Betalar jag för mycket? Fastighet Adelsö, Ekerö

[madrulzzz]

Hi, I am looking at a property in Adelso, Ekerö. Not a native Swede, so new to the whole Swedish real estate market, However I am well researched on how the market works in terms of Bidding, loan promise, etc. However from the location of the house (Adelso) you could guess I am looking for something not standard, I am looking for more space even if it is a bit outside of major population centers. This also means that the properties I am looking at are not having a lot of bidders, in fact I am the only one and so I am negotiating directly with the seller through the Real estate agent to arrive at an acceptable price. So I am not able to say If I am overpaying.

The property is a villa from 2023 of around 130 SqM, sitting on a 3000 SqM plot. The price I am at is around 4.9Million SEK. The one thing I am worried about is, the "Taxeringsvarde" value of the house in 2025 was only 1.7Million SEK. Some research online tells me it should ideally be 75% of what you are buying for, but in this case it is only 35%. However, the loan already has mortgages of around 4.7Million SEK. So I am confused, It looks like I am overpaying for a house with a low Taxeringsvarde value, but a bank would not give so much mortgage for a property that is so worth 1.7Mn SEK.

One more data point to add is: This house was built by a local builder in the area, not one of the big names like alvsbyhus or myresjohus. And the the same house was sold initially for 5.5Million SEK around 2 years ago, however I understood from the real estate agent that this was Brought from the "Company" that built the house by the "company's owner" itself. Which is also another thing that worries me, are they tricking me by having a high price for the initial sale, by buying it from himself.

Any advice? Please help me out with some opinions.

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Hej, jag tittar på en fastighet i Adelso, Ekerö. Inte en infödd svensk, så ny på hela den svenska fastighetsmarknaden, Dock är jag väl undersökt om hur marknaden fungerar vad gäller budgivning, lånelöfte etc. Men utifrån husets läge (Adelso) skulle man kunna gissa att jag letar efter något som inte är standard, jag letar efter mer utrymme även om det ligger en bit utanför större tätorter. Detta innebär också att de fastigheter jag tittar på inte har många budgivare, jag är faktiskt den enda och därför förhandlar jag direkt med säljaren via Fastighetsmäklaren för att komma fram till ett acceptabelt pris. Så jag kan inte säga om jag betalar för mycket.

Fastigheten är en villa från 2023 på cirka 130 kvm, belägen på en 3000 kvm tomt. Priset jag ligger på är runt 4,9 miljoner SEK. Det enda jag är orolig för är att "Taxeringsvarde"-värdet på huset 2025 var endast 1,7 miljoner kronor. Vissa undersökningar på nätet säger mig att det helst borde vara 75 % av vad du köper för, men i det här fallet är det bara 35 %. Lånet har dock redan bolån på cirka 4,7 miljoner kronor. Så jag är förvirrad, Det ser ut som att jag betalar för mycket för ett hus med lågt taxeringsvärde, men en bank skulle inte ge så mycket bolån för en fastighet som är så värd 1,7Mn SEK.

Ytterligare en datapunkt att lägga till är: Detta hus byggdes av en lokal byggare i området, inte ett av de stora namnen som alvsbyhus eller myresjohus. Och samma hus såldes initialt för 5,5Mkr för ca 2 år sedan, dock förstod jag på fastighetsmäklaren att detta kom från "Företaget" som byggde huset av "företagets ägare" själv. Vilket också är en annan sak som oroar mig, lurar de mig genom att ha ett högt pris för första försäljningen, genom att köpa det av sig själv.

Några råd? Snälla hjälp mig med några åsikter.

/Mod översättning

 

[TypRätt]

Try using a service like booli.se to see what prices other properties in the area was sold for. It is really har for anyone but possibly another none biased agent to know what a realistic price should be. If the builder bought it himself my guess is that he could not sell it for a price he felt he needed and hoped the prices were going to go back up again but they have not and now he need the money to stay afloat.

 

[madrulzzz]

Try using a service like booli.se to see what prices other properties in the area was sold for. It is really har for anyone but possibly another none biased agent to know what a realistic price should be. If the builder bought it himself my guess is that he could not sell it for a price he felt he needed and hoped the prices were going to go back up again but they have not and now he need the money to stay afloat.

Regarding Booli and Hemnet, There have been only a few comparable sales as it is an island. However, from what I see the prices are in line considering this is a new house and there are no other houses sold which are this new in the area. That's why I looked at the taxeringsvärde to get an indication.

Thanks for sharing about the builder buying it himself, Happy to hear this from someone here as this is the reason the agent also told me.

 

[Jan_G]

I think You easily can get hold of a average square Meter Price for a house in that area.
Have a look at booli.se. Seach for Adelsö.
Newly built houses has regularly a higher price, nice views (lakes/sea) as well.

But the fact that the builder bought the house for own use tells me (at least) that it is a proper built house.
Noone would like to live in a 'scam'

So I say, if you like the house, go for it.

 

[madrulzzz]

I think You easily can get hold of a average square Meter Price for a house in that area.
Have a look at booli.se. Seach for Adelsö.
Newly built houses has regularly a higher price, nice views (lakes/sea) as well.

But the fact that the builder bought the house for own use tells me (at least) that it is a proper built house.
Noone would like to live in a 'scam'

So I say, if you like the house, go for it.

