Buy a Summer House in Denmark (Fritidsbolig): All You Need to Know

Hi, I’m Mario 👋🏻

I’ve spent hundreds of hours learning and researching about buying a property in Denmark.

If you’re an expat in Denmark, this guide will be the best resource in the internet to help you find your summer house and pay the best price for it.

My Background & Why You Can Trust Me

I’m from Argentina and I’ve been living in Copenhagen for more than ten years. I work in Maersk, where I’m buying things professionally — think of ports, ships, fleets of trucks, etc. Big things.

I bought my first apartment in Copenhagen in 2017. (And then a townhouse in 2025 🎉!)

I’m obsessed with the details, and there are a ton to look into: laws and lawyers, financing and interest rates, taxes and fees, a crazy-fast real estate market.

I spent hundreds of hours looking through all that. I met lawyers, realtors, all major banks, and a multitude of advisors. I spent months learning about the real estate market and visited dozens of apartments.

I consolidated everything I know into this gigantic guide.

This one here is an extension (and a very long one!) where I expand on that guide and make it specific to summer houses. Think of it as a companion guide.

Disclaimer — If you’re serious about buying a property, you should talk through all the relevant details with your legal and financial advisors. This guide is for informational and entertainment purposes only. I don’t take any responsibility for you bidding on any property.

Summer Houses – These aren’t just holiday homes– they’re a cornerstone of Danish culture, embodying hygge, family traditions, and a deep connection with nature.

There are over 220,000 summer houses (sommerhuse/fritidsboliger) in Denmark. For many of us expats, the dream of owning one—a little slice of Denmark by the sea—is incredibly alluring. I’ve pictured it myself: quiet weekends, fresh air, a true escape.

However, as a foreigner, if you think buying a normal home in Denmark is complicated, stepping into the summer house market is like a next-level laberynth.

Buying a summer house is far more complex than buying your primary residence. There are hidden legal traps, specific financing hurdles you wouldn’t expect, and strict rules on how you can even use the property.

In this comprehensive guide, I’m going to tell you everything you need to know, including:

The unique appeal of Danish summer house life
The specific eligibility rules – which (important!) also put restrictions even on EU citizens
The financial realities – incl. the differences in mortgages and setups vs. ‘normal’ properties and the rental options
The (in my opinion) best areas to consider and why
Whether it’s even a good investment.

Let’s go! 🕶️

What Makes a Danish Summer House (‘Fritidsbolig’) So Special? 🏡

Before we get into the nitty-gritty, let’s understand what a Danish summer house, or ‘fritidsbolig’ (leisure dwelling – the broader legal term), truly represents. It’s more than just bricks and mortar (or, more commonly, wood).

🇩🇰 A Cultural Icon:

The ‘sommerhus’ is deeply ingrained in the Danish psyche. It’s a symbol of disconnecting from the daily grind, spending quality time with loved ones, and embracing the simplicity of life. It’s where Danes go to recharge, surrounded by nature, often in a very unpretentious setting.

The concept of ‘hygge’ – that unique Danish coziness and contentment – is perhaps most palpable in a candle-lit summer house on a cool evening, with a board game and good company.

📜 Legal Definition & Key Characteristics:

Legally, a ‘fritidsbolig’ is a property intended for holiday and recreational use, not as your permanent, year-round home. This is the absolute cornerstone of its legal status.

These properties are typically found in designated ‘sommerhusområder’ (summer house areas), which are specifically zoned to preserve their recreational character and prevent them from turning into regular residential suburbs.

These zones often have stricter building regulations, such as lower building density (often 10-15% of the plot area, compared to 30% for many urban primary homes) and height limitations (frequently single-story, max 5 meters overall).

The quintessential Danish summer house is often a charming wooden cottage, though styles and sizes vary greatly, from very basic cabins to more substantial, modern homes. A common feature is their setting on ‘naturgrund’ – natural plots with native trees, grasses, and heath, rather than meticulously landscaped gardens. The emphasis is on blending with the surrounding environment, simplicity, and functionality.

🙅‍♂️ The No ‘Bopælspligt’ Rule:

What truly sets a ‘fritidsbolig’ apart legally from a primary residence (‘helårsbolig’) is the absence of ‘bopælspligt’. ‘Bopælspligt’ is the legal obligation to register your permanent address (your ‘folkeregisteradresse’ linked to your CPR number) at a property and actually live there full-time.

Summer houses are exempt from this; in fact, you are generally prohibited from registering your summer house as your permanent address. This underpins all the usage rules we’ll discuss later.

Understanding this distinction is crucial because it impacts everything from who can buy, to how you can use it, and even how it’s financed.

The Elusive “Summer House Life”: What’s it Really Like? 🖼️

Owning a summer house isn’t just about having a second property; it’s about embracing a particular lifestyle. For Danes, it’s almost a rite of passage, a tradition passed down through generations.

Embracing Simplicity and Nature:

The core of summer house life is a return to basics. It’s about swapping city noise for the sound of the wind in the trees or waves on the shore. Days are often spent outdoors: long walks or bike rides through forests and along beaches, swimming in the (often chilly!) Danish sea, flying kites, or simply reading a book in a deckchair. Evenings might involve barbecues, bonfires (where permitted), storytelling, and board games. Many summer houses have a ‘brændeovn’ (wood-burning stove), which becomes the cozy heart of the home in cooler weather.

