SUMMARY
More Stockholm rentals are turning into condos again because the gap between what a rental building is worth to a landlord and what its apartments are worth as bostadsrätter has become wide enough to make conversions work again.
The comeback is real, but it is still a revival from a low base rather than a return to Stockholm’s late-2000s conversion boom. Greater Stockholm conversion transactions roughly doubled in 2024 and doubled again to about SEK 2.8 billion in 2025.
The timing comes mostly from financing and asset prices, not from a sudden change in Sweden’s rental system. Lower borrowing costs, recovering condo prices and lower rental-property valuations reopened a trade that had largely stopped working during the 2022–23 downturn.
A conversion needs the numbers to work twice: the new BRF has to finance the building, and enough individual tenants have to qualify for mortgages. That makes interest rates unusually powerful in this part of the housing market.
The strongest deals are not necessarily in the most expensive neighbourhoods. What matters is the size of the gap between the building’s rental value and the future value of the apartments, which is why conversions are spreading beyond the classic inner-city districts.
Tenants can get an unusually cheap route into ownership because they may buy below the open-market value of an equivalent bostadsrätt. But the alternative they give up — a secure first-hand rental contract in Stockholm — is also unusually valuable.
The 2026 mortgage reforms are supportive, but they did not cause the comeback. Conversion activity had already accelerated before the higher 90% LTV ceiling and removal of the extra amortization requirement took effect.
The current wave is mainly private-market activity, not another broad privatization of Stockholm city’s municipal housing stock. That makes this cycle materially different from some earlier conversion waves.
Stockholm’s rental shortage cuts both ways. It supports ownership values and therefore conversion economics, while making every first-hand rental contract harder to replace for the tenant who chooses to buy.
The biggest risk is leverage. A cheap-looking conversion can become ugly if the new BRF starts with high debt and a building that soon needs major maintenance, especially if interest rates rise again.
Our conclusion is that the revival should remain visible, but another effortless doubling in activity is a stretch. The best candidates are buildings with a large ownership-value discount, broad tenant support, manageable BRF debt and limited near-term maintenance needs.
Are more Stockholm rentals really turning into condos again?
Yes. Stockholm’s rental-to-condo conversion market has clearly come back after several quiet years, although the current wave is still much smaller than the huge conversion boom of the late 2000s.
The cleanest measure we have is the amount spent by bostadsrättsföreningar buying rental properties. Heba’s review of Greater Stockholm residential transactions puts these purchases at roughly SEK 2.8 billion in 2025. That was about twice the 2024 figure, which had itself roughly doubled from 2023. On that measure, the market grew around fourfold in two years.
The revival continued into 2026. After looking at activity during the first four months of the year, CBRE research head Maryrose David told SVT that Stockholm was once again seeing a clear increase in conversions. Restate’s completed deals show the same pattern across Östermalm, Kungsholmen, Gärdet, Södermalm, Gamla stan, Årsta, Hägersten, Bromma, Solna and Lidingö.
We should still be careful with the exact apartment count. Statistics Sweden stopped collecting its dedicated conversion series after 2021, so there is no clean official number telling us precisely how many Stockholm rentals have converted lately. Transaction values and completed deals are currently the best way to measure the comeback.
| Indicator | 2023 | 2024 | 2025 | Latest evidence |
|---|---|---|---|---|
| Greater Stockholm conversion transactions | About SEK 0.7bn | About SEK 1.4bn | About SEK 2.8bn | Activity remained high in early 2026 |
| Change from previous year | — | Roughly 2x | Roughly 2x | CBRE still sees an active market |
| Share of Greater Stockholm residential transactions | Low | About 7% | About 14% | Full-year figure not available |
| What it tells us | Very quiet market | Revival starts | Revival becomes substantial | Trend has persisted |
Why did Stockholm condo conversions suddenly become attractive again?
Stockholm condo conversions became attractive again because the numbers finally started working for both landlords and tenants.
The mechanism is fairly simple. A landlord values a rental building mainly from the rent it produces. Tenants considering an ombildning also look at what the individual apartments could be worth once they become bostadsrätter.
When the combined value of those future condos is comfortably above the price required to buy the rental building, there is room for a deal. The landlord can receive an acceptable sale price while participating tenants can still buy below the price of comparable apartments on the open market.
