Same budget, two completely different products
Property A is a newly built terraced house from 2021, 100 m², on the edge of the town centre. Property B is a fully renovated townhouse from 1880, 80 m², right in the centre. The price difference was only around 8-9% — but that's essentially the only thing the two properties had in common.
| Parameter | Property A (new build) | Property B (historic, renovated) |
|---|---|---|
| Price per m² (calculated) | Lower — under 35,000 kr/m² | 36-39% higher than Property A |
| Condition report / electrical report | Still missing at the time of listing | Fully available: 2× RED (minor, cheap to fix), the rest GREY/YELLOW |
| Energy label | Top rating — but see the heating-cost section below | Good, but a lower rating than A |
| Price vs. public valuation | Valuation higher than the price (~5-6%) | Valuation lower than the price (~27%) |
| Special condition | Confirmed soil contamination (knowledge level 2) on the plot itself | Registered as heritage-protected — limits future changes to the facade |
Finding 1: the energy label's number applied to the whole block, not the home
Property A's energy label had been prepared for the whole building block it was part of — several homes together. The heating cost stated on the front page therefore covered all the units combined, not the individual home. The sales particulars mentioned this in small print, but without recalculating the real share — we did that in the analysis, and the real cost for this specific home was markedly lower than the figure that was highlighted.
Finding 2: missing reports isn't the same as no risk
Property A was listed before the condition report and electrical installation report were ready — entirely legal, as long as they're available before the purchase agreement is signed. But it means that at the time of the decision, you're effectively bidding without knowing the technical condition. Property B, conversely, had a complete set of documents ready — the buyer knew exactly what they were bidding on.
Finding 3: the same "base data", opposite conclusions on price
The public valuation pointed in opposite directions for the two properties: for Property A the valuation was above the price (a rare and, on the face of it, positive signal), for Property B it was markedly below the price. Neither is a definitive answer on its own — the valuation is often provisional under the ongoing property-tax reform — but both are relevant questions to raise before you bid.
Finding 4: heritage-protected status — a hidden constraint, not a fault
Property B was registered as a heritage-protected building. That's not a fault or a warning in itself — but it typically means that changes to the facade, windows and roof must be approved by the municipality, even where an ordinary homeowner would normally just go ahead. The seller had themselves mentioned that the facade's render wasn't in the best condition — a future cost that's now subject to an approval process the buyer should know about in advance.
What does it mean for you as a buyer?
Neither property was a "bad buy" — but they represent two completely different risk profiles for the same budget: known condition at a price premium, or unknown condition at a lower price per square metre. That's exactly the kind of choice a BoligCheck is designed to make clear before you bid — not after.