Three villas in Aalborg: what the documents, prices and roofs show

The price is mid-market, but a house with a worn asbestos roof and two red defects has stood for over a year

Score across six categories

All four main documents are present and valid, so we score every category. Colours: red below 40, yellow 40-59, green 60 and above.

What kind of house this is

What a house like this could cost today (a guide, not a valuation)

History. Listed on 31 July 2025 at 2,492,000 kr (15,195 kr/m²), no price change, 431 days Boliga. Before that there was a listing in June 2015 at 1,700,000 kr, which was withdrawn from sale Boligsiden. The last open-market sale in the registers, June 2020 at 1,803,000 kr, means the current price is 38% higher Boliga calculation. There is a contradiction here: in the tilstandsrapport the seller writes "11 years of ownership" and "living here since December 2015" tilstandsrapport p. 16. Either the 2020 sale was unusual, or there was a change of co-owners. We do not know the reason, and the ownership entry on tinglysning.dk will show it. The public valuation for 2024 is 2,155,000 kr (this figure is not a market price), and an older valuation on Boliga from 10.2022 was 1,302,000 kr salgsopstilling p. 2 Boliga.

Sold comparables. A strict filter (year 1964-1974, area 130-194 m², open-market sale, last 12 months, 9220) gave 18 sales between October 2025 and July 2026. Excluded: a family sale, houses from 1975 onwards, and anything below 130 m². Below are all 18, without addresses Boliga:

As of 5 October 2026. There is no data on the condition of these houses or the size of their plots, and that is the main weakness of this comparison.

15 defects: 2 red, 7 yellow, 6 grey

Tilstandsrapport, inspected on 14 August 2026, valid until 14 February 2027 (132 days left), so it is valid now tilstandsrapport p. 1, 24. We read the icons from the pages as images, not from the text tilstandsrapport p. 12-15. The loft was inspected only from the hatch because access is unsafe, so the condition of the roof from the inside is not fully checked tilstandsrapport p. 9. The carport was excluded from the inspection tilstandsrapport p. 9.

The roof in more detail. Asbestos-cement sheets are not dangerous until they are broken or sanded tilstandsrapport p. 5. The life estimate comes from a table (until 2049), not from an inspection of the roof tilstandsrapport p. 8. Painting an asbestos roof is done only by firms with approved equipment Bolius. Cleaning that left sludge in the loft points to an unsuitable method or careless work, but the date and the contractor are unknown. Fitting solar panels on such a roof is acceptable only by drilling, without sanding or pressure washing Bolius 2025. The garage also has an asbestos-cement roof tilstandsrapport p. 25.

What the seller says and what the reports say

2 unlawful minor items, no shock or fire risks

The report is dated 14 August 2026 and valid until 14 August 2027 (313 days left) elrapport p. 1. We read the icons on page 6 as images: both items carry the "unlawful" symbol (a crossed-out circle), not "shock" or "fire" elrapport p. 6.

What the pictures show and what follows

Basis: all the pages of the agent's brochure with photos that we opened and examined (cover, text with a picture, interiors, street and garden, plan). These are the agent's photos, not an independent inspection.

Not visible in the photos: the inside of the roof and the loft, the fuse board, pipes, the floor under the coverings, the foundation, opening up of the wet zones, the condition of the terrace from below.

A convenient area on a busy road, but with a long sale

• Transport and shopping. A discount supermarket about 50 m away, a bus stop about 70 m away, Aalborg central station 5.7 km away danskadresseapi.
• Schools (two sources). The nearest school is 915 m away (Boligsiden) and about 1 km away (danskadresseapi), wellbeing 3.6 out of 6, average grade 6.5 out of 12. The second is 1.8 km away (3.6 and 6.7), the third 3.0 km away (3.7 and 7.7) Boligsiden, danskadresseapi. We did not check the walking route or the road crossings, so do that on site. There are no central ratings for kindergartens.
• Noise. Traffic noise of 60-64 dB in the daytime, above the 58 dB guideline danskadresseapi. Judge it in the garden and bedrooms by day and in the evening.
• Environment. Radon is very low, in class 1 for the municipality (0.3-1.0%) Boligsiden tilstandsrapport p. 7. Rising groundwater, cloudbursts, sea-level rise and river flooding are not expected Boligsiden. Soil pollution is not marked, but the salgsopstilling says "lettere forurenet" under the city classification salgsopstilling p. 5. This is not a conflict: the first is a map, the second a general zone label.
• Plans. The plot is in an urban zone, in a residential frame of the municipal plan salgsopstilling p. 2. There are no servitutter, but check tinglysning.dk as well. We did not open the municipal plans through the second route (Plandata).
• Shared costs. Mandatory membership of the grundejerforening. As a tax reform is under way, its fee may change salgsopstilling p. 5.
• Liquidity. There were 18 sales of 1964-1974 houses in 12 months (about 1.5 a month), but this house has been on the market for 431 days with no price cut Boliga calculation.

