Ekelyveien 5E

In brief
Sale of an undeveloped, sectioned plot with a framework permit for the erection of a spacious, modern detached house of approx. 273 sq m BRA.

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

A copy of the framework permit and the zoning provisions is included in full with the sales particulars. Alternatively, see the case file access at Oslo Municipality.

-Sought-after location at Ris
-Good sun conditions
-Sheltered and child-friendly location
-Short distance to schools, nurseries, Vinderen shopping centre, Marka and public transport
Location
Sunny and sheltered property in an attractive residential area at 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 Marka, which offers endless walking opportunities in summer and winter. Walking distance to Vinderen and Slemdal, which offer a varied range of services including grocery shopping, post office, pharmacy, fashion, interiors, flowers, hairdressers, cafés/restaurants and more. Ris is a child-friendly area close to sports facilities, private and municipal nurseries, 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 cafés, restaurants, niche shops and more.
Plot
The plot's total area is 1,545 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 additional land parts for the respective sections and as common area. The plot area stated in the sales particulars is the total area of the whole property (including common areas and additional land parts for other sections).
Zoning and area 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 properties covered by the plan can be built on and densified. It also places limits on how much may be built on the properties.

The Agency for Planning and Building Services has begun a revision of the small-house plan; the revised plan is intended to protect 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 development in the areas covered by the small-house plan. The decision prohibits all measures under Section 1-6 of the Planning and Building Act, and among other things places strong restrictions on the possibility of demolition, construction and structural alterations. Some exceptions to the ban have been made. 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 development (MFT) for a period of eight weeks. During this amnesty period it was possible to submit applications that would not be caught by the ban. Previously submitted applications were also not to be caught by the ban. Based on the political decision that a 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 the S-4220 plan continues to apply, even when the new plan has become legally binding. Furthermore, the MFT is no longer in force following the City Council's decision on 27 September 2023.

The Agency for Planning and Building Services 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 – Erection of a new detached house on two floors above ground with a basement floor below
Case number 202305836 – Building case
Case received 11.04.2023
Status: Framework permit granted
A framework permit has been granted for the erection of a new detached house on two floors above ground with a basement floor below on the property, dated 11.10.2023.
The development must be lawfully started within three years, otherwise the framework permit lapses. This means that you must have started the works 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 case.

The Agency for Planning and Building Services received appeals against the framework permit. The appeals were rejected and sent for consideration by the County Governor on 09.02.2024. The appeals did not succeed. 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 pipeline route must be moved. The Water and Sewage Agency (VAV) has assessed the case and approved the necessary measures on the main pipelines to make the development possible. VAV is setting up a separate project for the rerouting. The principle solution for the new route is described in VAV's preliminary statement of 05.04.2023, attached to the sales particulars. Drain manhole AF11, located on gnr. 35 bnr. 1133, has been prepared for the new route. See the sketch connected 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 sewage works and is to carry out the project on behalf of VAV, including obtaining tenders, the building notification, an agreement with the contractor and covering the costs.

The framework permit with appendices is included in the sales particulars.
For complete information about the building case, we recommend a search on Oslo Municipality's case file 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 zoning plans adopted in the municipality.

Area 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 project concerns 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 project 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 project. The application can therefore not be processed as an amendment application. The Agency for Planning and Building Services' 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 file access portal:
https://www.oslo.kommune.no/plan-bygg-og-eiendom/
Taxable value
The taxable value of the property has not been determined at present. The taxable value is determined on the basis of a price per square metre calculated by Statistics Norway (SSB). The price per square metre is intended to express an estimated market value per square metre and is based on statistical information on homes sold (type of home, area, geographical location and age). Based on SSB's square-metre prices, the Tax Administration sets annual square-metre rates. The taxable value differs for primary and secondary homes. For primary homes (where the owner is registered as resident in the National Population Register as at 1 January) the taxable value is 25% of the square-metre prices, and 90% for secondary homes (all other homes).

On first valuation, the taxable value of an undeveloped plot must not exceed either 80 per cent of the property's cost price or 80 per cent of its market value.
Encumbrances and easements
The following encumbrances and rights are registered on the property and follow the property's cadastral unit on transfer to a new registered owner.
The property's land register contains registered documents whose content is not known to the seller and agent, as the document appears illegible and/or very difficult to decipher.
The easements are attached as appendices to the sales particulars.

