Ekelyveien 5E

In brief
Sale of an undeveloped, sectioned plot with framework permit to build a spacious, modern detached house of approx. 273 sqm BRA.

The plot is highly attractive and centrally located in a child-friendly residential area in Ris. The property enjoys good sun conditions!

A copy of the framework permit and the zoning provisions are attached in full to the sales particulars. Alternatively, see the case file at Oslo municipality.

- Sought-after location in Ris
- Good sun conditions
- Sheltered, child-friendly location
- Short distance to schools, nurseries, Vinderen centre, the forest (marka) and public transport
Location
Sunny, sheltered property in an attractive residential area in Ris, between Vinderen and Slemdal. Ris is an attractive residential district bordering Vinderen to the south-east and Slemdal to the north. The property is a short distance from the forest (marka), which offers endless walking opportunities in summer and winter. Vinderen and Slemdal, within walking distance, offer a varied range of services including groceries, post office, pharmacy, fashion, interiors, florists, hairdressers, cafés/restaurants and more. Ris is a child-friendly area close to sports facilities, private and municipal nurseries, a school and public transport. A short Metro ride from Ris or Vinderen station takes you down to Majorstuen and the bustling shopping street Bogstadveien with its cafés, restaurants, niche shops and more.
Plot
The plot's total area is 1545 m². The future section 3's share of the plot is approx. 396 m². The building project's usable area (BRA) is approx. 276.6 m² according to the approved framework permit.

A map of the property is attached to the sales particulars. The map shows which parts of the property are sectioned as ancillary land for the respective sections and as common area. The plot area stated in the sales particulars is the total area of the entire property (including common area and ancillary land for other sections).
Zoning and land-use plans
The property is covered by the zoning plan for small-house areas in Oslo's outer city (S-4220), also known as the "small-house plan". The small-house plan governs how building and densification may take place on properties covered by the plan. It also places limits on how much may be built on the properties.

The Planning and Building Agency has begun revising the small-house plan. The revised plan is intended to protect the small-house areas from further densification and ensure stronger protection of green values when building within the small-house plan.

Oslo municipality has adopted a temporary ban on works in the areas covered by the small-house plan. The decision prohibits all works under section 1-6 of the Planning and Building Act, and places strong restrictions on, among other things, demolition, construction and structural alterations. A few exceptions have been made to the ban. For example, it is permitted to carry out internal works, such as a change of use, as long as this does not involve creating a new dwelling unit. For more information see https://innsyn.pbe.oslo.kommune.no/saksinnsyn/showfile.asp?jno=2022072153&fileid=10231629.

On 15 February 2023 the Urban Development Committee lifted the temporary ban on works (MFT) for a period of eight weeks. During this amnesty period it was possible to submit applications that would not be affected by the ban. Applications previously submitted were also not to be affected by the ban. Based on the political decision that the new small-house plan was to be adopted by the end of September 2023, and that all applications covered by the amnesty were to be processed under the current plan (S-4220), it became necessary to remove 529 properties from the plan boundary. Ekelyveien 5 E is one of these properties.
The consequence for these 529 properties is that plan S-4220 continues to apply, even when the new plan is legally binding. Furthermore, the MFT is no longer in force following the city council's decision of 27 September 2023.

The Planning and Building Agency will therefore start new planning work with a view to incorporating the 529 properties into the new small-house plan. If we receive new applications from any of the 529 properties, we will consider imposing a new MFT on the property concerned.

Ekelyveien 5 E – Construction of a new detached house in two storeys above ground with a basement level below
Case number: 202305836 – Building case
Case received: 11.04.2023
Status: Framework permit granted
A framework permit has been granted for the construction of a new detached house in two storeys above ground with a basement level below on the property, dated 11.10.2023.
The works must be lawfully commenced within three years, otherwise the framework permit lapses. This means the works must be started in sufficient time before the deadline expires. The deadline runs from the date of the decision and cannot be extended, cf. section 21-9 of the Planning and Building Act. If the decision is appealed, the deadline is three years from the final decision in the appeal.