District heating: the seller's actual figure is 38% below the label calculation

Heating: fjernvarme, no supplementary heating, radiators and underfloor heating, thermostats and room sensors are in place energimærke p. 6, 12. Label C on the title page, valid from 25 July 2025 to 25 July 2035 (about 8.8 years left). The letter C is visible in the table on the title page, while a stray "D" in the report text belongs to the scale energimærke p. 1. Heated area 180 m² because the garage is heated energimærke p. 5, 9.

The difference may be explained by a lower-than-standard indoor temperature, a smaller household, a higher tariff in the label calculation or, conversely, tariff rises after 2024. We did not find the local district heating tariff through two routes (tariff search, DinGeo), so we do not confirm the 0.99 kr per kWh price. For your budget allow a range of 17,000-27,000 kr a year until you see three bills in kWh.

Label suggestions. Solar panels: a saving of 2,500 kr a year for 29,000 kr, payback about 11.6 years. Extra loft insulation of 100 mm: a saving of 1,000 kr a year energimærke p. 2, 3. The label itself asks you to check whether the roof can carry the panels, and an asbestos roof needs a special approach. On the title page the label says the owner "overpays" by 2,500 kr a year, and that is only the effect of solar panels, the one profitable suggestion energimærke p. 1.

What it costs to own per month, without a mortgage

Not included: electricity, water, garden upkeep, painting. Taxes rechecked: 1,722,000 kr (grundlag, the tax base) × 0.51% = 8,782 kr, 797,000 kr × 7.40‰ = 5,898 kr. They are calculated from the foreløbig vurdering (preliminary valuation) and will be adjusted, and the current owner's discount is personal and does not pass to you calculation. The exact figure is given by vurderingsportalen.dk. If the garage room is entered in BBR as living space, the valuation and taxes may rise assumption, to be confirmed.

One-off costs when buying calculation: according to the salgsopstilling you need 2,518,270 kr, of which registration of ownership is 16,850 kr and half of the ejerskifteforsikring premium is 9,420 kr (the full premium is about 18,840 kr). Registration of a new mortgage is not included salgsopstilling p. 4. The salgsopstilling lists the seller's mortgage deeds for afgiftspantebrev (a deed with a special registration-fee discount): 1,232,000 + 203,000 + 236,000 = 1,671,000 kr salgsopstilling p. 5. The rate for registering a charge from 1 January 2026 is 1.25%, not 1.45%. If the bank allows them to be used, the saving is about 20,900 kr (1.25% of 1,671,000), against full registration of a mortgage at about 31,400 kr on a loan of 2,367,000 kr (1,825 kr + 1.25%) calculation. Confirm with the bank and on tinglysning.dk, these are 2026 rates, and check before signing.

The asking price is only the tip

The range for the roof reflects that the roof area is estimated from the plan, not measured, and the price per m² is approximate. For the garage room the spread is 4 times, because the cost depends on what the municipality will require. For the electrics and the bathroom the spreads are 3-4 times, because everything depends on opening up.

How the house behaves financially

• Liquidity on resale. A house with a known history (431 days on the market, an asbestos roof, a garage room without a permit) will be harder for you to sell too. A legalised garage and an opinion on the roof will improve liquidity estimate.
• The asbestos roof as an asset. A table life until 2049, i.e. about 23 years, but the real one depends on condition and cleaning. Asbestos work has been done only by authorised firms since 1 January 2025 tilstandsrapport p. 8 Bolius.
• Heating. Fjernvarme at municipal tariffs, the label does not recommend a heat pump. Check with the municipality whether there is an obligation to connect, as the salgsopstilling lists no servitutter energimærke p. 12.
• The 1,037 m² plot. A plus for a family, and also more upkeep of the garden and terrace.
• Bank. A mortgage is counted from 164 m² and BBR. The bank may not count the room in the garage estimate.
• Tax. Selling your own home where you live is usually not subject to capital gains tax check with a tax adviser.

