bostadsinsikt
Sample report

Silvermåsgränd 7, flat 1102

3 rooms · 74 m² · floor 2 of 5 · 5 980 kr/month · built 1964
Asking price 3 450 000 kr · 46 622 kr/m²
Brf Silvermåsen 4
The listing says

“Pipes replaced”

The papers sayMaintenance plan 2024, p. 12

The bathrooms were renovated in 2009. The pipes were not replaced. The pipe replacement is scheduled for 2027.

Your share of the bill312 000kr

The 2027 pipe replacement has no money behind it

Bid at mostWalk away
3 110 000kr
asking − 9,9 %

The asking price is already 340 000 kr above your ceiling, and the bidding will likely end 540 000 kr above it. The pipe replacement due in 2027 has no money behind it, and every owner will pay for it. Walk away, or bid only if the seller covers your share.

Score out of 10025
The association0High debt, dear interest. Savings are falling.
The listing05 claims the papers contradict.
The price25The likely final price is 200 000 kr above the asking price.
Risks03 priced defects cost you 540 000 kr.

Decision support, not a valuation or an inspection. An AI read the papers and may have misread them or missed a document. Check the numbers your bid rests on. The report is written for the account holder alone.

7 defects in the association

From the association's own papers. Every priced defect lowers your walk-away number.

  1. The 2027 pipe replacement has no money behind it

    costs money
    −312 000 kr

    The maintenance plan schedules a full replacement of the building's water and drain pipes (stambyte) for 2027, estimated at 41 Mkr. The maintenance fund holds 2.1 Mkr. The rest will come from new loans or higher fees. Your share is about 312 000 kr, and bathrooms are usually torn out while the work is done.

    Maintenance plan 2024, p. 12, and annual report 2025, note 14

  2. The monthly fee rises 22 % in January

    costs money
    −148 000 kr

    The board decided the increase in November. The listing still shows the old fee. Yours becomes 7 300 kr a month, 15 840 kr more a year.

    Board minutes 2025-11-14, item 6

  3. Two thirds of the loans reprice in 2026

    costs money
    −80 000 kr

    38 Mkr is fixed at 1.4 % until June 2026. At today's rates it will cost 1.2 Mkr more a year, roughly another 9 % on the fee.

    Annual report 2025, note 17

  4. Damp in the basement below your stairwell

    watch

    The 2024 inspection found damp in the basement wall under stairwell B. The fix is listed as "under investigation". This flat is in stairwell B.

    Annual report 2024, significant events

  5. The shop downstairs has given notice

    watch

    The grocery store on the ground floor pays 11 % of the association's income. Its lease ends on 2026-09-30, and no new tenant is named.

    Annual report 2025, directors' report

  6. A legal dispute with the facade contractor

    watch

    The association is claiming 2.4 Mkr for defects in the 2022 facade work. The case is unresolved, and the legal costs come out of the fees.

    Annual report 2025, note 21

  7. The radon reading is twelve years old

    noted

    The building is from 1964, when radon-emitting blue concrete was common. The last radon measurement was in 2013.

    Annual reports 2013 and 2025

The price against 7 like it in the building

The neighbours' sold prices. The likely final price comes from them.

Asking price3,45 Mkr Likely final price3,65 MkrBid at most3,11 Mkr
33,23,43,63,8 Mkr
Sold in the buildingFor sale nowThe asking priceLikely final priceBid at mostAbove your walk-away number
SoldDatePricekr/m²
Silvermåsgränd 5, floor 5Apr 20263 640 00049 200
Silvermåsgränd 9, floor 3Feb 20263 690 00049 900
Silvermåsgränd 7, floor 1Oct 20253 380 00045 700
Silvermåsgränd 5, floor 2Aug 20253 610 00048 800
Silvermåsgränd 7, floor 4May 20253 520 00047 600
For saleListedPricekr/m²
Silvermåsgränd 9, floor 1listed ~2 weeks3 495 00047 200
Silvermåsgränd 7, floor 5listed ~1 month3 550 00048 000

What the flat really costs

Likely final price plus your share of the association's loans. That is what you buy.