301/35/3/2:
28.08.2019 - Document no: 996510 - Provision on sewer pipe
Right holder: Knr:0301 Gnr:35 Bnr:1133
Provision on relocation of pipe
The encumbrance shall be deleted when the measure has been completed
Transferred from: Knr: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-CAUSING ACTIVITY
Provision on duty to fence
Provision on road
Transferred from: Knr:0301 Gnr:35 Bnr:3
Applies to this register unit and others

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

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

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

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

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

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

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

14.10.2021 - Document no: 1282950 - Provision on water pipe
Right holder: Knr: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
Additional part: Building and land
Co-ownership fraction: 1/3
CONSIDERATION: NOK 0
Type of transaction: Not stated
Section created from common area
Change of co-ownership fraction
Change of additional part

28.10.2022 - Document no: 1221763 - Declaration/agreement
Right attached to: Knr:0301 Gnr:35 Bnr:1133
Provision on connection of service pipe for drain pipe to new route via manhole AF11
Completion certificate / certificate of occupancy
There may be discrepancies between the current use/naming of rooms and what has been notified/approved in the building application.
Miscellaneous
Letting:
It follows from the articles of association accompanying the sectioning petition 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.

Pets:
It follows from the articles of association accompanying the sectioning petition that keeping pets is permitted. Pets 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 close relatives or through a company are counted.

Under Section 31 of the Condominium Act, the co-owners are liable to the co-ownership's creditors in proportion to their co-ownership fraction. In the event of non-payment of common costs, 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. Please contact the agent with any questions.
Takeover
Takeover takes place by agreement with the seller.

Before the plot is handed over to the buyer, full settlement and costs must have been received in the agent's client account.
Home seller's insurance
The seller has not taken out a home seller's insurance policy.
Key legislation
General provisions
The sales particulars are based on the information the seller has given the agent, together with 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 relied on as defects. This applies regardless of whether the buyer has read the documents.

All prospective buyers are encouraged to inspect the property carefully, preferably with a qualified professional, before submitting a bid. A buyer who chooses to buy unseen cannot claim as a defect anything they should have become aware of through an inspection.

If clarification is needed, we recommend that prospective buyers consult an 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, together with the information that has been available to the buyer in connection with the sale. The agreement is supplemented by the Sale of Real Property Act, and different contract terms apply depending on whether the buyer is a consumer 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 may 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, the bidder must give a self-declaration as to 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 someone who is not a consumer.

Consumer purchase – definition
A consumer purchase means the purchase of a 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 the provisions of Sections 3-2 to 3-8 of the Sale of Real Property 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 give the information, or the failure to correct the incorrect information clearly and in good time, influenced the agreement.

The property may have a defect under Section 3-3 of the Sale of Real Property Act if there is a discrepancy between the stated and actual area, provided the area is substantially smaller than stated. When calculating any price reduction or compensation, the buyer must themselves bear losses/costs up to an amount of NOK 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 is not 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 Sale of Real Property 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 its 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 assist the agent in completing 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 regarded as material, and the seller is entitled to rescind the agreement and carry out a cover sale at the buyer's expense. If it is the seller who does not assist the agent in completing ongoing customer due diligence during the assignment, the estate agent must halt the transaction. In that case the seller will have breached their obligations, and the buyer may have a claim against the seller under the Norwegian Sale of Real Property 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 to the agent in writing, who passes them on to the seller. The written-form requirement also applies to bid increases and to counter-offers, acceptances or rejections from the seller.

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

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

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

The buyer cannot require the property to be registered in anyone else's name. If the buyer wishes someone else to be the registered owner, this must be stated as a condition in the bid. The seller may choose not to accept this.

A bid should include the property's address (or title number, gnr/bnr where applicable), the purchase price, the bidder's contact details, a financing plan, the acceptance deadline, the date of takeover and any conditions, such as uncertain financing, the sale of the bidder's current home and the like. A bid with conditions will not normally be accepted until the condition has been resolved. Please consult the agent before submitting a bid.
A bid should include the property's address (or title number, gnr/bnr where applicable), the purchase price, the bidder's contact details, a financing plan, the acceptance deadline, the date of takeover and any conditions.

The agent must ensure that the bidding process is conducted properly. 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 them, 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 obviously too short for the agent to run 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, provided it is submitted within the deadlines above.

The agent must confirm in writing to bidders, as soon as possible, that their bids have been received.
The agent may not pass on bids with a condition that the bid, or a condition in the bid, is to be kept secret from other bidders and interested parties.

Once 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 must be given to the buyer and seller without undue delay once a deal has been concluded. If it is important for a bidder to remain anonymous, the bid should be submitted through an authorised representative.

For more information about the bidding process, see the "Consumer information on bidding" attached to the sales particulars, or contact the agent.
Appendices to the sales particulars
The appendices form part of the complete sales particulars. It is important that prospective buyers familiarise themselves with the appendices 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.