Important information
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Property tax for housing companies
Here you’ll find information on how to change the basis for levied property tax for a housing company.
Important information
If the municipality uses the Tax Administration’s calculated market value as the basis for levying the property tax, the information comes from the unit holders’ tax returns.
The basis for the property tax in 2025 is obtained from the 2023 tax return.
Municipalities can use their own valuations or the Tax Administration’s calculated market value for residential properties as their basis for levying property tax.
The calculated market value is either a value based on statistics provided by Statistics Norway (residential property value), or a documented market value (in cases where the property owner has requested a reduction of the property’s taxable value).
We use the term “housing company” collectively for housing cooperatives and limited liability housing companies.
Liability of the housing company
As the owner of the property, the housing company is liable for the property tax and will receive a collective bill for the entire company.
The distribution of the costs among the unit holders depends on the housing cooperative/limited liability housing company’s regulations. Normally, the costs will be allocated according to the value of the various housing units.
This is how you change the property tax basis
Changing the property tax basis must be done by appealing the respective administrative municipality’s valuation.
In case of questions in connection with a reduction in and/or the waiving of property tax, you must contact your municipality.
Any change of basis must take place via the Tax Administration and can be done in two ways:
- The individual unit holder can change the property information in their tax return. In order to change the basis for property tax levied in 2024, the tax return for 2022 must be changed.
In order to change the basis for property tax levied in 2023, the tax return for 2021 must be changed. - The housing company can send an appeal to the Tax Administration.
The housing company has the right to appeal the tax assessment of an individual unit holder where it affects the property tax.
On the Brønnøysund Register Centre’s website, brreg.no, you can see who may sign an appeal or authorise power of attorney for someone to appeal on behalf of the housing company. Normally it is the board, the business manager or an attorney who sends an appeal on behalf of a housing cooperative/limited liability housing company, but an individual unit holder who has been given power of attorney can appeal on behalf of the board.
The housing company must submit a written appeal to the Tax Administration. This appeal can be sent online, but there is no specific form available for this type of appeal.
Two reasons why the residential property value calculated by the Tax Administration can be too high
The calculated market value for a residential property based on statistics from Statistics Norway (residential property value) can be too high if:
If the housing information about primary area, year of construction or type of property is incorrect, this can affect the property tax basis.
The property tax levied in 2025 is based on information in the unit holders’ tax returns for the 2023 income year.
The property tax levied in 2024 is based on information in the unit holders’ tax returns for the 2022 income year. If the taxable value is too high, a lower market value than the calculated market value must be documented. The documented market value must include any share of joint debt.
The property tax levied in 2023 is based on information in the unit holders’ tax returns for the 2021 income year.
The following applies to property tax levied in 2022:
Primary dwelling
Any residential property owned and lived in by the unit holder at the end 2020 must not have a taxable value of more than 30 percent of the documented market value.
For the 2020 income year, the housing unit has a calculated market value of NOK 4,000,000 and a taxable value of NOK 1,000,000.
In 2021, this housing unit is sold for NOK 3,000,000 (NOK 2,500,000 + shared housing company debt of NOK 500,000).
At a purchase price of NOK 3,000,000, 30 percent of the documented market value amounts to NOK 900,000.
As NOK 900,000 is lower than the taxable value of NOK 1,000,000, you’re entitled to a reduction of the property tax basis to the purchase price of NOK 3,000,000.
For the 2020 income year, the housing unit has a calculated market value of NOK 4,000,000 and a taxable value of 1,000,000.
In 2021, this housing unit is sold for NOK 3,500,000 (NOK 3,000,000 + shared housing company debt of NOK 500,000).
With a purchase price of NOK 3,500,000, 30 percent of the documented market value amounts to NOK 1,050,000.
As NOK 1,050,000 is higher than the taxable value of NOK 1,000,000, you’re not entitled to a reduction of the property tax basis.
Secondary dwelling
The taxable value of a residential property owned by, but not lived in by the unit holder at the end of the income year (secondary dwelling), must not exceed 90 percent of the property’s documented sales value.
The taxable value of a residential property owned by, but not lived in by the unit holder at the end of the income year (secondary dwelling), must not exceed the property’s documented sales value.
The calculated market value for the housing unit in the 2020 income year is NOK 4,000,000 and the taxable value is NOK 3,600,000.
In 2021, this housing unit is sold for NOK 3,500,000 (NOK 3,000,000 + shared housing company debt of NOK 500,000).
