Authored by the expert who managed and guided the team behind the Denmark Property Pack
Yes, the analysis of Copenhagen's property market is included in our pack
If you are a foreigner thinking about buying property in Copenhagen, you probably have a lot of questions about what you can legally own, what permissions you need, and how the whole process works.
This guide covers the key rules for foreign buyers in Copenhagen as of the first half of 2026, including ownership restrictions, visa requirements, taxes, mortgages, and the step-by-step buying process.
We constantly update this blog post so you always get the freshest information on Copenhagen housing prices and foreign ownership rules.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Copenhagen.
Insights
- Unlike most EU countries, Denmark requires foreigners without five years of residence or local domicile to obtain government permission before buying property in Copenhagen.
- Copenhagen's mortgage registration fee dropped to 1.25% plus a fixed 1,825 DKK on January 1, 2026, making financing slightly cheaper for foreign buyers.
- Short-term rentals in Copenhagen are capped at 70 nights per year for your primary home, and the municipality can raise it to 100 nights maximum.
- Many foreigners in Copenhagen accidentally buy "andelsbolig" (co-op shares) thinking they are buying real property, but co-ops are not registered real estate.
- Denmark does not offer a golden visa or property-based residency program, so buying a Copenhagen apartment will not help you get a residence permit.
- Annual property taxes on a typical Copenhagen owner-occupied apartment worth 5 million DKK run between 25,000 and 35,000 DKK per year.
- Foreign owners renting out Copenhagen property can expect effective tax rates around 42% on net rental income, even if they live abroad.
- Copenhagen cash buyers typically pay closing costs of 0.9% to 1.5% of the purchase price, but financing pushes that up to 2% to 3.5%.
What can I legally buy and truly own as a foreigner in Copenhagen?
What property types can foreigners legally buy in Copenhagen right now?
In Copenhagen, foreigners can legally buy the same residential property types as Danish citizens, including owner-occupied apartments (ejerlejlighed), houses (villa or parcelhus), townhouses (rækkehus), and duplex units in converted villas.
The single most important legal condition is that if you do not have "domicile" in Denmark or have not lived there for at least five years, you must apply for permission from the Danish Department of Civil Affairs before you can complete the purchase.
This permission requirement applies to all types of real property, so the distinction is not "apartments allowed but houses banned" but rather whether you personally qualify to buy without approval.
One important clarification is that co-op apartments (andelsbolig), which are very common in Copenhagen, are not the same as owning registered real estate because you are buying a share plus a right to occupy, not a title you can register in the land registry.
Finally, please note that our pack about the property market in Copenhagen is specifically tailored to foreigners.
Can I own land in my own name in Copenhagen right now?
Yes, foreigners can own land in their own name in Copenhagen, as long as they either meet the domicile or five-year residence test or obtain permission from the Department of Civil Affairs.
Once you have permission (or do not need it), you can register ownership of a house and its land, or an apartment's share of the land through the condo structure, directly in the Danish land registry (tinglysning) in your own name.
The key point is that the permission requirement applies specifically to "acquisition of real property," which includes land, so land ownership is actually the sensitive part of the process rather than a workaround.
As of 2026, what other key foreign-ownership rules or limits should I know in Copenhagen?
As of early 2026, one of the biggest practical hurdles for foreigners buying in Copenhagen is the digital signing and banking workflow, because you typically need MitID (Denmark's digital ID) and a Danish bank account to complete the registration, which often requires a lawyer with power of attorney if you do not have these.
There is no foreign-ownership quota rule for apartments or condos in Copenhagen, so you will not face a percentage cap on how many units in a building can be owned by non-Danes.
One important registration requirement is that if you plan to rent your primary home short-term (like Airbnb), Copenhagen follows the national rule capping this at 70 nights per year, though the municipality can raise it to 100 nights.
There is no major regulatory change around foreign ownership in Copenhagen taking effect in 2026, but the mortgage registration fee was reduced from 1.45% to 1.25% on January 1, 2026, which slightly lowers financing costs for buyers.
What's the biggest ownership mistake foreigners make in Copenhagen right now?
The single biggest ownership mistake foreigners make in Copenhagen is assuming that EU-style freedom automatically applies and skipping the permission check, only to discover late in the process that they need government approval.
If you make this mistake, you can waste money on property searches, legal fees, financing setup, and negotiations, then find out you cannot close on time or at all because permission was not obtained first.
Other classic pitfalls in Copenhagen include confusing andelsbolig (co-op shares) with real property ownership, underestimating the digital signing logistics if you do not have MitID, and not budgeting for the short-term rental restrictions if you planned to Airbnb the property.
We have made this infographic to give you a quick and clear snapshot of the property market in Denmark. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Copenhagen?