Negotiating arguments and questions for the seller

Arguments (analysis, not a promise of a discount): 431 days with no price cut; 2 red and 7 yellow defects not covered by ejerskifteforsikring; an asbestos roof with a wearing surface and sludge in the loft; a garage room with no entry in BBR; seller's answers that contradict the reports; noise above the guideline; a corridor of 2.25-2.55m kr.

1. Is there a permit and a change of use for turning the garage into a living room, and why does the tilstandsrapport say "ombygninger: Nej"?
2. Who cleaned and painted the roof, when and with what, and are there invoices and documents on handling the asbestos?
3. Was the sludge removed from the loft insulation, and how?
4. What does the previous 2025 tilstandsrapport say, and what has changed?
5. Who did the "nyt el i hele huset" in 2015, and are there documents from an authorised electrician?
6. When exactly was each bathroom done (2015 or 2017), who did the waterproofing, and is there a wet-zone document?
7. The fjernvarme bills for three years in kWh, and what is the tariff?
8. Why do the registers show a 2020 sale when the ownership dates from December 2015?
9. Why has the price not changed in 431 days, and were there any offers?
10. The cracks in the wall of the orchid room, are they developing?
11. Has water entered the house, have there been insurance claims, have there been rats?
12. What does "lettere forurenet" mean, and has the municipality been contacted about the soil?

Before signing: an opinion from an asbestos specialist on the roof; documents for the garage room; a check of ownership, servitutter and liens on tinglysning.dk; the valuation on vurderingsportalen.dk; your own lawyer and a building expert; confirmed financing; an offer for ejerskifteforsikring and home insurance for you.

What this report can and cannot do

The report was prepared from the full package (brochure and salgsopstilling of 12 pages, tilstandsrapport of 25, electrical report of 14, energy label of 15) and public data, without an inspection of the house. The market corridor has medium confidence: 18 sales, but the condition of the comparables and the size of their plots are unknown. The roof, electrics, asbestos and damp must be assessed by a specialist. The costs in the tables are indicative and marked as estimates.

Conflicts that we showed rather than hid: "rødt hus" against 2 red and 7 yellow; "ombygninger Nej" against the garage turned into living space; "changes in the electrics Nej" against the 2015 electrics by the owner; ownership since 2015 against the 2020 sale; bathrooms in 2015 and 2017; heating of 27,000 kr against 16,700 kr; "lettere forurenet" against a map with no pollution; garage year "1000".

Sources (as of 5 October 2026): Boliga (sales history, list of villas for sale, sold villas in 9220); Boligsiden (climate, schools, history); danskadresseapi (distances, noise, BBR); BBR; Bolius (asbestos, roof repair); Dansk Industri (the new asbestos order: permission to pressure-wash asbestos roofs runs until 1 July 2026); DI (roof replacement price, March 2026); skat.dk (registration rates); vurderingsportalen.dk; tinglysning.dk. Links to the pages of specific addresses have been removed for anonymity.

The full document package is there, but the price is above the market and the seller's answers contradict the advert

What can be scored now

All six categories can be scored because there is a full set of reports. Colours: red below 40, yellow 40-59, green 60 and above.

What kind of house this is

What a house like this could cost today (a guide, not a valuation)

The house was sold in March 2019 for 2,100,000 kr (14,000 kr/m²). Now the ask is 2,495,000 kr (16,633 kr/m²), i.e. +19% over 7.5 years Boligsiden calculation. The price has not been changed since April 2026 Boligsiden. For comparison we took open-market sales in 9220 over the last 12 months (October 2025 to September 2026), years 1967-1977 and area 120-180 m². That gives 37 sales. The closest of them:

Source: Boliga, list of sold villas in 9220, as of 5 October 2026. We do not know the condition of these houses, so the comparison is rough. The neighbouring villa on this street was on the market for 142 days, the price was cut from 2,197,000 to 1,997,000 kr, and it sold about 6% below the first price Boliga.