The Planning and Building Agency received complaints about the framework permit. The complaints were rejected and sent for consideration by the County Governor on 09.02.2024. The complaints were unsuccessful. The County Governor upheld the municipality's decision on 27.05.2024, so the framework permit will be valid for three years from 27.05.2024.

To build the house, the main pipe route must be moved. The Water and Sewerage Agency (VAV) has assessed the case and approved the necessary works on the main pipes to enable the development. VAV is setting up a separate project for the rerouting. The principle for the new route is described in VAV's preliminary statement of 05.04.2023, attached to the sales particulars. Manhole AF11, located on gnr. 35 bnr. 1133, has been prepared for the new route. See the sketch linked to the easement registered on 28.10.2022 (Document no. 1221763), also attached to the sales particulars. The developer is the client for the water and drainage works and is to carry out the project on behalf of VAV, including obtaining quotes, building notification, agreement with a contractor and covering costs.

The framework permit with appendices is included in the sales particulars.
For complete information on the building case, we recommend a search on Oslo municipality's case-access portal:
https://www.oslo.kommune.no/plan-bygg-og-eiendom/

New municipal plan from 23 September 2015: Oslo municipality has adopted a new municipal plan which affects a number of the adopted zoning plans in the municipality.

Land-use plans and building plans in the area:

Risbakken 21 B – Extension, facade alteration and retaining walls
Case number: 202209213 – Building case
Case received: 17.06.2022
Status: Application for amendment received
The works concern a garage extension to the east, an extension to the south and facade alterations. The degree of utilisation is calculated at 24.0% BYA. Parts of the works have already been carried out.
An amendment application has since been submitted in the case. The application includes substantial changes that significantly alter the character of the works. The application can therefore not be processed as an amendment application. The Planning and Building Agency's reply to the responsible applicant is that they must submit a new application for the whole project before a new assessment is made.

For information about any works/projects in nearby areas, we recommend a search on Oslo municipality's case-access portal:
https://www.oslo.kommune.no/plan-bygg-og-eiendom/
Rateable value / wealth-tax value
The wealth-tax value of the property has not yet been determined. The wealth-tax value is determined on the basis of a price per square metre calculated by Statistics Norway (SSB). The square-metre price is intended to express an estimated market value per square metre and is based on statistical information about homes sold (type of home, area, geographical location and age). Based on SSB's square-metre prices, the Norwegian Tax Administration sets annual square-metre rates. The wealth-tax value differs for primary and secondary homes. For a primary home (where the owner is registered as resident as of 1 January) the wealth-tax value is 25% of the square-metre prices, and 90% for secondary homes (all other homes).

On first valuation, the wealth-tax value of an undeveloped plot shall neither exceed 80 per cent of the property's cost price nor 80 per cent of its market value.
Encumbrances / easements
The following encumbrances and rights are registered on the property and follow its cadastral unit on transfer to a new registered owner.
The property's land register contains registered documents whose content the seller and agent do not know, as the documents appear illegible and/or are very difficult to decipher.
The easements are attached to the sales particulars.

301/35/3/2:
28.08.2019 – Document no.: 996510 – Provision on sewer pipe
Right holder: Municipality no. 0301, Gnr 35, Bnr 1133
Provision on moving of pipe
The encumbrance is to be deleted when the works have been completed
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

04.09.1896 – Document no.: 900374 – Provision on buildings
Provision on prohibition of division
PROVISION ON NUISANCE ACTIVITY
Provision on duty to fence
Provision on roads
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

02.06.1905 – Document no.: 900114 – Provision on water pipe
Right holder: Municipality no. 0301, Gnr 35, Bnr 3
Right holder: Municipality no. 0301, Gnr 35, Bnr 5
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 1
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 2
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 3
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 4
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 5
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 6
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 7
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 8
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 9
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 10
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 11
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 12
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 13
Right holder: Municipality no. 0301, Gnr 35, Bnr 5, Snr 14
Right holder: Municipality no. 0301, Gnr 35, Bnr 6
MUTUAL AGREEMENT.
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

15.03.1912 – Document no.: 900783 – Provision on buildings
Provision on use
Provision on fence
Transferred from gnr 35 bnr 180
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

