The difference of purchasing projected (not yet build) homes and second-hand homes in Norway

Av: Dato: English

In Norway, as I guess in many other countries we have to different markets for home buying. The second hand housing market and project or new housing market.

In the second-hand market people’s houses and apartments are sold with the help of real estate agents.  It is also allowed to sell one’s property without a realtor, but 99% is using one.

When it comes to the projected, not yet build homes, they are sold by the builders.  They are using real estate agents too, mostly. They are often specialised in sale of projected homes. Sometimes the builders also use their own employees.

Two different laws are regulating the sale and delivery of the homes:

The Home Building Act (Bustadoppføringslova) for projected homes and the Alienation Law (Avhendingsloven) for the second hand homes.

In addition, we have the Real Estate Law that clarifies the responsibility of the real estate agent.

This means that the sale of properties is quite regulated.  The different laws places responsibility on the seller, either a private person or the builder, the buyer and the realtor.

The laws are so called  consumer laws which are intended to protect the consumer

The projected homes are more expensive (20 to 25%) than the second hand homes, because they are modern and built according to the latest building regulations and does not require maintenance for many years.

When you buy a home that is not yet build you have to rely on the information and illustrations from the builders or their real estate agent.  They often have models and visiting centre where they are showing the standard of the interior, the sun conditions and the view from the apartment.  Or maybe they have a prototype of a house to show you.

If you want to look for a projected property in Norway, you can use this website:

https://www.finn.no/realestate/newbuildings/search.html?sort=PUBLISHED_DESC

The second hand homes are listed on this website:

https://www.finn.no/realestate/homes/search.html?sort=PUBLISHED_DESC

Be aware of the buyers duty of inspection

Either you want to buy a brand new home or a second hand home in Norway, you have to be aware that the bid is binding and the buyers duty of inspection.

The home buying in Norway is quite complicated for the buyer and as a buyer you have a big responsibility to check the sales material and the property itself before bidding.  The bid is binding and there are no regrets. This is called the buyers duty of inspection and are regulated by law.  It is valid for purchase of second hand homes as well as for projected homes.

Luckily, I have been working with both  selling and buying of both second hand and projected homes in my 40 year career in the housing industry.  Therefore, I am qualified to help with the purchase of all kinds of homes.  This is a good thing since the approach and legislation is quite different.

The housing market right now (February 2023)

The housing market right now (February 2023) is quite slow compared to the crazy years of the Pandemic.  But second-hand homes are sold quite easily, with slighter lower prices.

When it comes to projected homes there have been an abrupt stop and a number of planned projects have been postponed.

The projected homes are mostly sold to fixed prices, they are no bidding rounds.  But it is not easy to negotiate a lower price.  The builders prefer to sit on the properties when they are finished, and wait for better times.

If the projects are stopping for a long time, it will probably have a bad influence on the second hand market, especially in big cities like Oslo.  Then there is a change that the prices for on the second hand market will rice fast again.

Kommentarer (0)

Interesting news about the housing market in Norway

Av: Dato: English

This September we have seen quite significant changes in the home buying market in Norway.

Therefore I have to write about the market and housing prices – AGAIN.

Hope you are OK with it.

After all, to keep oneself updated on the market is a big factor for achieving a successful purchase!

Two important factors implicate a development towards a buyers’ market this autumn:

  • Decrease in prices with 2,2 % in Oslo – 2,5% in september
  • More houses up for sale in september – 17% more than last year

Falling prices are expected for the rest of the year and probably also in 2023.  Then it will start to increase again according to the forecasts. The sales volume is now back on pre pandemic level.

The reason for the decrease in  prices is obviously the increased mortgage interest and increase in prices on electricity and other living costs.

A buyers’ market is good news if you are buying a home in Norway for the first time.

If you already have a property to sell and want to buy a new one, and your mix of equity of mortgage is comfortable, there is no reason why you should not buy a new home now, if you feel it is needed.