Likely final price3 650 000 kr
Risks in the papers−540 000 kr
Bid at most3 110 000 kr
Your share of the association's loansownership share 1,214 %+1 250 600 kr
Real price4 900 600 kr
Monthly fee5 980 kr/month
Savings per m²−46kr · 2025

Falling, and the association runs at a loss.

Loans per m²16 900 kr · high
Interest sensitivity18 % · sensitive
Annual fee per m²970 kr · +11 % over 2 years
Energy cost per m²262 kr
Result after financial items−820 → −1 940 → −3 110 thousand krThe loss has grown three years running.
Cash640 000 krAbout four months of running costs.
External maintenance fund2 100 000 krThe pipe replacement is estimated at 41 Mkr.
Equity ratio18 %Low for a building from 1964.
Flats sold in 202514Up from 6 in 2024. More owners are leaving.
Real monthly cost7 300 krAfter the January increase. The listing says 5 980 kr.

5 places where the listing and the papers disagree

The listing's words against the papers, line by line.

Pipes
The listing saysPipes replaced
The papers sayThe bathrooms were renovated in 2009. The pipes were not replaced. The pipe replacement is scheduled for 2027.
Maintenance plan 2024, p. 12
Monthly fee
The listing says5 980 kr/month
The papers say7 300 kr/month from 2026-01-01.
Board minutes 2025-11-14, item 6
The association's finances
The listing saysWell-run association with sound finances
The papers sayA loss three years running. Savings are negative. Cash covers four months.
Annual reports 2023–2025
Fee increases
The listing saysNo known fee increases
The papers sayA 22 % increase was decided in November 2025.
Board minutes 2025-11-14, item 6
Commercial space
The listing saysHandy grocery store in the building
The papers sayThe store has given notice. Its lease ends on 2026-09-30.
Annual report 2025

What to do

  1. Send 10 questions to the broker.
    1. How will the 2027 pipe replacement be paid for: new loans, a higher fee, or a one-off levy on the owners?
    2. Why does the listing show the fee from before the increase decided in November?
    3. What interest rate does the board expect when the loans reprice in June 2026?
    4. What did the investigation of the damp under stairwell B find?
    5. Is there a new tenant for the shop after September 2026?
    6. What has the facade dispute cost so far, and what could it still cost?
    7. When was radon last measured, and what was the reading?
    8. Why does the listing say the pipes are replaced when they are not?
    9. Has the board planned further fee increases for 2027?
    10. Why were 14 flats in the building sold in 2025?
  2. Check 6 things at the viewing.
    • The basement: go down stairwell B. Smell for damp and look for white salt marks on the walls.
    • The pipes: open the cupboard under the kitchen sink. Old cast-iron pipes are grey and rusty at the joints.
    • The bathroom: look for cracked grout and stains around the floor drain.
    • The facade: look for cracks around the windows. That is what the dispute is about.
    • The windows: feel for draughts. Energy class F shows up on the heating bill.
    • The neighbours: ask someone on the stairs what they think of the fee rise and the pipe work.
  3. Settle your walk-away number, 3 110 000 kr, before the bidding. Do not go over.

Liabilities and deadlines

Liability for faults runs out. Then the association pays, and that means you.

Builder's liability

Nothing left to claim. The building is from 1964.

The 2022 facade work

Still in dispute. No ruling before 2027.

Fixed interest

Ends in June 2026, four months after you would move in.

Against the seller

Two years from taking possession. In Sweden a co-op flat counts as movable property.

Your duty to inspect

Once you sign, the building's condition is yours. What you could have read in the papers, you cannot complain about later.

Sources

Do the same for your flat

Paste the link to the listing or type the address. We read the association’s papers against the listing before you bid.

FreeThe overview: the association, the defects, the neighbours’ prices
99 kr39 krWhat the defects cost you and where to stop bidding

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