Thank you for your comment. I have looked at the average prices, it is slightly lower but that's okay because there are no other houses sold in the area which are as new as this. However, the Low tax value is what I am a bit concerned about.

Also, the builder did not live in it, he only had it rented for some time and then had his workers stay in the house as the island commute takes time from Stockholm.

Really appreciate you taking the time to respond, Thank you

 

[Alfredo]

The connection between taxeringsvärde and market value is very rough, and in the individual case, the deviation can be very large. I would not think too much about the taxeringsvärde; I would focus on other characteristics of the object.

 

[Kilrain]

Booli values the property at 5.4 million SEK, and gives a range of 4.9-5.9 million.

You can find it by looking at the listing on Booli. Just scroll down a bit.

I’m not familiar with the area, but Booli tends to be fairly accurate in my experience.

 

[Bästerortarn]

I put my answer through google translate so keep that in mind 😎

You have already received several good answers but based on the limited information about the property the price seems to be quite reasonable. Maybe even lower than expected depending on location, lake views etc.

Don't focus too much on the assessed value. It is a blunt instrument with lots of exceptions. In addition, the assessment only takes place every three years so at the next assessment it is very possible that it will be raised dramatically. In addition, if we are to be completely honest, the property is worth what someone is willing to pay and not really what available statistics say.

What you should focus on instead is the condition of the house and do your own inspection. Just because it is newly built doesn't mean it has to be in perfect condition.

 

[DanielSt81]

You can ignore taxeringsvärde completely. It has zero to do with the actual market value. Also a bank is not looking at this regarding loan. For them the valuation of the Real Estate Agent is the most important.
To me the price sounds reasonable for a new house. But as others already said we don‘t know anything about the actual house.

 

[madrulzzz]

Booli values the property at 5.4 million SEK, and gives a range of 4.9-5.9 million.

You can find it by looking at the listing on Booli. Just scroll down a bit.

I’m not familiar with the area, but Booli tends to be fairly accurate in my experience.

Thank you! I have been using booli for months and never noticed that, I always scrolled through without seeing it

 

[Unikt namn]

Booli values the property at 5.4 million SEK, and gives a range of 4.9-5.9 million.

You can find it by looking at the listing on Booli. Just scroll down a bit.

I’m not familiar with the area, but Booli tends to be fairly accurate in my experience.

Booli går ju dock på försäljningsstatistiken. Om byggaren sålt fastigheten till sig själv för 5,5mil i närtid så kommer ju den basvärderingen tas med i beräkningen.

 

[madrulzzz]

However, Booli is based on sales statistics. If the builder has sold the property to himself for 5.5 million in the near future, that base valuation will be taken into account

Thanks for pointing this out, I missed that fact

 

[Nötegårdsgubben]

The property is a villa from 2023 of around 130 SqM, sitting on a 3000 SqM plot. The price I am at is around 4.9Million SEK. The one thing I am worried about is, the "Taxeringsvarde" value of the house in 2025 was only 1.7Million SEK.

The buiding on the property isn't included in the latest setting of taxation value if it was built during 2024. Taxation valuation was last done in 2024, but it was for the situation on January 1st that year. So it's only valued for the plot itself, not including the house.

It will be revalued this year, so the taxation value will increase to maybe 3.5–4 MSEK, as it will be set in comparison with the market value two years ago.

So you were right to be conserned in my opinion as the taxation value shouldn't differ as much from the market value in a stable market as yours do. But as explained above, there is a reason for it. I do agree with others that taxation value isn't much of a question, especially as we in practice no longer have a property taxation based on it, as that is capped at about 10,000 SEK per annum, but it isn't a random number and seeking an explanation for it was a reasonable thing to do.

Edit: If the house was actually finished in 2023 as you write this doesn’t add up, but it was 2024, wasn’t it?

 

[madrulzzz]

The building on the property isn't included in the latest setting of taxation value if it was built during 2024. Taxation valuation was last done in 2024, but it was for the situation on January 1st that year. So it's only valued for the plot itself, not including the house.

It will be revalued this year, so the taxation value will increase to maybe SEK 3.5–4 million, as it will be set in comparison with the market value two years ago.

So you were right to be concerned in my opinion as the taxation value shouldn't differ as much from the market value in a stable market as yours do. But as explained above, there is a reason for it. I do agree with others that taxation value isn't much of a question, especially as we in practice no longer have a property taxation based on it, as that is capped at about SEK 10,000 per annum, but it isn't a random number and seeking an explanation for it was a reasonable thing to do.

Edit: If the house was actually finished in 2023 as you write this doesn't add up, but it was 2024, wasn't it?

Te real estate agent, the listing, and Anticimex report says it was built in 2024.

But the details say that it is the tax value for 2025 and the assessment value is separated into both building and plot value. I am attaching below a picture of the details from the listing.

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[sysmali]

I think the house seems reasonably priced based on the photos, at least. The inspection report says “built in 2024”.

It also looked like it wasn't painted at the time of the inspection a year ago, since that was pointed out. Bring in your own inspector and have them take a closer look at the house and specially “hollow” sounds that were noted in the downstairs bathroom.

Adelsö is perfect if you enjoy peace and quiet close to nature, but you can still take the bus to Brommaplan. You don’t have any issues with the ferry, right?