A Hub for Family and Friends:

Summer houses are magnets for social gatherings. Weekends and holidays often see them filled with multiple generations of family or groups of friends. It’s a place for shared meals, collaborative cooking, and creating lasting memories. For kids, it’s often a realm of freedom – exploring nature, building dens, and playing outdoors with less supervision than in the city. I have friends whose entire summer holiday revolves around their ‘sommerhus’, with a revolving door of visitors.

The ‘Do-It-Yourself’ Ethos:

There’s often a hands-on aspect to summer house life. Maintenance is part of the experience – a bit of painting, clearing leaves, chopping wood. It’s a contrast to the often more outsourced lifestyle of the city. There’s a satisfaction (for some, at least) in looking after your own little retreat. The gardens, as mentioned, are usually ‘naturgrund’, meaning they are intentionally kept wild and low-maintenance, encouraging biodiversity and a more rugged aesthetic.

Digital Detox (Sometimes):

While Wi-Fi is now near universal, many still see the summer house as a place to disconnect from screens and reconnect with people and nature. Poor mobile reception in some remote areas can even enforce this!

It’s a slower pace of life, a chance to de-stress and live more in tune with the seasons. However, it also comes with responsibilities – it’s not like a hotel. You’re responsible for everything from cleaning to repairs.

The 5-Year Rule: The Biggest Hurdle for Expats Wanting a Slice of Danish Summer 👇

Now, for the part that concerns every foreigner eyeing a Danish summer house: the eligibility rules. Danish law is famously protective of its recreational land. The primary legislation governing this is the Acquisition of Real Estate Act (‘Erhvervelsesloven’).

The cornerstone of this legislation is the “5-Year Rule.” To purchase any type of real estate in Denmark, including a ‘fritidsbolig’, without needing special permission from the authorities, an individual must satisfy two conditions:

Have current (and perceived permanent) residence in Denmark – ‘bopæl’, effectively meaning you are fully registered with a CPR number and intend to live in Denmark indefinitely in Denmark at the time of purchase.
- My note: Just having a work permit isn’t always enough for this condition if your stay is perceived as temporary.
Have previously resided in Denmark for a cumulative total period of at least five years. This doesn’t need to be a continuous five-year block; it can be aggregated from multiple separate periods of official residency. However, temporary stays for holidays, short-term studies, or brief work assignments generally do not count towards this five-year accumulation.

The Critical EU/EEA Citizen Caveat:

This is where many EU/EEA citizens get caught out. When buying a primary residence (‘helårsbolig’), EU/EEA nationals who are working in Denmark or are otherwise legally residing here (e.g., self-sufficient with health insurance) generally do not need special permission from the Ministry of Justice. They typically just submit a declaration to the Danish Land Registration Court (‘Tinglysningsretten’) confirming they meet these conditions, in line with EU principles of free movement.

🚨 HOWEVER, this significant exemption DOES NOT extend to the purchase of secondary residences, including summer houses.

Let me repeat that because it’s vital: When an EU/EEA citizen wishes to buy a summer house in Denmark, they are subject to the same fundamental requirement as non-EU/EEA citizens. They must either:

Meet the 5-year prior residency rule, OR
Obtain explicit permission from the Department of Civil Affairs (‘Civilstyrelsen’), which operates under the Ministry of Justice. This permission is granted based on demonstrating “special ties” to Denmark.

This distinction underscores Denmark’s specific policy choice to maintain stricter national control over its recreational property market. Historically, this stems from concerns about foreign speculative buying in desirable coastal areas, potentially pricing out Danes and altering the character of these cherished holiday spots.

There’s a strong national interest in preserving these areas for residents with genuine, long-standing connections to the country. According to official sources, this strict stance for summer houses is a long-held Danish position, even within the EU framework.

For non-EU/EEA citizens, the rules are more straightforward in their strictness: they must always either meet the 5-year prior residency requirement or obtain explicit permission from Civilstyrelsen before acquiring any type of real property in Denmark, whether it’s a primary home or a summer house. Holding a valid Danish residence permit is a necessary precondition for applying for permission, but it does not in itself grant the right to purchase property.

Seeking Permission from Civilstyrelsen: Demonstrating “Special Ties” 📕

If you don’t meet the 5-year rule, you’ll need to embark on the application process with Civilstyrelsen. This is not a mere formality.

Key Aspects of the Application:

Specificity: The application must be for a specific, identified property. You cannot obtain a general pre-approval to buy “a” summer house. However, there’s a possibility to apply for an ‘advance permission’ (‘forhåndstilkendegivelse’) if you can already convincingly demonstrate strong ties. If granted, this advance permission is typically valid for three years and indicates a high likelihood of final approval once you select a specific property and notify Civilstyrelsen. This can be useful to know before you start a serious property hunt.
Documentation for “Særlig Tilknytning” (Special Ties): This is the core of the application. You need to provide substantial evidence of your “particularly strong connection” to Denmark. The authorities make a discretionary assessment based on several factors, including:
- Previous Stays in Denmark: This is often the most heavily weighted factor for summer house applications. A long, consistent, and well-documented history of spending holidays in Denmark is crucial. Think years, even decades. Some guidelines suggest that having spent holidays in Denmark for roughly 25 years might typically be sufficient, though this is not a rigid rule. You’ll need to back this up with evidence like old travel documents, accommodation bookings, photos, or even statements from Danish references.
- Family Ties: Having close family members (e.g., parents, children, siblings) residing permanently in Denmark and maintaining a genuine, ongoing relationship with them (regular contact, visits) can be a strong factor. Just a distant biological link isn’t enough.
- Cultural and Linguistic Ties: Demonstrable knowledge of the Danish language, Danish history, culture, or active participation in Danish society can strengthen an application. Perhaps you’re a member of Danish clubs abroad or have studied Danish literature.
- Economic or Business Ties: While potentially relevant, these are generally less emphasized for summer house applications compared to applications for primary residences. Owning a Danish company might be a minor plus, but it won’t be the deciding factor for a leisure property.
- Specific Connection to the Property: Any pre-existing strong link to the particular summer house you wish to buy, such as having rented it for many consecutive years or having a documented family history associated with that specific property or immediate area.
Timing and Processing: Be prepared for a wait. Processing times for summer house applications are officially cited as being around 8-10 weeks, or potentially up to 10 weeks from the receipt of all necessary information. This timeline means you need to plan carefully. It is standard practice, and I would say absolutely essential, to include a conditional clause in any purchase agreement (‘købsaftale’) making the entire purchase contingent upon obtaining the necessary permission from Civilstyrelsen.
Professional Assistance: Given the complexity of the requirements, the discretionary nature of the decision, and the sheer amount of Danish bureaucracy, engaging a Danish real estate lawyer or a specialized buyer advisor experienced in these specific applications is very strongly recommended. They can guide you, help compile the extensive documentation correctly, and liaise with the authorities. The cost of this advice can save you immense headaches and potential rejection.
Consequences of Non-Compliance: Attempting to bypass this system can have severe consequences. If you purchase a property requiring permission without obtaining it, the authorities can order you to sell the property, typically within a short timeframe like six months. This could mean a forced sale at a loss.

Obtaining permission based on “special ties” is acknowledged to be challenging. Unlike the objective 5-year residency rule, assessing “strong ties” involves qualitative judgments by the authorities. While data from a few years ago (up to 2018) suggested an upward trend in permissions granted, particularly to Norwegians and Germans (who often have extensive holiday histories in Denmark), the fundamental rules remain stringent. Don’t underestimate the bar you need to clear.

🎩 If you’re looking for a lawyer, I strongly recommend Poul Grotum — pg@vilsoe.dk or +45 3348 9070.

Poul is the lawyer l hired the two times I bought properties – when I bought my own apartment and townhouse. I can vouch that he’s great— especially if you’re a foreigner. Wholeheartedly recommended!

Usage Restrictions: No Year-Round Living (With Some Exceptions) 🍀

The fundamental principle for properties in designated ‘sommerhusområder’ is that year-round habitation is generally prohibited.

You cannot register the summer house as your permanent address (‘folkeregisteradresse’) in the Civil Registration System (CPR). The goal is to keep these areas for recreation, not to let them become regular residential zones.

Permitted Usage Periods:

Summer Period (traditionally 1st March to 31st October): During these eight months (roughly 34 weeks), owners are generally allowed unlimited use of their summer house.
Winter Period (traditionally 1st November to end of February): Use during these four months is restricted to “short-term stays” (‘ophold af kortere varighed’). Common practice and municipal interpretations suggest that the total duration of stays during the entire winter period should not exceed approximately nine weeks. Furthermore, these stays are often understood to mean individual periods of limited duration, with up to 4-5 consecutive weeks generally accepted by most municipalities.

This means the typical maximum annual usage period for owners is around 43 weeks (34 weeks in summer + 9 weeks in winter).

It’s your responsibility as the owner to ensure the property is fit for any winter use – think heating, insulation, water pipes protected from freezing, and proper sewage.

Exceptions to the Year-Round Ban:

While the general rule is strict, there are a few important exceptions:

Pensioner Exception: This is the most significant one. Individuals receiving Danish state pension (‘folkepension’), disability pension (‘førtidspension’), early retirement benefits (‘efterløn’), or certain other types of pension (e.g., ‘tjenestemandspension’), AND who are aged 60 or over, have a specific right to use their summer house as a permanent, year-round residence. Crucially, this right is contingent upon having owned that specific summer house for at least one year. This one-year ownership requirement (introduced in 2017, previously longer) prevents people from buying a summer house and immediately converting it to a permanent home upon retirement.
Municipal Dispensation: In exceptional and very specific circumstances, the local municipality (‘kommune’) where the summer house is located has the authority to grant a dispensation (‘dispensation’) allowing year-round habitation. Grounds for this are very narrow. Examples might include situations where year-round presence is deemed essential for operating a vital local business (like the only grocery store in a remote area), where an owner suffers from a severe illness or disability for whom the summer house provides the only suitable living arrangement, or in extremely rare cases where the municipality itself provided demonstrably incorrect information about permitted residency at the time of purchase. Any dispensation granted is typically personal to the applicant and automatically lapses if the property is sold or if the owner ceases to use it for year-round habitation. Don’t count on this route.
Historical Rights: If a property was lawfully used for year-round habitation before the surrounding area was officially designated as a ‘sommerhusområde’ under the Planning Act, the right to continue this use might persist. However, this requires careful investigation with the municipality to verify such historical rights and ensure they haven’t subsequently been lost (e.g., through a long period of non-use for permanent habitation).