10.10.1930 – Document no.: 901132 – Declaration/agreement
re garden
Provision on use
Transferred from gnr 35 bnr 253
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

21.10.1960 – Document no.: 13161 – Declaration/agreement
PROVISION ON SEWER PIPE
CANNOT BE DELETED WITHOUT THE CONSENT OF THE MUNICIPALITY, THE SEWERAGE DEPARTMENT
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

07.07.1961 – Document no.: 8597 – Provision on garage/parking
Cannot be deleted without the consent of the Building Council
Transferred from gnr 35 bnr 253
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

23.05.1962 – Document no.: 6083 – Declaration/agreement
Right holder: Municipality no. 0301, Gnr 41, Bnr 210
PROVISION ON SEWER PIPE
CANNOT BE DELETED WITHOUT THE CONSENT OF THE MUNICIPALITY, THE SEWERAGE DEPARTMENT.
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

13.01.1964 – Document no.: 529 – Declaration/agreement
TEMPORARY DISPENSATION FROM THE BUILDING ACT REGARDING GARAGE
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

14.01.1988 – Document no.: 2735 – Provision on access right
Right holder: Municipality no. 0301, Gnr 35, Bnr 1131
Right holder: Municipality no. 0301, Gnr 35, Bnr 1132
Right holder: Municipality no. 0301, Gnr 35, Bnr 1133
Right holder: Municipality no. 0301, Gnr 35, Bnr 1134
Cannot be deleted without the consent of Oslo Building Council
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

10.05.1988 – Document no.: 31301 – Declaration/agreement
Right holder: Municipality no. 0301, Gnr 35, Bnr 1131
PROVISION ON SEWER PIPE
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

10.05.1988 – Document no.: 31302 – Declaration/agreement
Right holder: Municipality no. 0301, Gnr 35, Bnr 1132
PROVISION ON SEWER PIPE
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

11.07.1997 – Document no.: 42446 – Declaration/agreement
Right holder: Municipality no. 0301, Gnr 35, Bnr 1134
SEWAGE SYSTEM.
Cannot be deleted.
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

02.07.2013 – Document no.: 546751 – Provision on roads
Right holder: Municipality no. 0301, Gnr 35, Bnr 1133
Cannot be deleted without the consent of the municipality
Transferred from: Municipality no. 0301, Gnr 35, Bnr 3
Applies to this register unit and others

14.10.2021 – Document no.: 1282950 – Provision on water pipe
Right holder: Municipality no. 0301, Gnr 35, Bnr 1133
Applies to this register unit and others

2025/703753-1/200 20.06.2025
21:00
RE-SECTIONING
SNR: 3
Purpose: Residential
Ancillary part: Building and land
Co-ownership fraction: 1/3
CONSIDERATION: NOK 0
Transaction type: Not stated
Section created from common area
Change of co-ownership fraction
Change of ancillary part

28.10.2022 – Document no.: 1221763 – Declaration/agreement
Right burdens: Municipality no. 0301, Gnr 35, Bnr 1133
Provision on connection of service line for drainage pipe to new route via manhole AF11
Completion certificate / occupancy permit
There may be deviations from the current use of rooms/room designations compared with what has been notified/approved in the building application.
Miscellaneous
Letting:
The articles of association accompanying the sectioning petition provide that short-term letting of more than 60 days a year is not permitted in sections 1 and 2, and short-term letting of more than 120 days a year is not permitted in section 3, cf. section 24 (7) of the Condominium Act.

Keeping of animals:
The articles of association accompanying the sectioning petition provide that keeping animals is permitted. Animals must not be a nuisance to the other users of the property.

Please note that no one may own more than two residential sections in the co-ownership, cf. section 23 of the Condominium Act. Sections owned by related parties or through a company count towards this.

Under section 31 of the Condominium Act, co-owners are liable to the co-ownership's creditors in proportion to their co-ownership fraction. If common costs are not paid, the co-ownership has a statutory lien on the individual unit of up to 2 times the National Insurance basic amount.

The buyer and seller are obliged to sign the purchase contract prepared by Nordvik in connection with the property transaction. The purchase contract can be inspected at the estate agent's office before a bid is submitted. Contact the estate agent with any questions.
Handover
Handover takes place by agreement with the seller.

