Is right now a good time to buy a property in Copenhagen? (2026)

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

Is it smart to buy now in Copenhagen, or should I wait as of 2026?

Do real estate prices look too high in Copenhagen as of 2026?

As of early 2026, Copenhagen property prices look stretched compared to recent history, with owner-occupied apartments in central districts showing gains of up to 20% over the past 12 months according to Danmarks Nationalbank's analysis.

One clear on-the-ground signal is that the number of owner-occupied flats for sale in Copenhagen municipality dropped to under 1,000 units at one point in 2025, which is historically low and keeps prices elevated even when buyers complain about affordability.

Another signal is that well-priced properties in Copenhagen are selling within 14 to 21 days on average, while overpriced listings sit much longer, which tells you the market is hot but still price-sensitive at the margins.

You can also read our latest update regarding the housing prices in Copenhagen.

Does a property price drop look likely in Copenhagen as of 2026?

As of early 2026, the likelihood of a meaningful property price decline in Copenhagen over the next 12 months is low to medium, mainly because tight supply continues to support prices even when affordability is stretched.

Looking at plausible scenarios, we estimate a downside risk of 5% to 10% in overheated micro-areas (like central apartment pockets) if conditions worsen, while the upside could be another 3% to 6% if demand stays strong and supply remains tight.

The single most important factor that could trigger a price drop in Copenhagen would be a sharp reversal in mortgage rates or a tightening of credit conditions, as this would directly hit buyer purchasing power in a market where prices have run ahead of incomes.

That said, this scenario looks unlikely in the near term: Danmarks Nationalbank has eased policy rates through 2025, and major lenders like Nordea do not expect further rate cuts but also see no immediate return to 2023 peaks.

Finally, please note that we cover the price trends for next year in our pack about the property market in Copenhagen.

Could property prices jump again in Copenhagen as of 2026?

As of early 2026, the likelihood of another price surge in Copenhagen over the next 12 months is medium, because the underlying supply shortage remains severe but the market has already priced in a lot of optimism.

We estimate a plausible upside range of 3% to 8% for Copenhagen property prices over the next 12 months, with the higher end possible in the most supply-constrained neighborhoods like Frederiksberg, Østerbro, and Vesterbro.

The biggest demand-side trigger that could push prices up again would be continued migration into Copenhagen combined with further improvements in financing conditions, as the city remains a magnet for jobs, universities, and international talent.

Please also note that we regularly publish and update real estate price forecasts for Copenhagen here.

Are we in a buyer or a seller market in Copenhagen as of 2026?

As of early 2026, Copenhagen is clearly leaning toward a seller market, especially for good-quality apartments in central and well-connected neighborhoods where competition among buyers is intense.

Finance Denmark's late 2025 data shows that inventory levels have been falling across Denmark, and in Copenhagen specifically, the number of owner-occupied flats for sale is at historic lows, which translates to roughly two to three months of supply in the tightest segments, well below the five to six months considered balanced.

When it comes to price reductions, sellers in Copenhagen have been holding firm: well-priced properties often attract multiple interested buyers and sell above asking price (by 3% to 5% in competitive situations), while only overpriced or flawed listings see price cuts, which is a clear sign that sellers currently have the upper hand.

Are homes overpriced, or fairly priced in Copenhagen as of 2026?

Are homes overpriced versus rents or versus incomes in Copenhagen as of 2026?

As of early 2026, homes in Copenhagen appear moderately overpriced when comparing purchase costs to rents and incomes, particularly for owner-occupied apartments in central districts where prices have surged faster than rental income growth.

The price-to-rent ratio in Copenhagen currently sits around 30 to 35 for typical apartments (meaning you would need 30 to 35 years of rent to equal the purchase price), which is above the 20 to 25 range generally considered balanced, and it reflects the fact that prices have run ahead of rents in recent years.

Looking at the price-to-income multiple, a typical Copenhagen apartment now costs roughly 10 to 12 times the median household income, compared to a more affordable benchmark of 5 to 7 times, which signals that affordability is stretched even if Danes have access to favorable mortgage structures.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Copenhagen.

Are home prices above the long-term average in Copenhagen as of 2026?

As of early 2026, Copenhagen home prices sit clearly above their long-term average, with the BIS real residential property price series for Denmark showing current levels elevated relative to multi-decade trends.

Over the past 12 months, Copenhagen prices have increased by roughly 6% to 20% depending on the segment (houses versus apartments), which is significantly faster than the pre-pandemic long-run pace of 3% to 5% annual growth that characterized more balanced periods.

When adjusting for inflation, Copenhagen property prices in 2026 are at or near their prior cycle peak (around 2022), having recovered fully from the brief 2023 correction caused by rate hikes, which means buyers are entering at a historically elevated real price level.

What local changes could move prices in Copenhagen as of 2026?