Enforcement – The Reality:

How is this all enforced? It’s often a bit of a “light touch” system, but with potential consequences:

Neighbour Complaints: Danes value these rules. If neighbors notice someone clearly living in a summer house permanently, especially if it’s causing any kind of disturbance or changing the character of the area (e.g., kids go to school in the area), they might report it to the local municipality.
Municipal Inspections: Municipalities can do occasional spot checks or follow up on suspected cases, particularly in areas with high housing pressure or where there are many complaints.
Utility Usage: Unusually high and consistent utility usage during winter months could raise flags, though this is less direct.

Realistically, municipalities often prioritize more egregious or public cases – for example, if someone is clearly running a business from a summer house year-round or has their children registered in local schools citing the summer house as their main address.

From a practical standpoint, as long as you maintain your primary CPR registration elsewhere and your winter stays are genuinely “short-term” and sporadic, many municipalities don’t aggressively patrol individual usage. They are more concerned with upholding the overall system and preventing summer house colonies from becoming “shadow towns” of permanent, undeclared residents. However, the rules are the rules, and bending them carries a risk.

Financing Challenges: Stricter Terms for Summer Houses 🏦

Financing a Danish summer house presents another set of hurdles, particularly for expats. The options are broadly similar to primary residences, but the terms are less favorable.

Types of Loans:

‘Realkreditlån’ (Mortgage Loan): These are offered by specialized mortgage credit institutions (‘realkreditinstitutter’) like Nykredit/Totalkredit, Realkredit Danmark, etc. They are secured directly against the property with registered mortgage deeds (‘pantebreve’) and are funded by selling bonds. Generally, ‘realkreditlån’ offer the most favorable interest rates due to their secure structure.
‘Banklån’ (Bank Loan): Provided by commercial banks, these loans are often used to finance the portion of the purchase price that exceeds the ‘realkreditlån’ LTV limit but is above the buyer’s required down payment. Bank loans typically carry higher interest rates as they represent a higher risk for the lender.

CRUCIALLY – aside from the LTV ratios we’ll discuss next, you generally have access to the same types of mortgage products for summer houses as for primary homes. This means you can still choose between fixed-rate loans, adaptable-rate loans (like the F1, F3, F5, or the new F-kort/CITA-based loans), and options with or without principal repayment (‘afdragsfrihed’) for a period. This flexibility is a plus.

Key Financing Differences for Summer Houses:

Lower Loan-to-Value (LTV) Ratios: The LTV ratio is the maximum percentage of the property’s assessed value that can be financed with a particular type of loan.
- For primary residences (‘helårsboliger’), the standard LTV for a ‘realkreditlån’ is typically up to 80%.
- For summer houses (‘fritidsboliger’), the legal maximum LTV for a ‘realkreditlån’ is capped at 75%. However, it is common practice for mortgage institutions to apply a more conservative approach, often limiting the ‘realkreditlån’ to only 60% LTV for summer houses. The specific LTV offered can depend on the institution’s assessment of the property’s condition, location, and marketability. An older, remote summer house might get a lower LTV than a newer one in a prime spot.
Down Payment Requirements (Especially for Expats): Danish law mandates a minimum down payment (‘udbetaling’) from the buyer’s own funds for all property purchases.
- The minimum required down payment is 5% of the purchase price. This applies to summer houses as well as primary residences for buyers considered standard risk (e.g., Danish residents, EU/EEA citizens with stable Danish finances).
- Significant Variation for Expats: This is where it gets tough. Foreign buyers, particularly those from outside the EU/EEA, or even EU/EEA citizens without a long-established financial footprint and credit history in Denmark, may face substantially higher down payment requirements from banks. Lenders perceive foreign borrowers as potentially higher risk (e.g., difficulty assessing foreign credit history, risk of relocation, unfamiliarity with Danish property law). Consequently, required down payments for expats buying summer houses can range significantly, with figures commonly cited between 10% and up to 40% of the purchase price. I’ve heard anecdotally of even higher demands in specific cases.
The “Financing Gap”: The gap between the ‘realkreditlån’ amount (e.g., 60-75% LTV) and the buyer’s own larger down payment (e.g., 10-40%) must be covered. This usually means taking out a more expensive ‘banklån’ for a larger portion of the total price than you would for a primary residence.
Impact of Leased Land (‘Lejet Grund’): As mentioned earlier, if the summer house is on leased land, obtaining a ‘realkreditlån’ that covers the land value is generally impossible. The mortgage can only be secured against the building itself. This severely restricts financing options, likely requiring a much larger cash down payment or reliance solely on more expensive bank loans for the entire financed amount. This makes properties on leased land significantly harder to finance and less attractive from an investment perspective.
Utilizing Equity from Other Properties: If you already own property in Denmark (e.g., your primary residence) and have built up sufficient equity (‘friværdi’), you might be able to take out a supplementary loan (’tillægslån’) secured against that existing property. Using equity from a primary residence, where financing terms might be more favorable (e.g., access to 80% LTV loans), to fund the summer house purchase can potentially be more cost-effective than relying heavily on a higher-interest bank loan secured against the summer house itself.
Bank’s Assessment Process: Before approving any loan, banks and mortgage institutions conduct a thorough credit assessment (‘kreditvurdering’). This involves evaluating your financial situation (income stability, existing savings, current debts), your borrower profile (job situation, length of employment, and for expats: duration of stay in Denmark, type of residence permit, perceived long-term ties to the country), and the specific summer house (its value, condition, location, and potential risks like leased land).