Before the plot is handed over to the buyer, full payment and costs must have been received in the estate agent's client account.
Seller's home insurance
The seller has not taken out seller's home insurance.
Key legislation
General provisions
The sales particulars are based on the information the seller has given to the estate agent, as well as information obtained from the municipality, the Norwegian Mapping Authority and other available sources. It is important that the buyer reads all the sales documents carefully, including the sales particulars, the condition report and the seller's self-declaration. The buyer is deemed to be aware of matters clearly described in the sales documents, and such matters cannot be invoked as defects. This applies regardless of whether the buyer has read the documents.

All prospective buyers are encouraged to inspect the property carefully, preferably together with an expert, before submitting a bid. A buyer who chooses to buy without viewing the property cannot claim as a defect anything they ought to have discovered during an inspection.

If clarification is needed, we recommend that prospective buyers consult the estate agent or their own advisers before placing a bid.

The buyer's and seller's rights and obligations are governed by the agreement between the parties and the information that has been available to the buyer in connection with the sale. The agreement is supplemented by the Norwegian Real Estate Sales Act (avhendingsloven), and different contract terms apply depending on whether the buyer is a consumer buyer or not. This is described in more detail below.

Because of these different contract terms, the seller may assess a bid from a non-consumer differently from a consumer's bid. If the buyer is not a consumer, the seller's possible liability for defects is limited because the property is sold "as is". The seller cannot make an "as is" reservation towards a consumer buyer. Even a lower bid from a non-consumer may be preferred because the limitation of possible liability for defects can have value in itself for the seller. The seller is free to reject or accept any bid and is, for example, not obliged to accept the highest bid.

In the bid form, bidders must declare whether they are a consumer or a business/a person acting mainly in the course of business. Bidders are informed if other bids have been submitted by a non-consumer.

Consumer purchase – definition
A consumer purchase means the purchase of property where the buyer is a natural person who is not acting mainly in the course of business.

Consumer – contract terms
The property has a defect if it does not conform to the requirements arising from the agreement, or if there is a breach of sections 3-2 to 3-8 of the Real Estate Sales Act. The same applies if information about the property has been withheld or incorrect information has been given. This applies, however, only if it can be assumed that the failure to provide the information, or the incorrect information not being clearly corrected in time, influenced the agreement.

The property may have a defect under section 3-3 of the Real Estate Sales Act if there is a discrepancy between the stated and actual area, provided that the area is substantially smaller than stated. When calculating any price reduction or compensation, the buyer must themselves cover losses/costs up to an amount of kr 10 000 (deductible).

Non-consumer (business) – definition
If the buyer is a legal entity, or a natural person acting mainly in the course of business, the purchase will not be regarded as a consumer purchase.

Non-consumer – contract terms
The property has a defect if it does not conform to the requirements arising from the agreement. The property is sold "as is", and the seller's liability beyond what is specifically agreed is then limited under section 3-9, first paragraph, second sentence of the Real Estate Sales Act.

The information about the buyer's duty to inspect, including the encouragement to inspect the property carefully, also applies to buyers who are not regarded as consumers.
Anti-money-laundering rules
Estate agents are subject to the Anti-Money Laundering Act and associated regulations. Under the Act, the estate agent is required to carry out customer due diligence on both the seller and the buyer.

If the buyer does not help the agent complete customer due diligence, and this means the transaction cannot be completed or is delayed, the buyer is in breach of contract. After 30 days the breach is considered material, and the seller has the right to rescind the agreement and carry out a cover sale at the buyer's expense. If it is the seller who does not help the agent complete ongoing customer due diligence during the assignment, the estate agent must halt completion of the transaction. In that case the seller will have breached their obligations, and the buyer may have a claim against the seller under the Real Estate Sales Act.

If customer due diligence cannot be completed, Nordvik Eiendomsmegling will be unable to assist with the transaction or carry out settlement.
Bidding
All bids must be submitted in writing to the estate agent, who passes them on to the seller. The requirement for writing also applies to bid increases and counter-offers, and to acceptance or rejection by the seller.