14 defects: two red, six yellow, six grey

Tilstandsrapport from 30 April 2026 to 30 October 2026, inspection carried out on 29 April 2026, all buildings and rooms were accessible tilstandsrapport p. 1, 9, 23. The severity icons are not visible in the PDF text, so we read them from the pages as images tilstandsrapport p. 12-15. The inspection covered only the house, the garage and the covered terrace, and the shed (udhus) is not in the list tilstandsrapport p. 9.

Asbestos-cement roof and sludge in the loft

The statistical service life of asbestos corrugated sheets in the report table is until 2052, but this is a table value, not an assessment of the condition of this roof tilstandsrapport p. 8. Cleaning and painting the sheets do not extend the life of the covering, and sludge in the loft must be removed under the asbestos rules tilstandsrapport p. 6, 13. Since 2025 asbestos has been removed only by authorised firms Bolius. The energy label suggests adding insulation up to 300 mm in the loft energimærke p. 11, and that work would mean working in the sludge. Replacing the roof at an area of about 175-210 m² and 2,600 kr/m² turnkey gives 455,000-550,000 kr DI, March 2026 roof area estimated from the plan, not measured. This is needed only if an inspection shows the service life is used up. Fitting solar panels on an asbestos roof is allowed if you only drill, and pressure washing or sanding is not allowed Bolius.

The seller's answers against the reports

The seller's answers carry no guarantee, but their mismatch with the reports is in itself a reason to ask for clarification and to negotiate. Deliberately false answers can make the seller liable tilstandsrapport p. 22.

What is known about houses of this era

• Asbestos in tile adhesive, pipe insulation, vinyl floors and extractor hoods from the 1960s-1980s. Take it into account when renovating bathrooms tilstandsrapport p. 5.
• PCB in joints and sealants from 1950-1977, and lightweight concrete walls. No insurance covers it. Ask whether a check was carried out Bolius era context.
• Old concrete and clay drain pipes. A drain inspection is not part of the tilstandsrapport, and a camera survey costs roughly 2,000-4,000 kr tilstandsrapport p. 4 estimate.

13 remarks, three with shock risk, no fire risk

The elrapport is valid from 1 May 2026 to 1 May 2027, with 208 days left elrapport p. 1 calculation. We read the icons from the pages as images elrapport p. 6-8. The seller denied problems with current, changes and work without authorisation, and the electrician confirmed that the answers match the inspection elrapport p. 4-5. All rooms were inspected.

What the pictures show and what follows

Basis: the brochure cover with three pictures (facade from the yard, rear view from above, terrace), the photo of the kitchen (p. 3) and the bathrooms (p. 6-7). We looked at the remaining pages in reduced size and draw no conclusions from them. These are the agent's photos, not an independent inspection.

Not visible in the photos: the inner condition of the roof and loft, the sludge, the fascia boards, the fuse board and the heating unit, pipes, the floor under the coverings, the foundation. We did not open aerial images or Street View for this report.

An ordinary family area close to shops, with a slow market that is not abnormal

• Transport and shopping. A bus stop 40 m away, a discount supermarket 50 m away, Spar 110 m away, Aalborg railway station 5.7 km away danskadresseapi.
• Schools. The nearest school is 0.9-1.0 km away (892 m per Boligsiden, 970 m per danskadresseapi): wellbeing 3.6 out of 6, average grade 6.5 out of 12 per Boligsiden, 6.9 out of 12 per skolegang.dk (2024/2025) and slightly above what is expected for its pupil mix (6.7). The second school is 1.8 km away (3.6 and 6.7), the third 3.0 km away (3.7 and 7.7). A private school is 1.5 km away Boligsiden, skolegang.dk, danskadresseapi. There are no central ratings for kindergartens in Denmark. The scores at several schools are below average, so for a family with school-age children this is a question for a visit.
• Environment. Radon is very low (Aalborg in class 1 per the tilstandsrapport). Exposure to cloudbursts, groundwater and sea-level rise is not expected per Boligsiden. Soil pollution is not marked on the map, and the air is clean (NO2 4.9 µg/m³). The second route for cloudbursts (DinGeo, klimatilpasning) did not open, so check on site Boligsiden, danskadresseapi tilstandsrapport p. 7.
• Noise. 55-59 dB from roads, below the 58 dB guideline at the upper limit, so noise may be audible in the garden, especially near the bus stop danskadresseapi.
• Plans and restrictions. There is no approved lokalplan (local plan) on the site, and the municipal plan frame for a residential zone applies: up to 30% built-up, 2 storeys, 8.5 m Plandata. Servitutter: three entries from 1967, mandatory membership of the ejerlaug. Read them on tinglysning.dk salgsopstilling p. 2, 5.
• Liquidity. The listing has been live for 171 days with no price change Boligsiden. According to DinGeo the median time for villas in 9220 is about 182 days, and 25 villas were sold in the first quarter of 2026 DinGeo. The neighbouring villa on this street was on the market for 142 days and cut the price by 9% before selling Boliga. This is not abnormal for the area, but without a price move buyers wait for a cut. Boligsiden shows the sale starting in April, while the reports are dated 29 April and 1 May 2026, so for part of those days the listing was without new reports Boligsiden.

