flat would get. These two effects partly offset each other, so the building average is a reasonable starting point, neither pessimistic nor optimistic.
| Building's top recommendation | Annual saving | Investment |
|---|---|---|
| Internal insulation of walls facing unheated space | 1,000 kr. | 23,800 kr. |
| Insulation of floor facing basement | 900 kr. | 12,500 kr. |
| Insulation of floor slab facing roof terrace/shed | 900 kr. | 17,300 kr. |
The analysis is built on the sales listing and energy label documents, a full visual review of the listing's photos and floor plan photo, and public sources for market and geo-risk data open transactions, registers. A condition report and an electrical installation report will not be prepared for this home; the owners' association's accounts, budget and minutes have not yet been received. Costs and estimates are indicative, not quotes. The neighbourhood safety signal is based on secondary sources and should be independently verified. Every claim is source-tagged; unknown fields are marked "not enough data". This does not replace your lawyer, your bank, or the owners' association's own documents.
This is a blurred sample of a real BoligCheck for an owner-occupied flat. In your own report, every key finding and every blurred figure is sharp and address-specific, built on your own documents.
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