How can two houses at roughly the same price be so different?
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 |
| Real risk to the buyer | Bidding without known technical condition; soil contamination could mean future costs or claims | Known condition at a price premium; facade work needs municipal approval |
Why can an energy label show the wrong number for a 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.
What does it mean when the condition report and electrical report are missing at listing?
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, and the buyer knew exactly what they were bidding on. See how to read a condition report once it's available.
Can the public valuation say anything about the 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.
What does heritage-protected status mean for a buyer?
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.
Which risk are you choosing when the price is the same?
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. The point: the same price doesn't mean the same deal. The difference isn't in the number, it's in how much you know when you bid.
What should you compare when two homes cost the same?
- A complete set of documents at the time of deciding, not only by signing, if something is missing, you're effectively bidding blind on that part.
- Who the energy label actually applies to, the individual home or the whole block the building is part of.
- Price against the public valuation in both directions, and how large the gap is.
- Special conditions in the registers, soil contamination, heritage-protected status, easements.
- What it restricts going forward, not just the home's condition today, but what you can and can't change.
- What it costs to remove the uncertainty, if documents are missing, put a price on getting them reviewed yourself.
In short
Don't ask only "which of the two is cheaper". Ask "which of the two do I know the most about, and what does it cost to find out the rest".
What does the transaction itself cost beyond the price?
The registration fee (tinglysningsafgift) has two parts, and the second is usually the larger one. For the deed itself: 1,850 kr. plus 0.6% of the purchase price. For the mortgage deed, registering a loan against the property: 1,825 kr. plus 1.25% of the loan amount (the rate was cut from 1.45% as of 1 January 2026). On a property priced at 3 million kr with 80% financing, that comes to roughly 51,675 kr in public fees alone. A property lawyer typically costs 4,950-15,000 kr. If you cancel within the six-business-day right of withdrawal, it costs 1% of the purchase price, or 30,000 kr on the same example. Having the documents reviewed before you bid costs 299 kr.
Sources: SKAT, registration fee 2026 · thadvokat.dk · Advokatfirmaet-GE, July 2026.
Calculate the registration duty
The mortgage-deed rate was cut from 1.45% to 1.25% as of 1 January 2026. Indicative calculation, not legal advice.
Frequently asked questions
Can an energy label's stated heating cost cover more than one home at once?
Yes. If the label was prepared for a whole block, the figure on the front page can cover all the units combined. The sales particulars should state this, but it isn't always clearly highlighted.
Can the condition report and electrical installation report be missing when a home is listed for sale?
Yes, it happens. The reports must be available before the purchase agreement is signed, but they can be missing at the time of listing.
Does a high public valuation mean the price is good?
Not necessarily. The valuation is often provisional under the current property-tax reform and can be adjusted in either direction. It's one data point among several, not a verdict.
What does heritage-protected mean?
That changes to the facade, windows and roof usually require approval from the municipality. Not a fault, but a constraint on future changes and future costs.
How do you compare two homes that cost the same?
By how much you actually know at the point of deciding: the completeness of the documents, who the energy label applies to, the gap to the public valuation, and any restrictions in the registers.
Was either property a bad buy?
No. Both were real, sellable properties. The difference wasn't whether they were good or bad, but how much the buyer could know about them before bidding.
Is this a real client report?
No. It's a test analysis we did before launch, on two real properties for sale. Addresses and identifiable details have been removed, but the numbers and findings are genuine.
This is general information, not legal advice for your specific case. Rules and practice can change, and your own situation may differ from the typical case. If in doubt about your own situation, ask a lawyer or property expert before you act.
Anonymised test analysis. Identifying details and some figures have been changed. Not a client case.