District heating, and the gap to the label is mostly explained by tariffs

Heating: fjernvarme, radiators with thermostats, hot water through a brugsvandsveksler (a unit with no year in the label) energimærke p. 6-7. The source is confirmed twice: BBR and the label both say fjernvarme BBR. Label C is valid from 27 November 2018 to 27 November 2028, so it is older than the renovations the advert speaks of and does not reflect them. Underfloor heating in the label is only in the bathroom, while the advert also says the hallway and kitchen energimærke p. 6 salgsopstilling p. 1. The windows are mostly double-glazed with energy glass, one window has glass blocks, and the front door has single glazing in the side panel energimærke p. 4.

The difference between the label and the seller is about 7,700 kr (+59%) calculation. By a rough recalculation (assumption: 1 m³ is roughly 46 kWh) the average price of heat has risen by 60-70% since 2018, which is close to the gap, so consumption looks in line with the calculation. This is only an assumption, and bills for three years with the m³ figures will settle it estimate.

Label suggestions. Only one is profitable: solar panels of 1.8 kW for 40,300 kr with a saving of 2,300 kr a year at 2018 prices, and the label stays C after it. Loft insulation up to 300 mm saves 1,600 kr a year, replacing windows without energy glass 100 kr, replacing doors 400 kr. All together would give label B energimærke p. 8, 10-11. Panels on an asbestos roof are allowed only with drilling, and loft insulation means working in the sludge from the roof cleaning.

What it costs to own per month, without a mortgage

Not included: electricity, water, garden and roof upkeep. Taxes checked: 80% of 2,040,000 = 1,632,000 × 0.51% = 8,323 kr, 80% of 969,000 = 775,200 × 7.40‰ = 5,737 kr (Aalborg 2026). They are calculated from the foreløbig vurdering and may be adjusted calculation. The exact figure is given by vurderingsportalen.dk.

One-off costs when buying calculation: according to the salgsopstilling you need about 2,518,000 kr, of which registration of ownership is 16,820 kr (1,850 kr + 0.6%) and half of the ejerskifteforsikring premium is 6,500 kr (the agent's estimate). The salgsopstilling lists the seller's mortgage deeds for afgiftspantebrev (a deed with a special registration-fee discount): two entries with a hovedstol (principal) of 1,710,000 and 525,000 kr, 2,235,000 kr in total, with no debt beyond the price salgsopstilling p. 5. If they can be used, you do not pay 1.25% on that sum, i.e. you save about 27,900 kr. An example for a loan of 95% of the price (about 2,370,000 kr): full registration of a charge is 1,825 kr + 1.25% = about 31,450 kr, and with afgiftspantebrev only about 3,500 kr. Wait for your bank to confirm whether it will accept them, and check on tinglysning.dk. These are 2026 rates, so check before signing skat.dk.

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%. Home insurance in the leaflet: excess 4,900 kr. These are advertising leaflets, not an offer for this house. Ejerskifteforsikring does not cover defects from the tilstandsrapport and elrapport Gjensidige leaflets.

The asking price is only the tip

The range for the roof reflects that the area is estimated from the plan, not measured, and that a repair is needed only on a bad inspection. The electrics and the bathroom have a spread of 3-4 times, because it depends on the tradesperson's quote.