That gap became much harder to exploit during the 2022–23 housing downturn. Interest rates jumped, households could borrow less, bostadsrätt prices fell and BRFs suddenly had to finance property debt at much higher rates.
Those conditions have changed enough to reopen the trade. Borrowing costs are well below their peak, Stockholm apartment prices have recovered and property sellers have had several years to adjust their valuation expectations to a higher-rate world.
Heba’s market review captures an important detail here: recent conversion properties have been changing hands at lower property valuations than similar deals several years ago. Tenants therefore do not need condo prices to return to an extreme boom level. They mainly need the gap between the building price and the individual apartment value to be wide enough again.
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Did lower interest rates restart Stockholm’s condo conversions?
Lower interest rates played a major role in restarting Stockholm condo conversions because ombildningar depend on borrowing twice: first by the association and then by the individual tenants.
The Riksbank pushed its policy rate as high as 4% during the tightening cycle. It currently stands at 1.75%, a drop of 2.25 percentage points from the peak. The latest monetary-policy decision kept it there.
That changes the economics of an ombildning quite quickly. The new bostadsrättsförening normally takes on debt to buy the building. Participating tenants then often need their own mortgages to pay the purchase price for their apartments. When borrowing becomes cheaper at both levels, monthly costs fall and more residents can qualify for financing.
That second effect is especially important because an association cannot simply proceed with the wealthiest households. At least two-thirds of the relevant tenants must support the purchase. In a 60-apartment property, a few extra households getting mortgage approval can decide whether the whole conversion passes or dies.
Rates are still a risk today. The Riksbank has recently kept the policy rate at 1.75% while warning that a later increase remains possible if underlying inflation becomes too strong. Anyone buying into a highly leveraged new BRF should run the numbers above today’s interest rate rather than assume cheaper borrowing is coming.
| Financing environment | Policy rate | What happens to conversions |
|---|---|---|
| Peak tightening | 4.00% | BRF and household borrowing becomes much harder |
| Rate-cutting cycle | Falling | More proposed conversions become financeable |
| Current level | 1.75% | Much easier than at the peak |
| Current risk | Possible future increase | High-debt BRFs remain sensitive |
Are Stockholm condo prices high enough to make conversions work again?
Yes. Stockholm bostadsrätt prices are currently high enough to support more conversions, although the latest data also show that the market has stopped climbing in a straight line.
Svensk Mäklarstatistik’s newest data put Stockholm municipality bostadsrätter at about SEK 90,000 per square metre over the past 12 months, up 8.6% from the previous 12-month period. Across Stockholm County, prices are around SEK 70,200 per square metre, up 6.7%.
That recovery is large enough to matter for conversions. An association buying an entire rental property does not need to pay the same price per square metre that every apartment would achieve if sold individually through an estate agent. When that implied purchase price is sufficiently below local bostadsrätt values, participating tenants can acquire an apartment with equity already built into the deal.
But the newest three-month numbers are more useful than the annual gains if we want to know what happens next. Stockholm municipality prices are down 1.5% over the latest three-month period, while Stockholm County is down 3.7%.
So today’s conversion market is being supported by a much stronger price level than a year ago, while the short-term market has cooled. Continued activity looks plausible. Another automatic doubling in conversion volume does not.
| Market | Latest 12-month price | 12-month change | Latest 3-month change |
|---|---|---|---|
| Stockholm municipality | About SEK 90,000/m² | +8.6% | -1.5% |
| Stockholm County | About SEK 70,200/m² | +6.7% | -3.7% |
| Conversion effect | High apartment values | Better economics than a year ago | Less momentum right now |
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Why would a Stockholm landlord rather sell the building to its tenants?
A Stockholm landlord can sometimes get a better price from the tenants than from another property company because the two buyers value the same building differently.
A professional property investor mainly looks at the rent roll, operating costs and the return it expects from the capital invested. That puts a ceiling on what it can sensibly pay.
A tenant-owned bostadsrättsförening has another source of value. Its members know that the apartments may eventually be worth much more individually as bostadsrätter than the same homes are worth collectively inside a regulated rental property.
