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Preliminary sale agreement template for Sweden

Purchase contract for real propertyKöpekontrakt (fastighet)

The binding contract for the sale of a fastighet, signed after bidding and before possession. It states the transfer, price, deposit, possession date and conditions. At possession the buyer pays the balance and the seller signs a deed of sale (köpebrev) used to apply for title (lagfart).

Use it for a private sale of a fastighet, or to check the contract an estate agent drafts. In Sweden no notary takes part: this contract is the binding sale. For a bostadsrätt use a transfer agreement (överlåtelseavtal) under Bostadsrättslagen 6:4 instead. It has no separate deed, and the association must accept the buyer as a member. Ask a lawyer to draft the contract for a farm, a property with tenants, a part of a property, or a sale by an estate or a company.

Reviewed October 28, 2026. Not legal advice. Have a notary or lawyer check your case before you sign.

Key facts

Applies to
Whole country. For a house, an owner-occupied flat (ägarlägenhet), a holiday home or a plot that is a registered property (fastighet). Not for a cooperative flat (bostadsrätt).
Form
Written, signed by both, with the price and a declaration of transfer. A sale without these is void (Jordabalken 4:1).
Conditions
Only valid if written in the contract (4:3). At most 2 years from signing, except a condition on payment of the price (4:4).
Deposit (handpenning)
Usually about 10% of the price, paid within about a week of signing (Nordea guidance). The law sets no rate.
Risk of damage
Stays with the seller until possession, unless the buyer delays possession (4:11).
Title registration (lagfart)
Apply within 3 months of the deed; for a conditional sale, from when the sale is completed (Jordabalken 20:2).
Stamp duty
1.5% for a private buyer, 4.25% for a company, on the higher of the price and the previous year's tax value (Lag 1984:404, 8-9 §§).
Lagfart fee
825 kronor on top of the stamp duty (Lantmäteriet).
New mortgage deed (pantbrev)
Stamp duty 2% of the amount registered, plus 375 kronor per deed (Lag 1984:404, 24 §; Lantmäteriet).
Claims for defects
Notify the seller within a reasonable time after you notice the defect (4:19 a). Claims expire 10 years after possession (4:19 b).

The document

Text shown

You sign the Swedish version. The English version helps you understand it. Your answers fill both.

Purchase contract for real property

  1. 1.Parties

    1. 1.1

      Seller: Seller.

      For each seller give full name, personal identity number, address and ownership share.

    2. 1.2

      Buyer: Buyer.

      Give each buyer's name, number, address and share. A buyer with no personal identity number needs a coordination number (samordningsnummer) for lagfart.

  2. 2.Transfer

    1. 2.1

      The seller hereby transfers to the buyer the property Property designation at Street address, hereinafter the property, on the terms set out in this contract.

      Copy the designation (kommun, trakt, number) from the property register. Jordabalken 4:1 requires this declaration of transfer, or the sale is void.

  3. 3.Price and payment

    1. 3.1

      The purchase price is Purchase price in kronor kronor (Purchase price in words kronor).

    2. 3.2

      The buyer pays a deposit of Deposit (handpenning) in kronor kronor no later than Last day to pay the deposit to Account for the deposit. The deposit is held as an escrow deposit and may not be paid out to the seller until all conditions in this contract have been met or waived.

      Use the agent's client account (klientmedelskonto) or a lawyer's escrow account. Without an agent, ask a lawyer to hold the deposit in escrow.

    3. 3.3

      The balance of the purchase price is paid on the possession date, in cash or by bank giro or bank transfer as the seller directs.

  4. 4.Possession and deed of sale

    1. 4.1

      The buyer takes possession of the property on Possession date (tillträdesdag) or on an earlier day the parties agree. By the possession date the seller must have moved out, left the property well cleaned and handed over all keys.

    2. 4.2

      When the purchase price has been paid in full, the seller must hand the buyer a receipted deed of sale. The seller's signature on the deed of sale must be witnessed by two persons.

      Because the contract provides for a köpebrev, the sale is conditional on payment of the price (Jordabalken 4:5). Apply for lagfart with the köpebrev.

    3. 4.3

      On the possession date the seller must hand over the mortgage deeds for the property and the maps, drawings, energy declaration and other documents about the property that belong to the seller.

      Jordabalken 4:20 requires the seller to hand over these documents.

  5. 5.Mortgages, easements and rights of use

    1. 5.1

      The property is encumbered by mortgages of Existing mortgage deeds (pantbrev). The seller warrants that on the possession date the mortgage deeds are not burdened by any loans or other obligations, other than loans the buyer takes over under this contract.

      Give the total amount and number of mortgage deeds from the property register extract.

    2. 5.2

      The seller warrants that the property is not encumbered by easements, rights of use or other rights other than the following: Easements, rights, joint facilities. The following lease or tenancy agreements continue after possession: Leases that continue after the sale.

      Check this against a fresh extract from the property register. Rights that are not registered still bind the buyer in some cases.

  6. 6.Fixtures and movables

    1. 6.1

      The sale includes the property's fixtures under chapter 2 of the Land Code, except the following, which the seller keeps: Fixtures the seller keeps. The sale also includes the following movable items: Movable items included in the sale.