How the house behaves financially

• The asbestos roof as an asset. Buyers increasingly build a roof replacement into the price. A document on the condition of the roof and safely removed sludge make the house more liquid, while a painted roof without documents lowers trust estimate.
• Price per m² against the market. The current ask is 19% above the 2019 purchase and 8% above the median of sales. If you buy at the top end, on resale you will have to prove the "modernisation" with documents Boliga.
• The plot. 892 m² is easy to look after. Building is limited to 30%, so an extension is still possible, but with a permit Plandata.
• Heat depends on district tariffs. The list of servitutter has no obligation to connect to fjernvarme, but check this on tinglysning.dk, because it decides whether a heat pump is possible salgsopstilling p. 2.
• Tax. Selling your own home where you live is usually not subject to capital gains tax check with a tax adviser.

Negotiating arguments and questions for the seller

Arguments (analysis, not a promise of a discount): the price is 8% above the median of 37 sales and 2-13% above the corridor of 2.20-2.45m kr; 171 days with no price change; two red defects and six yellow; a painted asbestos roof with sludge in the loft; 13 electrical remarks that ejerskifteforsikring does not cover; the condition report expires on 30 October 2026; the seller's answers contradict the advert.

1. Who did the new kitchen and bathrooms, when and for how much, and why does the questionnaire say "Nej"? Are there invoices, photos, declarations from authorised tradespeople?
2. Why did the grout in the shower crack in a bathroom renovated 3-4 years ago, and is there a waterproofing document (våderum)?
3. When and by whom was the roof cleaned and painted? Was the sludge removed from the loft insulation, and by what procedure? Was there a roof inspection?
4. Who installed the underfloor heating in the hallway and kitchen, and is it correctly reflected in BBR?
5. Who installed the electric car charger and the recessed lights, and is there an electrician's declaration?
6. Will there be a new tilstandsrapport and elrapport if the purchase goes past 30 October 2026? Who pays?
7. The fjernvarme bills for three years in m³, and the age and condition of the brugsvandsveksler unit?
8. Terrace and garage: permits, year of construction, why is the year "1000" in the report? Why is the shed not in the tilstandsrapport?
9. Why has the price not changed in 171 days, and were there any offers?
10. The fascia boards, flashing and roofing of the terrace: does the seller plan to fix them before the sale?
11. Has water entered the house, have there been insurance claims, have there been rats? The condition of the drains?
12. Have the joints and windows been checked for PCB and the tiles and pipes for asbestos?

Before signing: a copy of the tilstandsrapport in your hands before 30 October 2026; an expert opinion on the roof; a check of ownership, servitutter and liens on tinglysning.dk; a check of the byggesagsarkiv (building case archive) for the renovations and the terrace; the valuation on vurderingsportalen.dk; your own lawyer and a building expert; confirmed financing; an offer for ejerskifteforsikring and home insurance for you, not the seller.

What this report can and cannot do

The report was prepared without an inspection of the house and without renovation documents. Basis: a brochure with photos (16 pages), the salgsopstilling (10 pages), the energy label (15 pages, a scan, label C was read from the scale on page 2), the tilstandsrapport (25 pages), the elrapport (15 pages), Gjensidige leaflets, public registers and market data. The corridor has medium confidence: 37 sales, but the condition of the comparable houses is unknown. The roof, electrics, PCB, asbestos and damp must be assessed by a specialist.

Conflicts that we showed rather than hid: the advert on renovations against "Nej" in the seller's questionnaire; "no loft" against a loft in the tilstandsrapport, the label and the elrapport; "I know of no asbestos" against an asbestos roof; 9 years of ownership against a 2019 sale; different average school grades (6.5 per Boligsiden, 6.9 per skolegang.dk); the number of villas for sale (20 on Boliga, 8 on DinGeo); year of construction "1000" for the garage and terrace. Days on the market are 171 per Boligsiden and 150 per Boliga (rounded).

Sources (as of 5 October 2026): Boligsiden (BBR, history, schools, environment); Boliga (list of sold and asking villas in 9220, history of the neighbouring villa); danskadresseapi; DinGeo (statistics for 9220); Plandata (municipal plan frame); skolegang.dk; Forsyningstilsynet (price statistics for January 2026); Bolius (asbestos, PCB, drains); DI (roof replacement price, March 2026); skat.dk (registration rates); vurderingsportalen.dk; tinglysning.dk.