Just remember the rule – Sell and buy in the same market

Timing is everything

Download my booklet about home buying in Norway for free here

Kommentarer (0)

The home buying market in Norway right now

Av: Dato: English

The economy in Norway, as in a lot of other countries, are in a strange situation right now. We experience all time soaring prices in food and energy prices. At the same time, we must cool down the economy by raising the mortgage interests. So far this has not affected the prices of homes very much. August had rising prices in most part of the countries, in average they increased with 1,9%. The number of homes for sale the market has increased in august and will continue to increase. This is good news for the buyers, because lack of homes for sale usually means that the bids increase to very high levels. As you probably know we are practising open bidding rounds according to the auction principle in Norway.

It is expected that the home prices will decrease this fall when people feel the effect of interest rate effects. And the banks’ lending policy will change according to higher interest rates. They are obliged to stress test that the customer can manage a 5% increase of interest. That means that people will get less money for their home buying and the bidding rounds will become much cooler.

Norwegian Home buyers are financing their home buying in all essentials by bank mortgages. Read more about home buying financing in Norway here.

Big drop in the sale of cottages.

Norwegian people are crazy about cottages or “hytta” as we called it. Many people even have two cottages, me included. If you do not own one yourself, you may have access to one through your family. During the pandemic, the cottage sales were extremely high, both in volume and price. Now the sale has dropped by 45% – in volume. But not yet in price. But at some point, close to now, I think we will see a drop in prices too. So, if you are planning to buy a cottage in Norway this fall will be a good opportunity. And please ask me for help. The buying process is the same as for homes and there I am an expert. And as a cottage lover and user I have a good pulse on the holiday home market.

Sorry about all the economic talk in this blog. But in Norway the housing market is so depended on the economy in general. It will serve you well to follow to keep yourself updated on the market.

If you download my booklet about home buying in Norway you will get my tips about home buying and market updates direct in your inbox.

And I will do what I can do keep you in the loop here on the blog!

Best wishes

 

 

Kommentarer (0)

How to finance home buying in Norway?

Av: Dato: English

Almost 80% of Norwegian families own their own home.  Or maybe we should say, their bank owns it. But most Norwegian do not worry about their debt ratio.  Maybe because we have a solid bank system and regulation regarding how big mortgage the bank can give people according to equity and monthly income.

In general, the bank requires 15% of the sales value in equity, you cannot have a mortgage that exceeds 5 times the family income.  And you have to be able to pay an increase in interest with 5%.  This is public regulations from the government that the banks have to follow.   This is difficult to fulfil for some first-time buyers.  Therefore 50% of them get help from their parents to meet the banks requirements.

What about foreigners or non-Norwegian citizens, will they be able to get a mortgage in Norway?

The answer is yes, on certain conditions.

Normally the bank will require 25% of the sales value as equity.
You have to have a Norwegian D-number or identification number. https://www.udi.no/en/word-definitions/d-number/

With a D-number you can apply for a bank account in Norway, which you will need.
But you are free to apply for a loan in different banks.

The banks requires that you are employed in Norway, or get your salary paid through a Norwegian bank account.  Income abroad is not sufficient.

Regarding your equity you probably have to transfer them to your Norwegian bank, or at least give a proof that you have the funds in your bank at home.
When you transfer money you have to give an account of the origin of the funds.  Due to money laundry regulations.

But there is a catch to it all, it is not straight forward to open a bank account in a Norwegian bank.
Read more about this in this article:
Is it possible to bid on a property in Norway without having an account with a Norwegian bank?

Much easier to buy a home, if you already have the cash 

If you don’t need a mortgage to buy a property you will get the D-number after the purchase, from the Norwegian Mapping Authority (property Register).  The money will go through a bank in Norway to the real estate agency, who will take care of the registration and send the D-number application.  In that process you have to give an account of the origin of the funds, due to money laundry regulations.

Please contact me if you have further questions on this issue.

Best regards
Boligdama – Trude Larsen

+47 950 37 330 – trude@boligdama.no

Kommentarer (19)