Three properties, each teaching something different: one with missing documents, one cheap and solid with an overlooked legal advantage, and one where full documentation reveals real, costly items.
Each property has its own story: one hidden in the small print, one hidden in a legal term, one hidden in a cluster of findings. Here they are, one by one.
The sales particulars are the seller's story. Here it's held up against the documents and the actual photos, property by property.
| Key figure | Property 1 | Property 2 | Property 3 |
|---|---|---|---|
| Type | Detached house | Detached house with condominium status | Detached house |
| Year built | 1996 | 1893 | 1971 |
| Living area | 226 m² | 110 m² | 156 m² |
| Additional area | + double garage with electric doors | 2 storeys | +63 basement, +25 garage, +23 covered terrace |
| Plot | 1940 m² | 535 m² | 1055 m² |
| Asking price | 2.890.000 kr. | 2.090.000 kr. | 3.090.000 kr. |
| Price per m² | 12.788 kr. | 19.000 kr. | 19.808 kr. |
| Energy label | B | D | D |
| Owner expenses/month | 1.650 kr. | 1.280 kr. | 2.790 kr. |
| Energy/month (actual) | 2.067 kr. | 1.450 kr. | 3.250 kr. |
| Full housing cost/month | 3.717 kr. | 2.730 kr. | 6.040 kr. |
| Days on market | 37 days | 49 days | 79 days (delisted/relisted) |
| Document package | 2/4 | 5/5 (+ bylaws) | 4/4 |
| Condition report: RED findings | N/A | 2 | 2 |
| Electrical installation: findings (of which fire risk) | N/A | 13 (4) | 12 (5) |
Total cost of ownership = asking price + 60 months of full housing cost (owner expenses + actual energy) + a mid-range estimated renovation reserve. This shows the real price of living there, not just the price tag.
Each axis runs from 0 to 100, where 100 is best. The scale is anchored so it's clear what, say, 100 requires, not an abstract grading system. The number in parentheses is the axis's weight in the overall score.
Under each number is the short reason. Where a report doesn't exist yet (Property 1), it says N/A. We don't guess a number.
The most important thing about each property is rarely what's written in the ad. Here is the one thing that surprises positively, and the one that surprises negatively, for each property.
Both independent AI valuations (AVMs) come in ABOVE the asking price, and the price per m² is clearly the lowest of the three: on paper the strongest buy. This is surprising, because 'missing reports' makes most people assume it's the weakest property of the three.
You effectively have to make the decision blind. An ordinary buyer won't realise that 'move-in ready' + 'reports being prepared' in practice means the most important safety documents (condition + electrical) don't exist yet at all, and that 30% of a serious assessment therefore can't be done.
Despite the 'condominium' (ejerlejlighed) designation, the house has NO shared owners'-association costs beyond water/heating/waste collection. The special status gives it its character and low price, without the ongoing owners'-association costs and risks a buyer would normally associate with the word 'condominium'.
The oldest house in the comparison. Findings outside the sample-based inspection are statistically likely, and a possible conservation rating (SAVE, the Danish building-preservation register) can restrict what you're allowed to change on the exterior. The low renovation reserve only covers what the report managed to see.
The newest triple-glazed windows and doors in the whole house, the largest total area (basement, garage, covered terrace), AND the most comparable sales, so the price is the most reliable to assess of the three. An unexpected strength in the property that otherwise looks the most expensive and most problematic.
The SAME leaking roof recurs on both the house and the garage (one fault, two places), and there's a cluster of fire-risk electrical findings in the bathroom. The two most expensive and most safety-critical items in the whole comparison sit in the same house.
Lowest total cost of ownership over 5 years and a complete, consistent document package. The special ownership status gives it character without ongoing owners'-association costs. Downside: the oldest house. Hidden findings outside the sample are likely.
Best price per m² and both AI valuations above the asking price: on paper the strongest buy. But 30% of the assessment (condition + electrical) can't be done at all yet, because two legally required reports are missing. A conditional decision, not a finished one.
Highest total cost of ownership over 5 years and the densest cluster of fire-risk electrical findings. In return you get the most house for the money (basement, garage, covered terrace) and the most reliable price assessment thanks to the most comparable sales.
This page shows the three properties side by side. A full BoligCheck report goes in-depth on one house at a time: condition, electrics, finances, negotiation points and a complete checklist, page by page.
See a full example report →