Heba points directly to this difference in its Greater Stockholm market review. BRFs care heavily about the resulting housing cost and the acquisition price per square metre, while institutional property buyers usually start from rental yield.
Imagine an investor can justify SEK 150 million for a building from its rents, while the tenants can pay SEK 165 million and still acquire their apartments below comparable bostadsrätt prices. The landlord has little reason to prefer the lower institutional bid.
That pricing gap is one of the main reasons Stockholm is seeing conversions again.
Why would Stockholm tenants buy an apartment they already rent?
Stockholm tenants often support an ombildning because it can give them an unusually cheap route into home ownership.
The key attraction is the purchase price. In a successful conversion, residents can sometimes buy their apartment below what an equivalent bostadsrätt would cost on the open market.
Restate, one of the firms working on Swedish conversions, openly describes this discount as part of the appeal. If the bank values a newly created bostadsrätt above the price paid by the tenant, some of the buyer’s equity effectively appears at the moment of conversion.
Recent deals show how powerful that incentive can be. At Rackelhanen 2 on Karlavägen and Jungfrugatan, all residential tenants participated when the 28-apartment Östermalm building converted. A 44-apartment property on Sankt Eriksgatan also converted, while other recent deals have appeared in Gamla stan, Södermalm and Årsta.
In a city where ordinary bostadsrätter now average around SEK 90,000 per square metre and prime inner-city apartments can cost far more, getting access to ownership without competing in a normal bidding war is a serious advantage.
There is still a real trade-off. A first-hand rental contract in Stockholm is itself extremely valuable because of low turnover, long queues and strong security of tenure. Buying makes the most sense when the conversion discount comfortably compensates the tenant for taking on mortgage risk, BRF debt and future maintenance exposure.
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Did Sweden’s easier mortgage rules cause the Stockholm conversion comeback?
No. Stockholm’s conversion comeback was already well underway before the latest mortgage reforms, although the new rules now make it easier for some tenants to participate.
The chronology settles the first part of the question. Greater Stockholm conversion transactions rose sharply in 2024 and doubled again in 2025. The mortgage reforms only took effect in 2026.
The changes still help. The maximum loan-to-value ratio for a new mortgage rose from 85% to 90%, cutting the standard equity requirement from 15% of the purchase price to 10%. Sweden also removed the extra 1% annual amortization requirement previously applied to borrowers whose mortgage exceeded 4.5 times gross annual income.
On an ordinary SEK 4 million purchase, moving from 15% to 10% equity reduces the theoretical cash contribution by SEK 200,000. Ombildningar have their own valuation and financing arrangements, so the effect will differ from buyer to buyer, but the direction is obvious: fewer tenants should be excluded purely because they lack a large cash deposit.
That can be decisive in a building where the association is close to the required two-thirds majority.
| Mortgage rule | Old rule | Current rule | Conversion effect |
|---|---|---|---|
| Maximum mortgage LTV | 85% | 90% | More of the purchase can be borrowed |
| Standard equity at maximum LTV | 15% | 10% | Smaller cash barrier |
| Extra amortization above 4.5x income | +1 percentage point | Removed | Lower monthly payment for affected borrowers |
| Role in current conversion wave | — | Supportive | Helps an existing trend rather than causing it |
Are Stockholm condo conversions spreading beyond the inner city?
Yes. Stockholm’s conversion revival is no longer confined to classic inner-city addresses.
Östermalm, Vasastan, Kungsholmen and Södermalm still have especially strong conversion economics because bostadsrätt prices are high and many older rental buildings contain a large gap between rental-property value and potential individual apartment value.
Recent completed conversions include Valhallavägen and Linnégatan on Östermalm, Sankt Eriksgatan around Vasastan and Kungsholmen, Rindögatan on Gärdet, Hornsgatan on Södermalm and Bollhusgränd in Gamla stan.
But Restate’s deal history also shows ombildningar in Bromma, Hägersten, Årsta, Solna and Lidingö. CBRE has separately pointed to the same widening beyond the city centre.
Once financing costs came down and resale values recovered, the conversion equation started working in areas where condos sell well below Östermalm levels too. That is what makes the current wave more than a handful of trophy-building sales.
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Is Stockholm’s public housing being privatized again?