Given these complexities, it’s highly advisable for prospective expat buyers to engage with banks early in the process, well before actively searching for a property. Understand your borrowing capacity, get a realistic idea of the down payment you’ll need, and obtain pre-approval for financing (‘lånebevis’). Seeking offers from multiple banks is also recommended to compare terms.

Blue Dots = Summer Houses on Sale

Best Summer House Areas in Denmark and Why 🗺️

Denmark offers a diverse range of beautiful locations for summer houses, each with its own unique charm and appeal. Here are some of the most popular regions:

West Coast of Jutland (Vesterhavet):
- Why: Known for its dramatic, wide sandy beaches, impressive dunes, and the wild North Sea. It’s a haven for nature lovers, surfers, and those seeking a rugged, windswept landscape. Areas like Blåvand, Henne Strand, Hvide Sande, Løkken, and Skagen (at the very northern tip, famous for its unique light that attracted painters) are perennial favorites.
- Vibe: Ranges from family-friendly holiday towns to more remote, nature-focused spots. Popular with Danish, German, and Norwegian tourists, meaning good rental potential.
- Price: Can vary widely. Skagen is typically very expensive, while other stretches offer more accessible options.
North Zealand (Nordsjælland):
- Why: Often dubbed the “Danish Riviera,” this stretch of coastline north of Copenhagen is known for its charming fishing villages turned chic holiday towns, beautiful beaches, and lush forests. It’s highly accessible from the capital. Popular spots include Hornbæk, Gilleleje, Tisvildeleje, and Rågeleje.
- Vibe: Can be quite exclusive and fashionable, attracting a well-heeled crowd. Lots of cultural events, good restaurants, and marinas.
- Price: Generally among the most expensive summer house areas in Denmark due to proximity to Copenhagen and high demand.
Bornholm:
- Why: This unique island in the Baltic Sea offers a distinct landscape with dramatic rocky coastlines, picturesque fishing villages (like Svaneke and Gudhjem), round churches, and a strong artistic community. It boasts more sunshine hours than most of Denmark.
- Vibe: Laid-back, artsy, and very family-friendly. Great for cycling and hiking. It has a strong local identity.
- Price: Can be more affordable than North Zealand but has seen price increases. Accessibility is via ferry or a short flight.
Fyn Archipelago (Det Sydfynske Øhav) & Fyn Coast:
- Why: A stunning collection of small islands south of Fyn, along with the Fyn coastline itself, offers calmer waters, idyllic harbors, rolling hills, and charming historic towns. Ideal for sailing and a more tranquil holiday experience. Islands like Ærø and Langeland are popular, as are coastal areas around Faaborg and Svendborg.
- Vibe: Relaxed, maritime, and rich in history. Less “touristy” than some parts of the West Coast.
- Price: Generally more moderate than North Zealand or the prime West Coast spots, offering good value.
East Jutland Coast (Østjylland):
- Why: Features many family-friendly beaches with calmer waters than the West Coast, good accessibility from cities like Aarhus, and beautiful varied nature, including forests and fjords. Areas like Djursland (Ebeltoft, Mols Bjerge National Park), the Juelsminde coast, and the islands in Horsens Fjord are popular.
- Vibe: Family-oriented, with many holiday resorts and attractions, but also quieter spots.
- Price: A mixed bag, with some very desirable areas but generally offering a range of options.

Factors Influencing Desirability & Value:

Regardless of the region, key factors always include:

Proximity to the coast and beach quality: This is almost always paramount. Sea views command a premium.
Nature and surroundings: Access to forests, heathlands, protected nature areas.
Accessibility: Distance from your primary residence or major cities, ease of transport.
Local charm and amenities: Quaint villages, local shops, restaurants, marinas.
Privacy and plot characteristics: Size of the plot, seclusion.

When I was idly Browse a few years ago, the wildness of the West Coast and the unique charm of Bornholm really appealed to me, but the convenience and chic vibe of North Zealand were also tempting, albeit pricier.

Cost Comparison: Summer House vs. Primary Residence – More Than Just Purchase Price

When budgeting for a summer house, it’s crucial to understand that ongoing costs can differ significantly from your primary residence, often being higher on a per-square-meter or per-use basis.

One-Time Purchase Costs (Broadly Similar, but with nuances):

While the types of one-time costs are similar (registration fees, legal fees, bank fees), the percentages for registration fees are fixed. The key difference often lies in the larger down payment required for summer houses by expats, meaning more upfront cash is needed.