Bids can be placed on the property's Finn.no listing by clicking the "place bid" button, or via our website. Bids can be placed on the property's listing on hjem.no/finn.no by clicking the "place bid" button, or via our website. Electronic bids are placed using BankID. Bids can also be submitted on the bid form attached to the sales particulars.

Before the agent passes a bid on to the seller, the agent must obtain valid identification and a signature from the bidder. The requirement for identification and signature is met for bidders who use an e-signature, for example BankID or MinID. Later bids may be submitted by email or text message to the agent.

If a bidder is to bid on the property under a power of attorney to purchase, the agent must be contacted before bidding. When a power of attorney is used, it must be sent to the agent before bidding.

The buyer cannot require the property to be registered in anyone's name other than the buyer's. If the buyer wishes someone else to be the registered owner, a reservation to that effect must be made in the bid. The seller may choose not to accept this.

A bid should include the property's address (or gnr/bnr), the purchase price, the bidder's contact details, financing plan, acceptance deadline, handover date and any conditions, for example uncertain financing, the sale of the bidder's current home, etc. A bid with conditions will normally not be accepted until the conditions have been resolved. Please consult the agent before submitting a bid.
A bid should include the property's address (or gnr/bnr), the purchase price, the bidder's contact details, financing plan, acceptance deadline, handover date and any conditions.

The agent is to facilitate a proper conduct of the bidding round. In consumer situations (i.e. where the seller is a consumer), the agent must not pass on bids with an acceptance deadline earlier than 12.00 noon on the first working day after the last advertised viewing. Later bids must have an acceptance deadline long enough for the agent, as far as necessary and possible, to pass the bid and any conditions on to all parties involved and allow them time to consider, cf. section 6-3 of the Estate Agency Regulations. The acceptance deadline should therefore be at least 30 minutes, and bid increases should be made no later than 10 minutes before the deadline expires. If a bid is submitted with a deadline that is clearly too short for the agent to conduct the bidding round properly, the agent will advise the bidder against setting such a deadline. The agent will, unprompted, give the seller their assessment of each individual bid when the bid is submitted within the acceptance deadlines above.

The agent must, as soon as possible, confirm in writing to bidders that their bids have been received.

The agent may not pass on bids subject to a condition that the bid, or a condition in the bid, is to be kept hidden (secret) from other bidders and interested parties.

After a deal has been concluded, or if a bidding round ends without a deal, a bidder may request a copy of the bid log in anonymised form.

A copy of the bid log is to be given to the buyer and seller without undue delay after a deal has been concluded. If it is important for a bidder to preserve their anonymity, the bid should be made through a representative.

For more information on the bidding process, see "Consumer information on bidding", which is attached to the sales particulars, or contact the agent.
Appendices to the sales particulars
The appendices are part of the complete sales particulars. It is important that prospective buyers read the appendices carefully and contact the agent with any questions before submitting a bid.
Responsible agent
Christer Barman Gabrielsen

Solrik og skjermet eiendom beliggende i et attraktivt boligområde på Ris mellom Vinderen og Slemdal. Ris er et attraktivt boligstrøk som grenser til Vinderen i sørøst og Slemdal i nord. Eiendommen har kort vei til marka som gir uendelige turmuligheter sommer som vinter. Gangavstand til Vinderen og Slemdal som byr på et variert servicetilbud med bl.a. dagligvare, post, apotek, mote, interiør, blomster, frisør, kaféer/ restauranter mm. Ris er et barnevennlig område med nærhet til både idrettsanlegg, private og kommunale barnehager, skole og offentlig kommunikasjon. En kort tur med t-banen fra Ris eller Vinderen t-banestasjon tar deg ned til Majorstuen og Bogstadveiens yrende handlegate med kaféer, restauranter, nisjebutikker mm.

Det kan være avvik fra dagens rombruk/rombenevnelser sammenlignet med det som er byggemeldt/godkjent.

Selger har ikke tegnet boligselgerforsikring.

Vedleggene er en del av den komplette salgsoppgaven. Det er viktig at interessenter setter seg godt inn i vedleggene og kontakter megler med eventuelle spørsmål før bud inngis.