No large-scale privatization of Stockholm city’s municipal housing is underway today. Most of the current conversion activity comes from privately owned rental properties.
That makes this cycle quite different from earlier Stockholm waves, when political decisions to sell municipal rental blocks played a much bigger role.
Stockholmshem, Svenska Bostäder and Familjebostäder still control large rental portfolios, and Stockholm city is not running a broad programme to convert them into bostadsrätter.
Municipal conversions can still happen elsewhere in Stockholm County. Sigtuna is a good example: municipally owned Sigtunahem proposed that residents of 64 rental apartments in Märsta vote on buying their property.
Local politics therefore still matters building by building and municipality by municipality. But it would be misleading to describe the current Stockholm-wide comeback as another municipal sell-off. Private landlords and tenant associations are doing most of the work this time.
Is Stockholm heading back to the huge 2009 conversion boom?
No. Stockholm condo conversions are growing fast from a low base, but the current market is nowhere close to the scale of the late-2000s boom.
In 2009, bostadsrättsföreningar accounted for roughly half of residential-property transaction activity nationally. In Greater Stockholm during 2025, conversion purchases represented about SEK 2.8 billion out of roughly SEK 20.3 billion of residential transactions, or around 14%.
Fourteen percent is big enough to change the market. It is nowhere near 50%.
The longer history is even more dramatic. From 2000 through 2021, more than 190,000 Swedish rental apartments were converted into bostadsrätter. Almost 70% of them were in Stockholm County, while Stockholm municipality alone accounted for roughly 92,000 conversions.
The recent numbers tell us that ombildningar have become meaningful again. They do not support the claim that Stockholm has returned to mass conversion.
| Measure | Previous boom | Current revival |
|---|---|---|
| BRF share of residential transactions | Around 50% nationally at the 2009 peak | About 14% in Greater Stockholm in 2025 |
| Stockholm city conversions, 2000–2021 | About 92,000 cumulatively | Current wave far smaller |
| Market pattern | Mass conversion | Strong rebound from low activity |
| Best description | Historic boom | Conversion revival |
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Are Stockholm’s regulated rents part of the reason landlords convert?
Yes. Stockholm’s regulated rental system helps create the valuation gap behind many conversions, although it cannot explain why activity picked up specifically over the past two years.
Landlords cannot simply reset the rent on an existing first-hand Stockholm apartment to whatever someone would pay for the same home in an unrestricted market. Rent increases take place within Sweden’s rental framework, often through negotiations with Hyresgästföreningen.
Private rents represented by Fastighetsägarna in Stockholm city rose 5.3% for 2025. The regional agreement for 2026 was much lower at roughly 3.5%, close to the increase received by many municipal tenants.
Now compare that income stream with the ownership market. A Stockholm apartment worth SEK 5 million or SEK 6 million as a bostadsrätt does not suddenly produce a rent that gives the landlord the same capital value.
An ombildning gives the owner a way to realize some of that difference without waiting decades for rents to catch up.
The timing still comes mainly from financing and asset prices. Swedish rent regulation existed while conversion activity was falling as well as while it was rising. It provides the underlying gap; cheaper money and stronger condo values decide when that gap can actually be turned into a transaction.
Is Stockholm’s housing shortage making conversions easier?
Stockholm’s housing shortage makes conversions financially attractive while also making every rental apartment that disappears harder to replace.
Bostadsförmedlingen ended 2025 with 894,592 registered applicants. The average waiting time for an ordinary rental allocated through the system was nine years, and popular central areas can take far longer.
The queue added roughly 37,000 people in a year.
That scarcity cuts both ways for a tenant facing an ombildning. Buying can be attractive because Stockholm home prices remain high and the conversion may offer a discount. Staying as a tenant can be just as rational because a secure first-hand contract is extremely difficult to replace.
The same shortage also supports high bostadsrätt prices. Stockholm has reached an odd point where scarcity makes the rental contract more precious at exactly the same time as it makes conversion into ownership more lucrative.
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Are conversions actually shrinking Stockholm’s rental stock?
Conversions have historically removed a huge number of Stockholm rentals, but the present wave is still too small to say that Stockholm’s total rental stock is now shrinking because of ombildningar.