Do I need a specific visa to buy property in Copenhagen right now?
Denmark's property rules are not written as "tourist visa versus resident visa equals can or cannot buy," so technically you could purchase property while on a short stay, but if you do not meet the domicile or five-year residence test, you will likely need government permission anyway.
The most common administrative blocker for foreigners without local residency is the digital signing process, because completing the deed registration typically requires MitID (Danish digital ID) and a Danish bank account, which most tourists do not have.
You do not strictly need a local tax ID (CPR number) before buying, but you will need a way to handle tax reporting if you rent the property out, and Denmark can tax your Denmark-sourced income even if you live abroad.
Foreign buyers in Copenhagen typically need to present a valid passport, proof of funds, and often a power of attorney to a Danish lawyer who can sign and register on their behalf if they cannot access the digital systems themselves.
Does buying property help me get residency and citizenship in Copenhagen in 2026?
As of early 2026, buying property in Copenhagen does not help you get residency or citizenship because Denmark does not run a "buy property, get residency" program as a standard pathway.
If you want to stay in Denmark longer than 90 days, you need a residence permit for a specific purpose such as work, study, or family reunification, and you apply through the official immigration authorities (SIRI or the Immigration Service).
Pathways to permanent residency in Denmark typically require several years of legal residence, Danish language proficiency, and meeting employment or self-support requirements, none of which are satisfied simply by owning a Copenhagen apartment.
Can I legally rent out property on my visa in Copenhagen right now?
Your visa status does not directly determine whether you can rent out property in Copenhagen, because the key factor is Danish tax law, which taxes Denmark-sourced income (including rental income) even if you are a non-resident living abroad.
You do not need to live in Denmark to rent out your Copenhagen property, but you will be subject to "limited tax liability" and must report rental income to the Danish Tax Agency (Skat).
If you rent out your entire primary home short-term (like Airbnb), Copenhagen follows the national cap of 70 nights per year, potentially raised to 100 by the municipality, and for long-term rentals you will need a Danish property manager or agency if you are managing from abroad.
We cover everything there is to know about buying and renting out in Copenhagen here.
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How does the buying process actually work step-by-step in Copenhagen?
What are the exact steps to buy property in Copenhagen right now?
The standard sequence to buy property in Copenhagen includes finding a property and getting documents, making an offer (usually conditional on legal review and financing), having a lawyer or buyer advisor review the contract and registry, arranging financing, signing (often digitally), registering the deed (tinglysning), and completing the settlement statement before getting the keys.
You do not have to be physically present at any step of the Copenhagen purchase process because many buyers close remotely using a Danish lawyer with power of attorney, though the practical friction comes from digital signing and Danish banking requirements.
The step that typically makes the deal legally binding in Copenhagen is the signing of the purchase agreement (købsaftale) by both buyer and seller, after which the standard cooling-off period (usually six business days for buyers) expires.
The typical end-to-end timeline from accepted offer to final registration in Copenhagen is around four to eight weeks, though financing complexity or permission requirements for foreigners can extend this.
We have a document entirely dedicated to the whole buying process our pack about properties in Copenhagen.
Is it mandatory to get a lawyer or a notary to buy a property in Copenhagen right now?
In Copenhagen, neither a lawyer nor a notary is legally mandatory to buy property because Denmark does not work like "notary countries" where the notary must handle the transfer, but using a lawyer or buyer advisor is strongly recommended, especially for foreigners.
The main difference in Copenhagen is that a notary is not a central figure in property transactions like in France or Germany, while a lawyer or buyer advisor (køberrådgiver) actively reviews the contract, checks the registry, negotiates terms, and protects your interests.
One key item that should be explicitly included in your lawyer's scope is verification of the property's registration in tinglysning (the land registry), including checking for liens, easements, and confirming the seller is the registered owner.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Denmark versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Copenhagen?
How do I verify title and ownership history in Copenhagen right now?
The official registry you should use to verify title and ownership history in Copenhagen is tinglysning, Denmark's land registration system operated by the Land Registration Court (Tinglysningsretten), where all property ownership is publicly recorded.
The key document you should request to confirm ownership in Copenhagen is an official extract or certificate from the land registry (tingbogsattest), which shows the registered owner and the exact unit or parcel you are buying.
A realistic look-back period for ownership history checks in Copenhagen is at least 10 to 20 years, which helps identify any unusual patterns like rapid flips, disputed inheritances, or previous liens that were discharged.
One clear red-flag finding that should stop or pause a purchase in Copenhagen is any unresolved mortgage or charge (pant) still registered against the property, or a pending court case involving ownership.
You will find here the list of classic mistakes people make when buying a property in Copenhagen.