The price is at the top end, but the real question is why the house has gone 15 months without a buyer

What can be rated now and what cannot

The "Condition" category cannot be rated fairly without a tilstandsrapport, so it is excluded and the total is built on five categories. Colours: red below 40, yellow 40-59, green 60 and above.

What kind of house this is

What a house like this might cost today (a guide, not a valuation)

This house was sold before, on 28.04.2022, for 2,203,000 kr (12,446 kr/m²) after a reduction from 2,395,000 kr, and the earlier asking price was 2,495,000 kr. The ask is now 2,696,000 kr (15,232 kr/m²), which is +22% in 4.4 years Boliga calc. The closest sold comparisons, with the filter widened because a strict filter (year ±5, area ±20%, 12 months) leaves almost none:

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%, 152 days. For the second row the discount was 10%, 11 days. The 2021 row at the bottom is shown only as a guide for the same street, and its price comes from before interest rates rose. We do not know the condition of the sold houses.

Without a tilstandsrapport this section stays closed

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 this line tells us is a minimum: at least one critical and one serious damage. We do not guess which ones. The report is valid for 6 months and we do not know its date, and the elrapport was made on 13.06.2025, so the tilstandsrapport from the same time has most likely also expired assumption. Under the huseftersyn (home inspection) rules, a seller without valid reports is not released from the ten-year liability, and according to the elrapport text, a house not sold by the expiry date has to be inspected again elrapport p. 13.

What is known for houses of this era (context, not a diagnosis):

• Asbestos-cement roof from 1976. See the roof section below and the signals above BBR.
• The inner layer of the cavity wall, lecaelementer (elements) from 1976, falls within the 1950-1977 window when PCB was sometimes used in the joints of concrete elements. No insurance covers it. Ask whether the joints were tested Bolius era context.
• In houses built before 1986, asbestos can also be found in tile adhesive, pipe insulation and flooring. Include it in the inspection era context.
• Steel heating pipes in the concrete slab and direct fjernvarme with a 2002 water heater: old components of unknown condition energimærke pp. 6, 8.

19 remarks, 9 of them about a risk of shock or fire

Report dated 13.06.2025, valid until 13.06.2026, 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 pp. 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.

What the photos show and what follows from it

Basis: the cover of the agent's brochure (the exterior from the front and back) and the kitchen photo (pp. 1, 6). We viewed the remaining brochure pages at reduced size and draw no conclusions from anything that is not clearly visible. These are the agent's photos, not an independent inspection.

Not visible in the photos: the inside of the roof and loft, the state of the windows, the bathrooms in detail, the fuse board, pipes, the floor under the covering, the foundation. We did not see aerial images or Street View for this report.

An ordinary family area, but the market here is slow

• Transport and shopping. Bus stop 240 m away, Lidl 180 m, Skalborg station 2.0 km danskadresseapi.
• Schools. The nearest school is 720 m away, wellbeing 3.7 out of 6, average grade 7.8 out of 12. A second school is 1.3 km away (3.6 and 6.2), a third 1.6 km (3.6 and 7.5) Boligsiden, danskadresseapi. There are no central ratings of kindergartens in Denmark.
• Environment. Radon is very low. No impact from groundwater, cloudburst, sea level rise or streams is expected Boligsiden. Soil contamination is not marked on the map, while the salgsopstilling says the plot is "lettere forurenet" (slightly polluted) because of the city zone (a standard classification) danskadresseapi salgsopstilling p. 3. This is not a conflict: the first is mapped, the second is a general classification for the city zone.
• Servitutter. Four entries: a byplanvedtægt (local plan) from 1969, building lines, a fjernvarme document (an obligation to connect, so a heat pump instead of district heating is ruled out), and a 2008 noise screen document. The last one means there is a noisy source nearby (probably a road). Ask for the text at tinglysning.dk salgsopstilling p. 2.
• Internet and noise. We could not find reliable data by two routes (DinGeo, danskadresseapi), so a check on site is needed.
• Liquidity. The villa has been listed for 469 days. Of 42 villas in 9210, five have been listed for 330 days or more. For comparison, the villa in the next block sold in 11 days and the villa on this street in 152 days Boliga.