Are big infrastructure projects coming to Copenhagen as of 2026?

As of early 2026, the biggest planned infrastructure project in Copenhagen is the M5 metro line, which will connect the city center to Lynetteholm and run across Amager, and its price impact is expected to be positive for neighborhoods near future stations, though the full effect will take years to materialize.

The timeline for the M5 metro project is long: construction is expected to begin in the late 2020s with delivery stretching into the mid-2030s, so the near-term price impact comes mainly from expectations and speculation rather than concrete connectivity improvements.

For the latest updates on the local projects, you can read our property market analysis about Copenhagen here.

Are zoning or building rules changing in Copenhagen as of 2026?

The most important zoning change in Copenhagen right now is the adoption of Kommuneplan 2024 (approved December 2024, publicly announced January 2025), which sets the framework for densification and development in harbor areas and redevelopment zones over the coming years.

As of early 2026, the net effect of these zoning changes on prices is likely neutral to slightly positive in the medium term: while they will eventually add supply through new construction in places like Nordhavn, Ørestad, and Sydhavn, delivery takes years, so existing homes in central Copenhagen remain scarce.

The areas most affected by these rule changes are the large redevelopment zones with available land, including Nordhavn, Sydhavn, and Lynetteholm-adjacent parcels, while fully built-out inner neighborhoods like Indre By, Nørrebro, and Vesterbro see little immediate change in building rules.

Are foreign-buyer or mortgage rules changing in Copenhagen as of 2026?

As of early 2026, foreign-buyer rules in Denmark remain restrictive (you generally need permanent residence or five years of prior residence to buy without permission), and there are no major rule changes on the horizon that would significantly open or close the market to international buyers.

Denmark already has one of the tighter foreign-buyer frameworks in Europe, so the most likely change would be minor enforcement adjustments rather than a major policy shift like a new tax or outright ban, which means foreign demand is unlikely to suddenly flood or exit the Copenhagen market.

On the mortgage side, the key development is that interest rates have stabilized after the 2023-2024 peak, with Danmarks Nationalbank easing policy rates through 2025; no major new LTV limits or stress test changes are expected, so financing conditions should remain supportive for qualified buyers in 2026.

You can also read our latest update about mortgage and interest rates in Denmark.

Will it be easy to find tenants in Copenhagen as of 2026?

Is the renter pool growing faster than new supply in Copenhagen as of 2026?

As of early 2026, renter demand in Copenhagen is growing faster than new rental supply, which keeps the market tight and landlord-friendly, especially in central and well-connected neighborhoods.

The clearest signal of renter demand is Copenhagen's continued population growth and in-migration: the city attracts students, young professionals, and international workers, and household formation continues to outpace the slow delivery of new housing units.

On the supply side, new construction has been sluggish due to high building costs and restrictive financing conditions; data from Statistics Denmark shows building permits and construction starts down significantly in 2024 and 2025, meaning the rental supply pipeline is limited for the next few years.

Are days-on-market for rentals falling in Copenhagen as of 2026?

As of early 2026, days-on-market for rentals in Copenhagen is estimated at roughly 14 to 21 days for well-located and reasonably priced properties, and this figure has been stable to slightly falling as demand remains strong against limited supply.

There is a meaningful gap between prime areas and weaker locations: in neighborhoods like Frederiksberg, Østerbro, Vesterbro, and Islands Brygge, well-priced rentals can be leased within one to two weeks, while properties in outer districts or with issues (poor layout, high price) may sit for 30 days or more.

The main reason days-on-market stays low in Copenhagen is the chronic undersupply of rental units: with vacancy rates around 1% to 2% and new construction lagging behind population growth, landlords face little difficulty finding tenants quickly.

Are vacancies dropping in the best areas of Copenhagen as of 2026?

As of early 2026, vacancy rates in Copenhagen's best-performing rental areas (Frederiksberg, Indre By, Østerbro, Vesterbro, Nørrebro, and Islands Brygge) are very low and appear to be stable or slightly dropping, reflecting persistent strong demand in these well-connected neighborhoods.

The vacancy rate in these prime areas is estimated at close to 0% to 1%, compared to the overall Copenhagen market average of around 1% to 2%, which means landlords in the best locations face virtually no vacancy risk if their units are reasonably priced and maintained.

One practical sign that the best areas are tightening first is that landlords in Frederiksberg and Østerbro are now receiving multiple applications within days of listing, and some are shortening lease terms or raising rents more aggressively because they know they can fill units quickly.

By the way, we've written a blog article detailing what are the current rent levels in Copenhagen.

Am I buying into a tightening market in Copenhagen as of 2026?

Is for-sale inventory shrinking in Copenhagen as of 2026?

As of early 2026, for-sale inventory in Copenhagen has been shrinking compared to the same time last year, with Finance Denmark's late 2025 releases consistently reporting falling numbers of homes available for sale across Denmark and especially in major cities like Copenhagen.