How do I confirm there are no liens in Copenhagen right now?
The standard way to confirm there are no liens or encumbrances on a property in Copenhagen is to request an official extract from the land registry (tinglysning), which lists all registered mortgages, charges (pant), easements, and other encumbrances.
One common type of lien buyers should specifically ask about in Copenhagen is registered mortgages from the seller's existing financing, which must be discharged at closing before you take clean title.
The single best form of written proof showing lien status in Copenhagen is a fresh tingbogsattest (land registry certificate), which your lawyer should obtain close to the closing date to ensure no new encumbrances have been registered.
How do I check zoning and permitted use in Copenhagen right now?
The authority you should use to check zoning and permitted use for a property in Copenhagen is the Copenhagen Municipality (Københavns Kommune), which maintains the local plans (lokalplan) and municipal plan (kommuneplan) that govern what each property can be used for.
The single document that typically confirms the zoning classification in Copenhagen is the lokalplan for your specific area, which your lawyer or advisor can pull from the municipal records to verify the property is approved for residential use.
One common zoning pitfall foreign buyers miss in Copenhagen is purchasing a unit that is not approved for permanent residential use (helårsbeboelse), which can happen with some converted commercial spaces or summer cottages, leaving you unable to register as living there.
Buying real estate in Copenhagen can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Copenhagen, and on what terms?
Do banks lend to foreigners for homes in Copenhagen in 2026?
As of early 2026, yes, Danish banks and mortgage credit institutions do lend to foreigners for homes in Copenhagen, but the process is easier if you have documented income in Denmark or the EU, local residency, and a clean credit profile.
The realistic loan-to-value (LTV) range that foreign borrowers commonly see in Copenhagen is up to 80% for the mortgage credit institution portion, with the remaining 20% covered by down payment or a separate bank loan, though non-residents often get lower LTVs.
The single most common eligibility requirement determining whether a foreigner qualifies for a Copenhagen mortgage is stable, documented income that the lender can underwrite, along with a clear source of funds for the down payment.
You can also read our latest update about mortgage and interest rates in Denmark.
Which banks are most foreigner-friendly in Copenhagen in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Copenhagen tend to be larger institutions like Danske Bank, Nordea, and Jyske Bank, which have English-language services and experience handling expat documentation.
The single most important feature that makes these banks more foreigner-friendly in Copenhagen is their dedicated international or expat banking teams, which can navigate cross-border income documentation and coordinate with mortgage credit institutions.
Whether these banks lend to non-residents (buyers without local residency) in Copenhagen varies case by case, but it is generally harder because lenders prefer borrowers with Danish income, a CPR number, and a local address for underwriting purposes.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Copenhagen.
What mortgage rates are foreigners offered in Copenhagen in 2026?
As of early 2026, the typical mortgage interest-rate range for foreigners in Copenhagen is roughly 3.5% to 5.0% effective borrowing cost, depending on whether you choose a fixed or adjustable rate, your loan term, and your risk profile as a cross-border borrower.
The typical difference between fixed-rate and variable-rate mortgages in Copenhagen is that fixed rates offer predictability but start higher (often around 4% to 5%), while adjustable rates can start lower but reset periodically and expose you to interest-rate risk.
We made this infographic to show you how property prices in Denmark compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Copenhagen?
What are the total closing costs as a percent in Copenhagen in 2026?
The typical total closing-cost percentage in Copenhagen in 2026 is around 0.9% to 1.5% of the purchase price for cash buyers, rising to 2% to 3.5% if you are financing with a mortgage.
The realistic low-to-high closing-cost range that covers most standard transactions in Copenhagen is 0.9% on the low end (minimal advisory, cash purchase) to about 3.5% on the high end (full mortgage financing with professional representation).
The specific fee categories that make up total closing costs in Copenhagen include the deed registration fee (1,850 DKK plus 0.6% of purchase price), mortgage registration fee if financing (1,825 DKK plus 1.25% of loan amount as of the first half of 2026), and lawyer or buyer advisor fees.
The single biggest contributor to closing costs in Copenhagen is usually the mortgage registration fee, which alone can add 0.9% to 1.3% of the purchase price depending on your loan-to-value ratio.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Copenhagen.
What annual property tax should I budget in Copenhagen in 2026?
As of early 2026, a typical annual property-tax budget for a standard owner-occupied apartment in Copenhagen is roughly 25,000 to 35,000 DKK per year (about 3,400 to 4,700 USD or 3,200 to 4,500 EUR), depending on the property's assessed value.
Annual property tax in Copenhagen is assessed through two main components: property value tax (ejendomsværdiskat) calculated at 0.51% of the assessed value minus 20% up to a threshold (9 million DKK in 2026), and land tax (grundskyld) calculated at 5.1 per mille of the land value minus 20%.