Registration Fee for Deed (‘Tinglysningsafgift af skøde’): A state fee to register ownership. It’s a fixed amount (DKK 1,850 as of early 2025, but verify current rates) PLUS a variable fee of 0.6% of the purchase price or the official public property valuation, whichever is higher. Typically paid by the buyer.
Registration Fee for Mortgage (‘Tinglysningsafgift af pantebrev’): If you take out a mortgage, this fee registers the loan against the property. Also a fixed fee (similar to the deed fee, e.g., DKK 1,850) PLUS a variable fee of 1.45% of the principal loan amount. Borne by the buyer/borrower.
Lawyer/Buyer Advisor Fees: Essential for expats. Expect DKK 10,000 to DKK 20,000+, depending on complexity.
Bank Fees: For loan setup, valuation, etc. Variable.

Recurring Ownership Costs (Where Summer Houses Can Sting More):

Property taxes like ‘Ejendomsværdiskat’ (property value tax, a state tax) and ‘Grundskyld’ (land tax, a municipal tax) apply to both types of properties. However, the ongoing maintenance and utility costs for summer houses are often where the differences become stark:

Higher Maintenance (‘Vedligeholdelse’): This can be a significant and variable cost.
- Wood Construction: Many summer houses are predominantly wooden, requiring regular painting (e.g., every 5-7 years is common for exposed woodwork), sealing, and checks for rot or pests. This is more intensive than for a brick primary home.
- Exposure to Elements: Coastal properties, in particular, are battered by wind, salt, and sand, leading to faster wear and tear on windows, roofs, and exteriors.
- Seasonal Challenges: Winterizing the property (draining pipes to prevent freezing, ensuring heating works if used in winter, checking for storm damage) is an annual task.
- Vacancy Periods: When the house sits empty, issues like minor leaks or pest infestations can go unnoticed and escalate.

For Reference – A friend with a classic wooden summer house on the West Coast budgets around DKK 20,000-30,000 annually just for routine maintenance and a “just in case” fund for bigger repairs like a new roof section or replacing weathered decking. A recent survey I saw indicated average summer house owners spend DKK 15,000-25,000 annually on maintenance alone, which, for a smaller property, is significantly more per square meter than for a larger, more robustly built primary residence.

Surprisingly Expensive Utilities:
- Heating: Electric heating is very common in summer houses as many areas lack district heating (‘fjernvarme’). Electricity in Denmark is expensive, so heating a poorly insulated summer house in cooler months can lead to shocking bills. Wood-burning stoves help but require buying or sourcing firewood.
- Water & Sewage: Some older or more remote summer houses might not be connected to mains sewage and rely on septic tanks (‘septiktank’ or ‘trixtank’), which require periodic emptying at a cost. Water usage might also be billed differently or have higher fixed charges in some summer house areas.
Homeowners’ Association Fees (‘Kontingent til Grundejerforening’):
- Most summer house areas have mandatory homeowners’ associations. These are responsible for maintaining shared infrastructure like private roads (often gravel), common green areas, playgrounds, beach access paths, or even local water pumping stations.
- Annual fees are charged to cover these costs and can range from a modest DKK 500 to DKK 3,000+ depending on the services and area.
Insurance: Property insurance (‘husforsikring’) will be required by your mortgage lender and is essential regardless. Premiums can sometimes be higher for summer houses due to perceived risks (vacancy, wooden construction, coastal exposure).
Transport Costs: Don’t forget the cost of regularly traveling to and from your summer house.

It’s wise to set aside a dedicated fund for summer house maintenance, perhaps 1-2% of the property’s value annually, especially for older properties.

Here’s a comparative table to summarize:

Feature	Primary Residence (‘Helårsbolig’)	Summer House (‘Fritidsbolig’)
Foreigner Purchase Permission (EU/EEA)	Generally No permission needed (Declaration to Tinglysning)	Yes, permission needed unless 5-year rule met (Requires “Special Ties”)
Foreigner Purchase Permission (Non-EU/EEA)	Yes, permission needed unless 5-year rule met (Easier criteria if for own dwelling)	Yes, permission needed unless 5-year rule met (Requires “Special Ties” – Harder criteria)
Max Realkredit LTV	Typically 80%	Max 75% (Often practically 60%)
Typical Expat Down Payment	Min 5% (Potentially higher for Non-EU/EEA based on bank risk assessment)	Min 5% (Often 10-40% required for expats due to perceived higher risk)
Bopælspligt (Residency Obligation)	Yes (Generally)	No
Year-Round Habitation Allowed?	Yes (Owner or tenant must reside)	No (Except for pensioners after 1yr ownership / rare municipal dispensation)
Primary Governing Law for Use	Boligreguleringsloven / Lejeloven (if rented long-term)	Planloven / Sommerhusloven (Planning Act / Summer House Act)
Maintenance Costs	Variable, often lower per m² for robust builds	Often higher per m² due to materials, exposure, seasonal needs
Utility Systems	Often district heating, mains sewage	Often electric heating, potential septic tanks
Homeowners’ Assoc.	Less common in urban settings	Very common, with annual fees
Rental Income Tax	Standard rental rules apply (can be complex)	Favorable ‘bundfradrag’ (tax-free allowance) often possible, especially with agency reporting

Market Trends: Is a Danish Summer House a Good Investment? 📈

This is the million-kroner question for anyone with a financial independence mindset! Should you put your hard-earned capital into a Danish summer house?

Historical Performance & Current Trends:

Danish summer house prices, like all real estate, have seen periods of significant appreciation, particularly in desirable coastal locations.