The historical effect is clear. From 2000 to 2021, almost 70% of Sweden’s more than 190,000 rental-to-condo conversions happened in Stockholm County. Bostadsfakta’s reconstruction of Statistics Sweden data found that Stockholm County had converted almost twice as many rentals as it added through rental new construction during that period.
By the end of 2021, the county had a negative balance of roughly 65,000 units when converted rentals were compared with newly built rentals. Stockholm municipality accounted for close to 58,000 of that gap.
Today’s picture is more mixed. Statistics Sweden recorded 5,463 newly completed rental apartments in Stockholm County during 2025, compared with 3,379 newly completed bostadsrätter. Rental construction is therefore still adding thousands of homes even while conversions remove others.
Because Statistics Sweden no longer publishes the old dedicated conversion count, we cannot calculate the latest net balance cleanly. The defensible conclusion for now is that ombildningar have again become a noticeable source of rental-stock loss, but we do not have evidence that they are currently removing more homes than new rental construction adds.
| Measure | Scale |
|---|---|
| Swedish rentals converted, 2000–2021 | More than 190,000 |
| Share in Stockholm County | Almost 70% |
| Stockholm city conversions, 2000–2021 | About 92,000 |
| Historical Stockholm County deficit after rental construction | About 65,000 |
| New Stockholm County rentals completed in 2025 | 5,463 |
Why can’t every Stockholm rental building just convert?
Most Stockholm rental buildings cannot simply become condos because an ombildning has to survive a tenant vote, household mortgage checks, BRF financing and a detailed review of the building’s condition.
The association needs support from tenants representing at least two-thirds of the relevant apartments. Under rules introduced in 2026, a residential tenant also has to have been officially registered at the property for at least six months before the meeting to count toward that qualified majority.
Then come the finances.
A building needing a pipe replacement, new roof, facade work or major energy upgrades can look cheap at the purchase stage and become expensive as soon as those bills are put into the financial plan. The BRF also needs enough bank financing, while individual households need mortgages for their apartments.
The Rågsved conversion of Bäverdalen 1 shows what can go wrong. The association bought 131 homes and townhouses for SEK 309 million in 2021. Later reporting showed debt close to SEK 20,000 per square metre across the total area and above SEK 30,000 per square metre when calculated against the bostadsrätt area. Many residents remained tenants because they could not get mortgages.
That kind of deal bears little resemblance to a low-debt inner-city conversion where tenants buy well below market value.
The stricter residency rule also removes some room for manipulating close votes. Economically strong buildings with broad tenant support should still convert. Marginal deals have a much harder path.
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What happens if a Stockholm tenant refuses to buy during an ombildning?
A Stockholm tenant who refuses to buy normally keeps renting the same apartment even after the building becomes a bostadsrättsförening.
The conversion changes the owner of the property, not the tenant’s decision into a forced purchase.
Residents who participate acquire bostadsrätter. Residents who decline remain tenants, with the new BRF becoming their landlord and the existing tenancy protections continuing.
That can leave a building with both bostadsrätter and rental apartments for many years.
Those remaining rentals are also valuable to the association. When a tenant eventually leaves voluntarily, the BRF may be able to convert and sell the vacant apartment. In an expensive Stockholm district, that future sale can bring a large amount of cash into the association and reduce debt.
It also means the headline number of buildings undergoing ombildning can exaggerate the immediate loss of rentals. A converted property does not necessarily stop containing rental apartments overnight.
Will Stockholm condo conversions keep increasing now?
Stockholm condo conversions should remain active for now, but the newest market data make another explosive increase less likely than it looked earlier in the year.
The conditions behind the revival are still mostly in place. The policy rate remains at 1.75%, far below its 4% peak. Stockholm municipality bostadsrätt prices are still 8.6% higher over 12 months. Recent completed deals show that banks, landlords and tenant associations can still get viable transactions over the line.
The latest numbers also give us two reasons to tone down the bullish case. Stockholm municipality apartment prices have slipped 1.5% over the most recent three-month period and Stockholm County is down 3.7%. The Riksbank has also kept open the possibility of raising rates later if underlying inflation becomes too strong.
Neither development kills the conversion market. Both narrow the room for error.