How is rental income taxed for foreigners in Copenhagen in 2026?
As of early 2026, the typical effective tax rate on foreigner rental income in Copenhagen can reach roughly 42% on net rental profit, though exact rates depend on your deductions, tax treaty situation, and whether you qualify for any reliefs.
The basic filing requirement a foreign owner must follow for rental income in Copenhagen is reporting to the Danish Tax Agency (Skat) under "limited tax liability" rules, which apply to Denmark-sourced income even if you live abroad and have no Danish residency.
What insurance is common and how much in Copenhagen in 2026?
As of early 2026, the typical annual insurance premium for a standard home policy in Copenhagen is roughly 2,000 to 5,000 DKK (about 270 to 680 USD or 260 to 650 EUR) for apartment contents and liability, while full house or building insurance for a detached home runs 6,000 to 15,000 DKK or more.
The single most common type of property insurance coverage that owners carry in Copenhagen is contents and liability insurance (indboforsikring) for apartments, while house owners typically add building insurance (husforsikring) to cover the structure itself.
The biggest factor that usually makes insurance premiums higher or lower for the same property type in Copenhagen is the property's location, construction type, and claims history, with older buildings in flood-prone or high-crime areas costing more to insure.
Get the full checklist for your due diligence in Copenhagen
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Copenhagen, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Danish Department of Civil Affairs | The official government body that decides whether foreigners need permission to buy property in Denmark. | We used it to explain the core permission rule and the domicile or five-year residence test. We also relied on it to clarify when approval is required. |
| Life in Denmark (Borger.dk) | Denmark's official one-stop government portal for residents and newcomers. | We used it to cross-check the permission rule and explain it in buyer-friendly language. We treated it as a second official confirmation of the same legal threshold. |
| Danish Land Registration Court | The official court system behind Denmark's land registry (tinglysning). | We used it to explain what you can look up in the registry and what costs money versus what's free. We also referenced it for title and lien verification guidance. |
| Vurderingsportalen | Denmark's official portal for public property assessments and related taxes. | We used it to state the 2026 property value tax threshold and rates. We also explained the minus 20% taxable base calculation in simple terms. |
| Danish Tax Agency (Skat) | Denmark's official tax authority providing guidance for homeowners. | We used it to confirm who pays property value tax versus land tax. We also relied on it for rental income taxation rules for foreigners. |
| Skat (Registration Fee Update) | Official Skat newsletter announcing the mortgage registration fee change effective January 1, 2026. | We used it to update the mortgage registration cost to 1.25% plus 1,825 DKK. We incorporated this directly in closing-cost estimates. |
| Plan- og Landdistriktsstyrelsen | The Danish government authority explaining national short-term rental rules. | We used it to state the default 70-night annual cap and the municipal option to raise it to 100. We kept short-term rental guidance grounded in an official source. |
| Danmarks Nationalbank | Denmark's central bank publishing official interest-rate statistics. | We used it as the anchor source for mortgage rate context in Denmark. We triangulated it with industry indicators for a buyer-facing rate range. |
| Finance Denmark | The banking and mortgage industry association publishing a transparent weekly rate indicator. | We used it to explain that Danish mortgages are bond-based. We also triangulated it with central bank data to estimate January 2026 market pricing. |
| Statistics Denmark | Denmark's national statistics agency. | We used it to confirm that Denmark tracks mortgage rates including admin fees. We treated it as a second official-statistics layer alongside the central bank. |
| CPR Register | Official guidance for Denmark's civil registration number system. | We used it to explain what CPR is and when you can get one. We referenced it to answer the "do I need a tax ID?" question clearly. |
| Danish Ministry of Foreign Affairs | Denmark's foreign ministry explaining the official residence permit process. | We used it to clarify that residence permits are tied to purpose (work, study, family), not property ownership. We triangulated the residency message with SIRI guidance. |
| Carsted Rosenberg | A specialist Danish real-estate law firm summarizing the statutory mortgage framework. | We used it to support the rule-of-thumb LTV cap of up to 80% for residential property. We triangulated it with official rate statistics for context. |
| Forbrugerrådet Tænk | Denmark's best-known independent consumer watchdog. | We used it to support the "should I hire an advisor or lawyer" guidance without sounding like sales. We framed buyer representation as a consumer-protection choice. |
| Forsikringsguiden | Denmark's consumer-facing insurance comparison site built with the consumer council and insurance industry. | We used it to ground what "normal" insurance coverage looks like in Copenhagen. We provided planning ranges rather than pretending there is one fixed premium. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Denmark. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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