The COVID-19 pandemic, for instance, saw a surge in demand and prices as Danes (and others able to travel) sought local holiday options and more space. However, the market is also susceptible to economic downturns, rising interest rates (which we’ve seen recently), and changes in consumer confidence. Higher interest rates make financing more expensive, which tends to cool demand and can lead to price corrections.

You can see the COVID Effect by yourself – Data boligsiden.dk

As of early 2025, the market has seen some stabilization after post-pandemic peaks, with regional variations. Areas with continued high demand, like parts of North Zealand, tend to be more resilient.

Investment vs. Lifestyle:

While there’s potential for long-term capital appreciation, most experts and seasoned owners will tell you that a Danish summer house should primarily be viewed as a lifestyle investment. The main “return” is the personal use, enjoyment, and memories created.

High Transaction Costs: Buying and selling property in Denmark involves significant transaction costs (registration fees, agent fees, legal fees), which can eat into potential profits, especially on a short-term hold.
Ongoing Costs: As detailed above, maintenance, taxes, and utilities are substantial ongoing expenses that need to be factored in. These can significantly reduce your net return if you’re thinking purely financially.
Usage Restrictions: The limits on year-round habitation and owner usage (around 43 weeks) mean you can’t just live there indefinitely to save on primary housing costs (unless you’re a pensioner).
Rental Income Potential: This is where it can become more interesting financially. As mentioned, strong rental demand and favorable tax deductions can help offset ownership costs significantly, and in prime locations with good management, potentially generate a positive cash flow. However, rental income is also dependent on tourism trends, economic conditions, and competition.
Illiquidity: Real estate is an illiquid asset. Selling a summer house can take time, depending on market conditions and the property’s specific appeal. It’s not like selling stocks.

Is It the Right Place for Your Capital?

From a pure FIRE/Financial Independence perspective, comparing a summer house to other investments like a diversified portfolio of low-cost index funds is complex.

Leverage: Property allows for leverage (using a mortgage), which can amplify returns (and losses).
Taxation: The Danish tax system for investments is notoriously complex and can be high (up to 42% on capital gains from stocks, often taxed on unrealized gains for ETFs – what we call ‘lagerbeskatning’). Rental income from summer houses, with the ‘bundfradrag’, can be more tax-efficient if managed correctly. However, the property itself is subject to ongoing property taxes.
Personal Utility: Index funds don’t give you a place to spend your holidays! This “utility value” is hard to quantify but very real.

My personal view is that if you are buying a summer house solely as a financial investment to outperform the stock market, you might be disappointed or face more hassle than it’s worth. The real “profit” often comes from the years of enjoyment. If it also appreciates in value and rental income covers most costs, that’s a fantastic bonus.

If your capital is limited, and your primary goal is wealth accumulation for FIRE, directly investing that capital in the financial markets (despite Danish taxes) might be a more straightforward path. However, if you have the capital, value the lifestyle, and can make the rental numbers work, it can be a rewarding addition to your overall life and financial picture.

Consider it carefully. For many, it’s an emotional purchase as much as a financial one. I know Danes who’ve owned the same family ‘sommerhus’ for 50+ years; its value to them is immeasurable in kroner.

Rental Income: A Silver Lining (and How to Maximize It) 💰

One of the most appealing aspects for many summer house owners is the potential to generate rental income to offset the significant costs of ownership. The Danish summer house rental market is well-established and robust, attracting both domestic and international tourists.

The Tax Advantage:

As briefly mentioned, Denmark offers quite favorable tax treatment for rental income from summer houses, which is a significant incentive:

Tax-Free Allowance (‘Bundfradrag’): A substantial standard deduction can be subtracted from your gross rental income before any tax is calculated. The amount of this deduction depends crucially on how you rent it out:
- Rental via an Agency Reporting to Tax Authorities (SKAT): If you use a professional rental agency (like Novasol, DanCenter, Feriepartner, Sol og Strand, etc.) or a platform that is registered to report the income directly to the Danish Tax Agency (SKAT), a significantly higher tax-free allowance applies. For the 2025 tax year, this was projected to be around DKK 47,900. (Note: these figures are updated annually by SKAT, so always verify the current year’s official rate).
- Private Rental (or via non-reporting agency/platform): If you manage the rental privately (e.g., through personal contacts, your own website, or a platform that does not automatically report to SKAT), a much lower standard deduction applies. For 2025, this was projected to be around DKK 13,100.
Further Deduction on Remaining Income: After subtracting the applicable ‘bundfradrag’, typically only 60% of the remaining income is considered taxable. This net taxable amount is then taxed as capital income at your individual marginal tax rate (which can vary but averages around 33-37% for many, though it can go up to 42%).

This difference in the ‘bundfradrag’ is huge. For example, if you earn DKK 50,000 in gross rental income:

Via a reporting agency: DKK 50,000 – DKK 47,900 (bundfradrag) = DKK 2,100. Then 60% of DKK 2,100 is DKK 1,260. This DKK 1,260 is your taxable income.
Privately: DKK 50,000 – DKK 13,100 (bundfradrag) = DKK 36,900. Then 60% of DKK 36,900 is DKK 22,140. This DKK 22,140 is your taxable income. The tax payable in the second scenario would be vastly higher.