There is also a natural limit to the boom. The easiest buildings to convert are those where the landlord’s rental-property valuation sits far below the combined value of the future condos. Every successful conversion removes one of those opportunities from the remaining stock.
We would expect a busy conversion market these days, especially in buildings with low maintenance needs and a large ownership-value discount. We would not extrapolate the fourfold 2023–25 increase much further.
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Why are more Stockholm rentals turning into condos again?
More Stockholm rentals are turning into condos because the financial gap between what a rental building is worth to a landlord and what its apartments are worth as bostadsrätter has become profitable to exploit again.
We can trace the comeback quite clearly.
Greater Stockholm conversion transactions roughly doubled in 2024 and doubled again to around SEK 2.8 billion in 2025. Activity stayed strong into 2026. Over the same broader period, interest rates fell sharply from their peak, Stockholm bostadsrätt prices recovered and property sellers adapted to lower rental-building valuations.
Stockholm is particularly suited to this trade. Individual apartments are expensive, first-hand rents are constrained by Sweden’s rental system, housing remains scarce and many older rental buildings sit in neighbourhoods where the ownership value per square metre is far above the value suggested by the rent roll.
The latest evidence does add an important limit. Apartment prices are currently softer over three months, and the Riksbank has stopped cutting rates for now. Those are poor conditions for another effortless doubling of conversion activity.
Our judgment is straightforward: the comeback is real and should remain visible, but Stockholm is experiencing a financially driven revival rather than a return to the mass-conversion era. The buildings converting now are the ones where the gap between rental value and condo value is wide enough to make the landlord, the tenants and the banks all say yes at the same time.
OUR METHODOLOGY
This analysis tests why Stockholm’s rental-to-condo conversion market has revived by combining transaction activity, completed deals, financing conditions, bostadsrätt prices, rental economics, mortgage rules, tenant-vote requirements and historical context. We did not treat any one indicator as decisive.
For the scale of the comeback, we prioritized actual purchases by bostadsrättsföreningar and recently completed conversions. Heba’s Greater Stockholm transaction review is used for the recent transaction-value trend, while CBRE commentary reported by SVT and Restate’s completed deals are used to check that the revival is visible across real properties and neighbourhoods.
We separated structural conditions from the changes that explain the timing. Stockholm’s regulated rental framework, housing scarcity and high ownership values help explain why conversion economics can be attractive, while the recent change in activity is assessed mainly through financing costs, rental-property valuations, bostadsrätt prices and household borrowing conditions.
Interest-rate analysis uses the Riksbank’s policy-rate history and latest monetary-policy decision. We treat the fall from the 4% peak to 1.75% as important because an ombildning normally depends on borrowing at both the BRF level and the household level.
For apartment-market conditions, we use Svensk Mäklarstatistik for Stockholm municipality and Stockholm County. Longer-period price changes are used to judge whether ownership values recovered enough to support conversions, while the latest three-month changes are used to judge whether momentum is still improving.
We use the 2026 mortgage reforms as a supporting factor rather than the original cause of the comeback because the timing is clear: conversion activity had already risen sharply in 2024 and 2025. The higher 90% LTV ceiling and removal of the additional amortization requirement can still help more tenants qualify to participate.
Historical comparisons are based on conversion shares and long-run apartment counts rather than nominal transaction values alone. That gives a cleaner basis for comparing today’s revival with the late-2000s boom and for judging the long-run effect on Stockholm’s rental stock.
Key sources include SVT on the renewed Stockholm conversion trend and CBRE’s assessment, Restate’s completed conversion history, Restate on the Rackelhanen 2 conversion on Östermalm, Restate on the Sankt Eriksgatan conversion, the Riksbank’s August 2026 monetary-policy decision, the Riksbank’s policy-rate history, Svensk Mäklarstatistik for Stockholm municipality, Svensk Mäklarstatistik for Stockholm County, the Swedish Government’s 2026 mortgage reform proposal, the Riksdag on the two-thirds majority and six-month registration rule, Hyresgästföreningen on Stockholm rent settlements, Bostadsförmedlingen on queue size and waiting times, Statistics Sweden on 2025 housing completions, and Boverket on municipal housing-stock sales.
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