Tips for plot buyers

Buying a plot is often the first step toward a new dream house project – but there is a lot to consider before the decision is made. From location and ground conditions to building permits, connections and hidden costs: with the right knowledge it becomes easier to find a plot that suits both your needs and your future plans.

How do you assess the location?

Once you've chosen a plot, the location is the factor that cannot be changed. This applies to the location overall – the distance to your home, the area and the surroundings – as well as the individual plot's position – the view, privacy and sunlight conditions. Therefore it is wise to initially focus on finding a place where you want to spend a long time.rnThe price of plots is largely determined by the distance to the country's largest cities and the distance to water. Within their budget, most plot buyers therefore have to prioritize between being closer to the countryside or traveling farther to get a nicer plot and more access to water. This prioritization is personal and is influenced by your lifestyle, how often you will go to the countryside on weekends, how long you want to stay there and what you value most when you are in the country.

Is it possible to deliver a finished house to the plot?

A site-built timber house can be erected in the most inaccessible places. At the same time our modular houses offer great advantages. The build time on the plot becomes minimal, as does the impact on nature and the environmental impact of transports. And, not least, your total cost will be at least 30 % lower than for an identical house built on site.rnIn order to deliver a modular house, the distance between the place a mobile crane can lift from and the building site must not be too far. Most of our standard models can be lifted at least 20–25 meters and by dividing the houses into smaller modules we can usually lift 50 meters. This applies from a road where a truck and crane can drive or from a beach where we can lift from a boat.rnKnowing whether it is possible to deliver a modular house to the plot you are considering – or whether it will be necessary to build on site – is important because it has a large economic impact. Deciding that yourself is difficult since it partly involves weighing factors such as road width, curves and lift distances, and partly depends on the module size your desired house can be delivered in. Therefore contact us before you decide on a plot and we will make the assessment for you. Then we can also give you the transport cost for the house you want and estimate the cost of the crane.

What do groundworks and the foundation cost?

Generally, groundworks are costly, difficult to get fixed prices for and unsightly. The less groundworks you need to do on the plot, the better both for your wallet and for nature.rnIt is better to adapt houses to the plot than the other way around. With good planning by an architect you can design and place houses without costly ground interventions in nature, blasting or raising the ground level.rnAmong many other advantages, a pier foundation is also good when the ground is hilly. Expect on average 2.000 kr per square meter of building area for the foundation, if no ground preparation such as blasting, filling or tree felling is required. Drawing electricity and water/sewer between the house and the connection point costs on average 1.500 kr per meter while the hookup when the house has been delivered is done in a few hours.

What does a private septic system cost?

If the property you are interested in lacks a sewage system or if the sewage is in such poor condition that it will not be approved for new construction you need to budget for the cost of a new private sewage system. There are different types of solutions, such as a three-chamber septic tank and a treatment plant. Usually a certain type is approved depending on the conditions on site. Check with the broker, the municipality or the neighbors about what type of sewage is possible on the plot. Expect a complete sewage solution to cost 200-250.000 kr in total and that a separate building permit is required for it.

Own water?

If the property you are looking at lacks water, a private well is a solution. The cost varies depending on the plot's conditions and whether the well driller hits the mark on the first try or if several boreholes are required. If you are considering a seaside plot, a desalination plant is a good alternative that gives you basically unlimited water. Regardless of which solution you choose, it is wise to budget 100-150.000 for this.

No electricity?

If electricity is missing to the plot you need to connect it to the power grid. Here the electricity supplier can give you a fixed price which can vary greatly depending on where the plot is located.

If you choose our Total responsibility service we help you with everything needed from when you have bought the plot until you move into your new house. Electricity, water and sewage, groundworks, foundation, transports and a turnkey house without you having to think about anything yourself.

Detailed plan or not?

If the property you are looking at is located in an area with a detailed plan you know how much and what you are allowed to build before you decide to buy. The detailed plan implies restrictions but makes your decision more predictable.

If there is no detailed plan each building permit application is assessed individually. Some municipalities are open with advice and guidance while others will not consider the issue until you have submitted a building permit application. If there is a valid preliminary decision you have something to base it on, as well as if there is a building on the plot that can normally be replaced.

Is a shore protection exemption required?

If the property is outside a detailed plan and within 100 metres of the shoreline from a lake, sea or watercourse (in some cases 300 metres) it is normally covered by shore protection. If you want to build new or extend within a shore-protected area you must apply for a shore protection exemption in connection with your building permit application.

The most common reason for receiving a shore protection exemption is that the land is already in use because there is already a dwelling on the site. The assessment, just like a building permit, always applies to a specific house. If you want to replace an existing house with a larger house or change the location of the house, the impact your measure is considered to have on public outdoor recreational activities and the living conditions of plants and animals will be assessed.

To assess the possibilities of building what you wish on the property it is important to check which building permits and which refusals the municipality has given historically. It can give indications of what possibilities and limitations exist.

We help you with the whole process when buying a plot – investigations, contacts with the municipality and thereafter the building permit application and any shore protection exemption. Please contact us with your questions about the plot you are looking at.

Having trouble finding a nice plot?

Many people find it difficult to find their dream plot. In parts of Sweden the supply of undeveloped plots is small while there can be nice plots with older holiday homes on them.

Even if you want to create your own dream house it can be wise to look for holiday homes in poor condition. A house with extensive renovation needs can deter many bidders and does not have to be more expensive than a plot. At the same time the building permit process can be simpler when there is a house in place and you avoid having to arrange electricity and water.

We therefore recommend looking particularly carefully for smaller holiday homes and holiday homes in worse condition on plots that deserve a better house.

Having trouble finding the plot you're looking for?

Hire us as your personal plot advisor and we will help you both to search for plots and assess plots' potential for two years.