The estimated months-of-supply in Copenhagen's tightest segments (owner-occupied apartments in central areas) is around two to three months, which is well below the five to six months typically considered a balanced market, and this scarcity gives sellers significant pricing power.

The single most likely reason inventory is shrinking in Copenhagen is a combination of strong buyer absorption and reluctance among current owners to list: many homeowners locked in low-rate mortgages during 2020-2021 and are hesitant to sell and take on a new mortgage at higher rates.

Are homes selling faster in Copenhagen as of 2026?

As of early 2026, the median time-to-sell for homes in Copenhagen is estimated at roughly 60 to 90 days for the overall market, but well-priced properties in desirable areas are selling much faster, often within 30 to 45 days or less.

Year-over-year, the time-to-sell in Copenhagen appears to be stable or slightly decreasing, which reflects the tight inventory situation: with fewer homes for sale and steady demand, transactions are closing quickly for properties that are priced right.

Are new listings slowing down in Copenhagen as of 2026?

As of early 2026, we estimate that new for-sale listings in Copenhagen have been running below prior-year levels, which is consistent with Finance Denmark's reports of shrinking total inventory, though we acknowledge that precise new-listing counts are harder to isolate from the available data.

Copenhagen typically sees a seasonal pattern where new listings pick up in spring (March through May) and slow in winter, and the current January levels appear unusually low compared to historical norms, adding to the inventory squeeze.

The most plausible reason new listings are slowing is the "rate lock-in" effect: many Copenhagen homeowners secured mortgages at historically low rates in 2020-2021 and are reluctant to sell and finance a new home at today's higher rates, which keeps them in place longer than usual.

Is new construction failing to keep up in Copenhagen as of 2026?

As of early 2026, new housing completions in Copenhagen are failing to keep up with demand: the city needs an estimated 16,000 new homes by 2030 to accommodate projected population growth, but construction starts and building permits have been running well below the pace required.

Recent trends show building permits in Denmark fell by roughly 24% to 28% year-over-year in 2024 and early 2025, while construction starts dropped even more sharply (over 40% in some periods), which means the supply pipeline for Copenhagen is constrained for years ahead.

The single biggest bottleneck limiting new construction in Copenhagen is the combination of high building costs and restrictive financing conditions: even though interest rates have eased somewhat, developers face elevated material and labor costs that make new projects less viable, especially outside prime locations.

Will it be easy to sell later in Copenhagen as of 2026?

Is resale liquidity strong enough in Copenhagen as of 2026?

As of early 2026, resale liquidity in Copenhagen is strong compared to most Danish markets: homes that are priced realistically and located in desirable neighborhoods sell reliably, and Copenhagen's deep buyer pool (driven by jobs, universities, and international appeal) supports consistent transaction activity.

The median days-on-market for resale homes in Copenhagen runs roughly 60 to 90 days for typical properties, which compares favorably to the 90 to 120 days often seen in smaller Danish cities, and well-positioned apartments in central districts can sell within 30 to 45 days.

The property characteristic that most improves resale liquidity in Copenhagen is location near public transit (especially metro stations), followed by good energy efficiency ratings, as buyers increasingly prioritize walkability and lower utility costs.

Is selling time getting longer in Copenhagen as of 2026?

As of early 2026, selling time in Copenhagen is not getting longer; if anything, it has been stable to slightly decreasing compared to last year as tight inventory keeps buyer competition high for well-priced homes.

The current median days-on-market in Copenhagen is roughly 60 to 90 days for typical listings, with a realistic range spanning from under 30 days for prime, well-priced apartments to over 120 days for overpriced or flawed properties in less desirable locations.

One clear reason selling time could lengthen in Copenhagen would be if affordability pressure finally pushes buyers to the sidelines, which could happen if mortgage rates rise again or if price expectations get too far ahead of what buyers can finance.

Is it realistic to exit with profit in Copenhagen as of 2026?

As of early 2026, the likelihood of selling with a profit in Copenhagen is medium to high if you hold for a typical period of seven to ten years, as the city's structural supply shortage and demand drivers tend to support long-run price appreciation.

The minimum holding period that most often makes exiting with profit realistic in Copenhagen is around five to seven years, which gives enough time to absorb transaction costs and ride out any short-term price volatility.

Total round-trip costs (buying plus selling) in Copenhagen run roughly 8% to 12% of the property value, or approximately 450,000 to 700,000 DKK (60,000 to 95,000 USD, 55,000 to 85,000 EUR) on a typical apartment purchase, which includes registration fees, agent commissions, and legal costs.

The factor that most increases profit odds in Copenhagen is buying quality over flash: well-located apartments near transit in established neighborhoods (not overpriced new-builds in unproven areas) have historically delivered the most reliable appreciation.

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.