District heating, but costs above the label

Heating: fjernvarme with a direct connection, the unit 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 an obligation to connect, so a heat pump instead of district heating is not an option. Water heater: a 2002 Termix One flow-through unit without insulation energimærke p. 8. The radiators have only return valves with no control by room temperature, and there is no weather compensation or night setback energimærke pp. 6-7. The 2001 fireplace is not part of the label energimærke p. 6.

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 and not just the amount.

Label 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 (skunke) to 300 mm, 10,267 kr at 2021 prices, saving 287 kr a year energimærke pp. 3, 10. Today this work probably costs 12,000-25,000 kr estimate. The other proposals are less profitable and only useful during renovation: the roof slopes (100 mm of insulation), windows from thermal glass to energy glass (saving 1,676 kr a year), a new ground floor slab 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 pp. 4-11. Panels on an asbestos roof mean regulated installation, and the label did not take into account the limits of the plan and the condition of the roof.

What it costs to own per month, excluding the mortgage

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 is given by vurderingsportalen.dk.

One-off costs when buying calc: per the salgsopstilling you need 2,723,509 kr, of which registration of ownership is 18,026 kr and half of the ejerskifteforsikring premium is 9,483 kr (the full premium is about 18,966 kr). The salgsopstilling has a seller's mortgage deed (principal 2,150,000 kr) for an afgiftspantebrev salgsopstilling p. 5 (a mortgage deed taken over without the 1.25% registration duty). If it can be used, you do not pay 1.25% on that amount, which saves about 26,875 kr compared with full registration of a mortgage (about 33,838 kr on a loan of 2,561,000 kr, leaving about 6,963 kr). Check at 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 advertising material, not an offer for this house. It does not cover what is recorded in the reports Gjensidige leaflet.

The asking price is only the tip

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 a replacement is needed in the near term at all. For the electrics the spread is 4 times, because everything depends on the electrician's quote.

How the house behaves financially

• Liquidity on resale. If a house sits unsold for 15 months at a price below similar ones, the next owner will have to explain the same story. Prepare clean reports and a roof with an expert opinion, so you do not repeat it Boliga.
• The asbestos roof as an asset. Buyers increasingly build the cost of a roof replacement into the price, so a known remaining life and documents make the house more liquid estimate.
• Heating is tied. The fjernvarme servitut means you depend on the city's tariffs. A heat pump is not an option salgsopstilling p. 2.
• A 1,260 m² plot. A plus for a family, but also more garden upkeep, a terrace, hedges and a retaining wall.
• Tax. Selling your own home where you live is usually not subject to capital gains tax check with a tax adviser.

Arguments for negotiation and questions for the seller

Arguments (analysis, not a promise of a discount): 469 days without a buyer; an average discount in the area of 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.

1. The date and full text of the tilstandsrapport (rødt and gult hus), and were the faults fixed? Are there new reports after 13.06.2026?
2. Is there a fresh elrapport, and were the remarks fixed (fuse board, groups, protective conductors)?
3. How old are the roof sheets, was the roof inspected, who fitted the small window in the slope and when, and are there invoices and permits?
4. Fjernvarme bills for three years in m³, and why was last year 23,150 kr?
5. Condition and age of the Termix, radiators, pipes and fireplace (last chimney sweep inspection)?
6. The 2024 carport: permit, foundation, electrics, the contractor's guarantee?
7. What has changed in the house since April 2022, and what of it was done by the owners themselves?
8. The 2008 noise screen servitut: what is the noise source, and can it be heard in the garden?
9. Why has the price of 2,696,000 kr not changed in 15 months, and have there been offers?
10. Bathrooms: when were they done, and is there a waterproofing document (våderum)?
11. Has water ever entered the house, have there been insurance claims, are there rats?
12. Have the lecaelementer joints been tested for PCB, and has an asbestos survey been done?

Before signing: new tilstandsrapport and elrapport; an expert opinion on the roof; a check of ownership, servitutter and mortgage deeds at tinglysning.dk; a valuation at vurderingsportalen.dk; your own lawyer and building expert; confirmed financing; an ejerskifteforsikring offer and home insurance for you, not the seller.

What this report can and cannot do

The report was prepared without a tilstandsrapport, without an inspection of the house and without a valid elrapport. Basis: the agent's brochure (16 pages), the salgsopstilling (9 pages), the energy label (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 specialist.

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 in 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.