Three comparables. One defensible price.
Agents are asked to value a home against three similar sales. Most comparative-market analyses lead with the nearest house of roughly the right size. This one leads with similarity: a weighted score ranks every recent sale against Henriksvej 7 on seven sourced attributes, picks the three truest matches, then walks each sold price to a single indicated value — with every input traceable to a committed data field.
Match — rank by true comparability
A weighted Gower score rates all five recent sales against Henriksvej 7 on seven sourced attributes. Hover a marker or a row to link the map to the ranking; tune the weights to audit how the order holds.
Attribute weights
Mosesvinget 4
Detached- Sold
- 6.510.000 kr.
- Size
- 127 m²
- Lot
- 923 m²
- Rooms
- 7
- Baths
- 1
- Built
- 1930
- Energy
- F
- Distance
- 1.8 km
Emdrup Engvej 18
Detached- Sold
- 6.700.000 kr.
- Size
- 86 m²
- Lot
- 665 m²
- Rooms
- 3
- Baths
- 1
- Built
- 1933
- Energy
- F
- Distance
- 0.7 km
Ørevadsvej 27
Detached- Sold
- 10.750.000 kr.
- Size
- 192 m²
- Lot
- 546 m²
- Rooms
- 5
- Baths
- 2
- Built
- 1969
- Energy
- B
- Distance
- 1.0 km
Emdrup Mosevej 18
Semi-detached· type penalty- Sold
- 7.520.000 kr.
- Size
- 105 m²
- Lot
- 483 m²
- Rooms
- 5
- Baths
- 1
- Built
- 1934
- Energy
- D
- Distance
- 0.7 km
Lundedalsvej 45
Row house· type penalty- Sold
- 7.000.000 kr.
- Size
- 112 m²
- Lot
- 281 m²
- Rooms
- 4
- Baths
- 1
- Built
- 1945
- Energy
- D
- Distance
- 0.7 km
Why these three. Selection follows the weighted score, not size alone — a closer match on type, vintage and energy can lift a comp over a larger or nearer sale. Below the cut, Emdrup Mosevej 18 (semi-detached) and Lundedalsvej 45 (row house) each lose ground on the attribute tagged in their row. Re-weight to watch the cut move.
Value — build the price line by line
The three selected comps carry the valuation. Each sold price is adjusted toward the subject, line by line. M marks a disclosed modelled rate; pending rows are struck through, never invented.
| Adjustment | Mosesvinget 4 6.510.000 kr. sold 2026-04-15 · score 63 | Emdrup Engvej 18 6.700.000 kr. sold 2026-03-23 · score 62 | Ørevadsvej 27 10.750.000 kr. sold 2026-03-23 · score 58 |
|---|---|---|---|
| Living area | +256.300 kr. | +3.583.722 kr. | -3.359.400 kr. |
| Dwelling type | — | — | — |
| Lot size (land) | +603.000 kr. | +257.000 kr. | +267.000 kr. |
| Bathrooms | +150.000 kr.M | +150.000 kr.M | — |
| Build vintage | -55.000 kr.M | -70.000 kr.M | -250.000 kr.M |
| Energy label | +390.600 kr.M | +402.000 kr.M | -645.000 kr.M |
| Market drift | — | — | — |
| Net adjustment | +1.344.900 kr. 20.7% of price | +4.322.722 kr. 64.5% of price · heavy | -3.987.400 kr. 37.1% of price · heavy |
| Adjusted value | 7.854.900 kr. | 11.022.722 kr. | 6.762.600 kr. |
Sourced from Boliga sold prices · BBR unit records (incl. rooms + bathrooms) · Vurdering land value (lot line) · EMOWEB energy. Modelled rates: type premium 5%, vintage 50.000 kr/decade, energy 3%/step, bathroom 150.000 kr.
Indicated value · similarity-weighted
Lands within 0.4% of the public assessment (8.616.000 kr.) — reached independently from sold comparables, not derived from it.
Public assessment (Vurdering)
8.616.000 kr.
+34.042 kr. vs indicated · independent, not blended
Comp-average implied (63.855 DKK/m²)
8.428.860 kr.
-153.098 kr. vs indicated · independent, not blended
Sources & honesty gaps
All fixture sources
5-
BBR full record (subject) -
EMOWEB energy label (subject) -
Boliga recent house sales -
BBR + EMOWEB enriched comps -
Vurdering public assessment
What's not yet digitised
- Rooms & bathrooms — now live for every comp, pulled
from BBR unit records (
number_of_rooms/number_of_bathrooms) via the dk-building API. Both score; bathrooms also drive a modelled adjustment line. - Lot size & land value — now live, from the Vurdering source per comp. The lot adjustment uses the sourced land-value delta (subject vs comp), not a modelled rate.
- Building height / true storey height — still not digitised; not in the 2D footprint, and BBR only gives a floor count (which includes basement/roof storeys). Excluded from scoring rather than imputed.
- Market drift rate — finansdanmark.json holds only transaction count = 9 (no time series); Boliga market_stats has no monthly house series. Market adjustment row is held at 0 and labelled flat-market assumption.
- Modelled adjustment rates — type premium (5%), vintage (50 000 DKK/decade), energy (3%/step) and bathroom (150 000 DKK) are bounded modelled constants, not fixture-sourced prices. Each is labelled "modelled" in the grid; the lot line, by contrast, is fully sourced.
Rooms, bathrooms and lot size are now live per comp (BBR unit records + Vurdering land value via the dk-building API). True building height is still not digitised — only BBR floor count is available, so it is excluded from scoring. The lot adjustment uses sourced Vurdering land values; type, vintage, energy and bathroom rates are bounded modelled constants, labelled accordingly. Market drift held at 0 (flat-market assumption). Subject has no sale price; indicated value is an estimate from adjusted comps, not a guarantee.