      Fixtures by law include fitted kitchen appliances, heating installations and plants. List anything the seller takes with them.

  7. 7.Condition of the property and inspection

    1. 7.1

      The buyer has been informed of the duty to inspect under chapter 4, section 19 of the Land Code and has had the opportunity to inspect the property. The buyer cannot claim as a defect a deviation that the buyer should have discovered in such an inspection.

    2. 7.2

      The seller has given the following information about the condition of the property: Defects and facts the seller discloses. Inspection report: Inspection report.

      List known damp, past water damage, unpermitted building work and sewage status. This can count as a promise. A seller who hides a known defect stays liable.

  8. 8.Conditions of the sale

    1. 8.1

      Optional

      This sale is conditional on the buyer being granted a loan of Loan amount covered, in kronor kronor for the purchase, on terms acceptable to the buyer, no later than Last day to obtain the loan. If the loan is not granted, and the buyer notifies the seller in writing no later than that day, the sale is cancelled and the deposit is repaid to the buyer in full.

      Delete only if you pay with your own funds. A condition must be in this contract to be valid.

    2. 8.2

      Optional

      The buyer may have an inspector examine the property no later than Last day to inspect and cancel. If the inspection shows defects the buyer did not expect, the buyer may cancel the sale by written notice to the seller no later than that day, and the deposit is then repaid in full.

      Delete if you inspected before signing. Keep the period short; it must end within 2 years (Jordabalken 4:4).

    3. 8.3

      Optional

      If the sale is cancelled under this section, neither party is entitled to compensation from the other.

      Keep it whenever one of the two conditions above stays.

  9. 9.Apportionment, taxes and costs

    1. 9.1

      Interest, taxes, charges and other costs and income relating to the property are divided so that the seller bears the period before the possession date and the buyer the period from the possession date. The accounts are settled on the possession date.

      This follows Jordabalken 4:10.

    2. 9.2

      The buyer applies for title registration and pays stamp duty and fees for the title and for new mortgage deeds. The seller pays the costs of redeeming the seller's loans.

  10. 10.Delay and cancellation

    1. 10.1

      If the buyer does not pay the deposit or the balance of the price on time and the delay is of substantial importance to the seller, the seller may cancel the sale and claim compensation for the loss. The seller may then set the claim off against the deposit.

      Jordabalken 4:25 gives the seller a damages claim when the sale is cancelled for non-payment.

    2. 10.2

      If the seller does not give possession or does not hand over the deed of sale on time, chapter 4, sections 13 and 14 of the Land Code apply.

      The buyer may then claim damages and, if the delay is substantial, cancel the sale.

  11. 11.Spouse's consent

    1. 11.1

      Optional

      The seller's spouse or cohabitant, Seller's spouse giving consent, hereby consents to the sale under chapter 7, section 5 of the Marriage Code or section 23 of the Cohabitees Act (2003:376).

      Keep if the property is a married seller's home or marital property, or a home that is joint property of cohabitants (sambo, Sambolagen 23 §).

  12. 12.Other terms

    1. 12.1

      Other terms

      Write here any term that changes the price, the possession date or a condition. A term left out of the contract that makes the sale conditional is void.

  13. 13.Signatures

    1. 13.1

      This contract has been drawn up in two identical copies, of which each party has taken one. Place of signature, Date of signature. Seller's signature. Buyer's signature.

      Sign on paper with a pen. Make one more copy if an agent holds the deposit.

    2. 13.2

      The seller's signature is witnessed by: Two witnesses to the seller's signature.

      Two witnesses must confirm the seller's signature on the document used for lagfart (Jordabalken 20:7). Keep them here if this contract is that document.

Formalities

  1. Make the contract in writing, signed by seller and buyer. It must state the price and the seller's declaration of transfer (Jordabalken 4:1).
  2. Put every condition in the contract itself, or it is void (4:3). A condition may run for at most 2 years (4:4).
  3. Sign on paper by hand. Lantmäteriet does not accept electronically signed purchase documents for lagfart.
  4. Have two witnesses confirm the seller's signature on the köpebrev. Without them Lantmäteriet puts the title application on hold (Jordabalken 20:7).
  5. A married seller needs the spouse's written consent to sell the couple's home or a property that is marital property (Äktenskapsbalken 7:5).
  6. The buyer applies for lagfart within 3 months and pays stamp duty.
  7. The buyer gives a Swedish personal or coordination number. This rule applies to purchases signed from 1 July 2026.

Common mistakes

  • Agreeing on a loan or inspection condition by email and leaving it out of the contract. It is void (Jordabalken 4:3), and you are bound to buy.
  • Writing a lower price than the real one to save stamp duty. A side agreement on another price is void between the parties, and the false figure is tax fraud.
  • Skipping the inspection. You cannot claim for a defect a careful inspection would reveal (Jordabalken 4:19). A seller's report does not replace your duty.
  • Paying the deposit directly to a private seller. Use the agent's client account or a lawyer's escrow account until the conditions are met.
  • Buying without a Swedish personal or coordination number. Since 1 July 2026 Lantmäteriet holds the title application until you give one. Ask Skatteverket early.

Legal basis

Sources

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