As the purchase price of NOK 3,500,000 is lower than the taxable value of NOK 3,600,000, you’re entitled to a reduction of the property tax basis to the purchase price of NOK 3,500,000.
The calculated market value for the housing unit in the 2020 income year is NOK 4,000,000 and the taxable value is NOK 3,600,000.
In 2021, this housing unit is sold for NOK 3,700,000 (NOK 3,200,000 + shared housing company debt of NOK 500,000).
As the purchase price of NOK 3,700,000 is higher than the taxable value of NOK 3,600,000, you’re not entitled to a reduction of the property tax basis.
Basis for property tax in 2023
From and including the 2021 income year, it will suffice to document a lower market value than the calculated market value to get a reduction in the taxable value.
Appeal
An appeal from the housing company must be substantiated.
- The year(s) the appeal concerns and the date on which the housing company received the property tax notification.
- Confirmation of the housing units for which the property tax basis is too high.
- If the housing company believes that the property tax basis is based on incorrect housing information (primary area (living area), construction year or type of property), they must show the correct housing information for the individual housing units.
- If the housing company considers the property tax basis too high compared to the actual market value, they must document the market value for the individual housing units.
- This can be documented by valuations/value estimates, the sales price for individual housing units or the sales price for a similar residential property in the same area.
The sales price must include the housing unit’s share of the shared housing company debt at the time of the sale.
If the housing company refers to the sales price for a similar residential property in the same area, they must document that the buildings are comparable with regards to primary area (living area), construction year and type of property. In addition, the property standard/condition and other aspects affecting the market value must be similar.
If the housing company’s appeal is fully or partly upheld, the Tax Administration will notify the unit holders in question of the changes this leads to in their tax assessments.
Specific information if you
- have the right or power of attorney to appeal the property tax on behalf of the whole housing company.
On the Brønnøysund Register Centre’s website, you can see who may sign an appeal or give a power of attorney for someone to appeal on behalf of the housing company.
Are you a unit holder and want to change the basis for property tax in your tax return?
What you need to do
There are two ways to change the basis when the municipality uses the Tax Administration’s calculated market value as their basis for levying the property tax.
The unit holder can change information in their tax return concerning:
- housing type
- primary area and
- year of construction
If the calculated market value is too high, the unit holder can request that the residential property be valued at a documented market value. The unit holder must make the changes in the tax return themselves and enter the property’s market value.
When the unit holder changes information in their own tax return, it often results in a quicker change in the basis for property tax than when the housing company makes an appeal.
Changing the basis for property tax levied in 2025?
Then you must change the tax return for 2023.
Changing the basis for property tax levied in 2024?
Then you must change the tax return for 2022.
The municipality will have a new basis for calculating your property tax when the change has been made.
The housing company can send an appeal to the Tax Administration on the individual unit holder’s tax assessment if it affects the property tax.
On the Brønnøysund Register Centre’s website, you can see who may sign the appeal or give a power of attorney for someone to appeal on behalf of the housing company.
The housing company must submit a written appeal to the Tax Administration. There is no specific form available for this type of appeal.
The appeal must be reasoned and include the following information:
- the year the appeal applies to
- the date on which the housing company received the property tax notification
- a copy of the property tax notification
- the housing units for which the property tax basis is too high
- if the property tax basis is based on incorrect primary area or type of property, the housing company must substantiate the correct information for each individual housing unit
- if the basis is too high, the housing company must provide proof of the market value for each individual housing unit. Referring to a general market value of residential properties in the area is not sufficient.
The proof must be dated after 1 July in the income year for which you are claiming a reduction.
The person who valued or gave an estimated value on your residential property must have inspected the property both inside and outside.
Valid proof:
- a valuation from a qualified valuer, or
- a valuation by an estate agent who is familiar with the district in which the residential property is located, or
- observable market value - the price for which the property or a similar property in the same area has been sold. Proof of the observed market value could be a purchase contract or a similar document stating the sales price. By a similar residential property, we mean a building with a similar floor plan, size, standard, view, and light and noise conditions. Referring to a general market value of residential properties in the area is not sufficient.
The proven market value must include any share of joint debt the property may have at the time of the sale.
If the housing company’s appeal is fully or partly upheld, we’ll notify the unit holders in question of the changes this leads to in their tax assessments.
The municipality will receive a new basis for calculating property tax when the change has been made.
Important information
The property tax must be paid by the due date even if the housing company has submitted an appeal.
