# Exit — Nordics

> Part of [Exit — universal contract](../exit.md). Cross-region patterns + liquidity heatmap live there.

## 🇸🇪 Sweden
- **DOM**: Stockholm ~25-40 d / Gothenburg ~30 / Malmö ~35 / national ~40-50 d
- **Commission**: seller-pays 2-4% + 25% VAT (Stockholm 1.5-2.5%; rural up to 5%)
- **Contract**: förmedlingsuppdrag exclusive 3 mo standard
- **MLS**: **Hemnet ~ MLS** — extreme transparency, all listings + price history + sold prices
- **Discount**: bidding-up culture; sales often 5-15% over starting (utgångspris intentionally low); cooler 2024-2025 brought it closer to flat
- **Sell-side**: CGT 22% on gain (deferred if reinvesting — uppskov); commission 2-4%
- **Liquidity**: 🟢 HIGH Stockholm/Gothenburg/Malmö; 🟠 MEDIUM rest
- **Quirks**: Bostadsrätt (co-op apartment) ≠ ownership — board approval needed; **budgivning (open bidding)** post-viewing is cultural norm

## 🇫🇮 Finland
- **DOM**: Helsinki ~80-100 d / Tampere ~90 / Turku ~100 / national ~110-130 d
- **Commission**: seller-pays 3-5% incl. VAT 25.5%; min ~€3,000-5,000
- **Contract**: toimeksiantosopimus exclusive 4 mo standard
- **MLS**: no MLS; Etuovi.com + Oikotie
- **Discount**: 5-10% off asking; 2024-2025 deeper
- **Sell-side**: CGT 30-34% on gain (primary exempt if owned + lived in 2 yrs); commission 3-5%; energy cert mandatory
- **Liquidity**: 🟠 MEDIUM Helsinki metro; 🔴 LOW elsewhere — Finland in deep housing slump 2024-2026
- **Quirks**: Asunto-osakeyhtiö (housing co-op) = own shares in building; northern/eastern rural near-zero liquidity

## 🇳🇴 Norway
- **DOM**: Oslo ~25-45 d / Bergen ~35 / Trondheim ~30 / national ~45-60 d
- **Commission**: seller-pays 1-3% + 25% VAT; min NOK 30-60k
- **Contract**: oppdragsavtale exclusive 6 mo (statutory max)
- **MLS**: no MLS; Finn.no near-monopoly
- **Discount**: bidding-up common; sale often equals/exceeds asking
- **Sell-side**: CGT 22% on gain (exempt if owned 1 yr + lived 1 of last 2); **tilstandsrapport mandatory since 2022**
- **Liquidity**: 🟢 HIGH Oslo/Bergen/Trondheim/Stavanger; 🟠 MEDIUM rest
- **Quirks**: Mandatory pre-sale condition report shifted defect liability to seller; concessions law (konsesjonsloven) on rural/agri >100 dekar

## 🇩🇰 Denmark
- **DOM**: Copenhagen ~60-90 d / Aarhus ~70 / national ~120-180 d
- **Commission**: seller-pays 1-3% + 25% VAT; flat-fee variants common
- **Contract**: formidlingsaftale exclusive 6 mo statutory max; **6-day buyer cooling-off (fortrydelsesret)**
- **MLS**: no MLS; Boligsiden aggregates almost all
- **Discount**: 3-7% off asking
- **Sell-side**: CGT exempt if primary residence (parcelhus rule); 0% typical; commission 1-3%+VAT
- **Liquidity**: 🟢 HIGH Copenhagen; 🟠 MEDIUM Aarhus/Odense/Aalborg; 🔴 LOW rural Jutland
- **Quirks**: Andelsbolig (cooperative) ≠ ejerbolig (full ownership) — different price ceilings, association approval; new property valuation system (2024) reshaping tax base

## 🇮🇸 Iceland
- **DOM**: Reykjavík ~60-90 d / national ~80-120 d
- **Commission**: seller-pays 1.5-2.5% + 24% VAT
- **Contract**: söluumboð exclusive 6 mo
- **MLS**: no MLS; Mbl.is/fasteignir.is
- **Discount**: 2-5% off asking
- **Sell-side**: CGT 22% on gain (primary exempt if held 2+ yrs); commission 1.5-2.5%
- **Liquidity**: 🟢 MEDIUM Reykjavík capital region (~2/3 of all population); 🔴 LOW-VERY LOW outside
- **Quirks**: Tiny market (~370k pop), volatile; volcanic/seismic disclosures matter (Grindavík 2023-2024); STR regulation reshaped 2025