Using Rental Agencies:

These agencies handle marketing, bookings, key exchange, often cleaning services (for an extra fee), and payment collection. They charge a commission, typically ranging from 25% to 40% of the rental income. While this is a hefty slice, the higher tax deduction and reduced hassle can make it worthwhile for many owners.

Danish summer houses, especially those in popular coastal locations like North Zealand, West Jutland, and Bornholm, are highly desired. It’s not uncommon for well-maintained and well-located properties to achieve 30-35 weeks of rental per year, or even more if they have desirable features like a swimming pool, sauna, or hot tub (though these also add to maintenance costs!).

My Friend’s Example:

I have friends who own a summer house in North Zealand. They use it themselves for about 6-8 weeks a year and rent it out via an agency for the rest of the high season and some shoulder weeks. With good occupancy, the rental income, after the agency’s commission and benefiting from the higher tax deduction, covers almost all their running costs (property taxes, insurance, basic maintenance, homeowners’ association). Their mortgage is slowly being paid down, and they get their own holidays “paid for,” so to speak. They see it as a long-term lifestyle asset that largely pays for itself.

However, renting it out also means wear and tear, and less flexibility for your own spontaneous trips. It’s a trade-off.

My Personal Take on Danish Summer Houses 🎻

I’ve crunched the numbers, visited countless ‘sommerhus’ areas with friends, and seriously thought about owning one. However, I personally don’t have a summer house and don’t plan to get one in the near future.

Why? For our family, the math and lifestyle fit haven’t quite aligned with our current priorities.

Property Ownership: We recently purchased a townhouse (‘rækkehus’) which gives us significantly more space, a small garden, and the “house feel” we desired, especially with young children. This has satisfied our immediate need for more room and a connection to the outdoors without leaving Copenhagen city.
Maintenance & Mental Overhead: The idea of managing two properties, especially one that might sit empty for periods, doesn’t appeal to me personally. The thought of coordinating maintenance, winterizing, security checks, and potentially managing renters for a second home feels like it would add stress rather than reduce it for me at this stage.
Travel Flexibility: We love to travel internationally. The capital and ongoing expenses tied up in a summer house could fund a lot of diverse travel experiences elsewhere. Being tied to one holiday spot, however lovely, feels a bit restrictive for our current travel lifestyle.

That said, your mileage may vary significantly. I have several Danish and expat friends who are extremely happy with their summer houses.

For those with larger families, or those who frequently host extended family, the summer house becomes an invaluable communal space for gatherings, traditions, and creating memories that span generations.
If you live in a small city apartment, the allure of a private garden, more space, and easy access to nature becomes much stronger.
Some see it as a tangible, enjoyable asset that also diversifies their investments away from purely financial markets.

👇 If you’re on the fence, my strong recommendation is to rent a summer house for a few weeks, or even a few different ones in various locations, before you even consider buying. Experience the lifestyle firsthand. See what the commute is like.

Get a feel for the local area. Understand what’s involved in just a short stay (cleaning, packing, etc.). Many expats, myself included, have found that they prefer the flexibility of renting different summer houses each year, exploring new parts of Denmark without the long-term commitment and financial burden of ownership. This “try before you buy” approach can save you a lot of money and potential regret.

Final Recommendations for Expats 🐣

If, after all this, the dream of a Danish ‘fritidsbolig’ still burns brightly, here’s a summary of my key recommendations specifically for expats:

Verify Your Eligibility THOROUGHLY: This is step zero. Do you meet the 5-year rule? If not, honestly assess your chances of demonstrating “special ties” to Civilstyrelsen. Don’t underestimate this hurdle. Talk to a lawyer early if you’re in doubt.
Engage with Banks EARLY: Understand your realistic borrowing capacity as an expat. Get pre-approval. Know what down payment you’ll likely need, which can be substantially more than for a primary home.
Budget Comprehensively: Go beyond the purchase price. Factor in all transaction costs, and meticulously estimate recurring annual costs: property taxes, insurance, utilities (especially heating!), high maintenance, homeowners’ association fees, and transport.
Seek EXPERT Independent Guidance: This is not a DIY project for most expats. Engage a reputable Danish lawyer or certified buyer advisor who is experienced with expat transactions and specifically with summer house purchases. Their fee is an investment in protecting your interests.
Consider the Usage Limitations Deeply: The ~43 weeks of owner usage and the general ban on year-round living are fundamental. Do these align with your actual expectations and how you envision using the property? If you dream of retiring there full-time before pension age, it’s generally not possible.
Investigate Leased Land (‘Lejet Grund’): Always confirm if the land is owned freehold or leased. Leased land can be a major complication for financing and long-term value.
Location, Location, Rental Potential: If offsetting costs through rental is part of your plan, research locations with strong rental demand and good agency representation. Factor in agency commissions when running your numbers.
“Try Before You Buy”: Seriously consider renting in your desired areas for extended periods to ensure the lifestyle and location truly suit you before committing to a purchase.

Owning a Danish summer house can be a wonderful experience, offering a unique connection to Danish culture and a cherished retreat from the everyday. But for us expats, it’s a journey paved with specific challenges. Go into it with your eyes wide open, armed with knowledge and good advice.

Investing in Denmark