Specific information if you
Municipalities that have property tax may choose to use the Tax Administration’s calculated market value for residential properties or value their own properties.
- You can check your property tax notification, or
- You can check the municipality’s website to see where they obtain the property tax basis.
If the municipality is not using the Tax Administration’s basis, you must appeal to the municipality.
If you have questions in connection with a reduction in or the waiving of property tax, you must contact your municipality.
Calculated market value is obtained from the individual unit holder’s tax return.
We calculate the market value based on Statistics Norway’s information on the sale of residential properties. The residential property’s location, primary area, year of construction and type of housing are all taken into consideration.
If the owner of the residential property has claimed a reduction in the taxable value based on the proven market value, the proven market value is shown as the residential property’s calculated market value in the tax return. The proven market value is adjusted annually in accordance with the price trend.
The calculated market value for a residential property based on statistics from Statistics Norway can be too high if:
If the housing information about primary area, year of construction or type of property is incorrect, this can affect the property tax basis.
The property tax levied in 2025 is based on information in the unit holders’ tax returns for the 2023 income year.
If the calculated market value is too high, it may affect the property tax.
The property tax levied in 2025 is based on information in the unit holders’ tax returns for the 2023 income year.
The housing company is liable for the property tax and will receive a collective bill for the entire company.
The distribution of the costs among the unit holders depends on the regulations and stipulations in the housing company. Normally, the costs will be allocated according to a distribution formula based on the ratio between the values of the housing units.
If the calculated market value of the residential property is too high and the sale of the property is regulated, you must be able to provide proof of the value by way of regulations or other documentation confirming that the sale is regulated.
For price-regulated residential properties, the proven market value will be the maximum price for the housing unit as laid down in the articles of associations per 31 December in the year for which the basis for property tax is to be obtained. The proven market value must include the housing unit’s share of joint debt.
In 2020, the taxable value was set to 25 percent of the calculated market value for primary dwellings and 90 percent for secondary dwellings. If the owner claimed the residential property to be valued according to the market value, other rates applied.
For primary dwellings, the taxable value was set to 30 percent of the proven market value.
For secondary dwellings, the taxable value was set to 100 percent of the proven market value.
The property tax levied in 2022 is based on information in the unit holders’ tax returns for the 2020 income year and follows the regulations for 2020.
Primary dwelling
Any residential property owned and lived in by the unit holder at the end 2020 must not have a taxable value of more than 30 percent of the proven market value.
For the 2020 income year, the housing unit has a calculated market value of NOK 4,000,000 and a taxable value of NOK 1,000,000.
In 2021, this housing unit is sold for NOK 3,000,000 (NOK 2,500,000 + shared housing company debt of NOK 500,000).
At a purchase price of NOK 3,000,000, 30 percent of the documented market value amounts to NOK 900,000.
As NOK 900,000 is lower than the taxable value of NOK 1,000,000, you’re entitled to a reduction of the property tax basis to the purchase price of NOK 3,000,000.
For the 2020 income year, the housing unit has a calculated market value of NOK 4,000,000 and a taxable value of 1,000,000.
In 2021, this housing unit is sold for NOK 3,500,000 (NOK 3,000,000 + shared housing company debt of NOK 500,000).
With a purchase price of NOK 3,500,000, 30 percent of the documented market value amounts to NOK 1,050,000.
As NOK 1,050,000 is higher than the taxable value of NOK 1,000,000, you’re not entitled to a reduction of the property tax basis.
Secondary dwelling
The taxable value of a residential property owned by, but not lived in by the unit holder at the end of the income year must not exceed 90 percent of the property’s proven sales value.
The taxable value of a residential property owned by, but not lived in by the unit holder at the end of the income year must not exceed the property’s proven sales value.
The calculated market value for the housing unit in the 2020 income year is NOK 4,000,000 and the taxable value is NOK 3,600,000.
In 2021, this housing unit is sold for NOK 3,500,000 (NOK 3,000,000 + shared housing company debt of NOK 500,000).
As the purchase price of NOK 3,500,000 is lower than the taxable value of NOK 3,600,000, you’re entitled to a reduction of the property tax basis to the purchase price of NOK 3,500,000.
The calculated market value for the housing unit in the 2020 income year is NOK 4,000,000 and the taxable value is NOK 3,600,000.
In 2021, this housing unit is sold for NOK 3,700,000 (NOK 3,200,000 + shared housing company debt of NOK 500,000).
As the purchase price of NOK 3,700,000 is higher than the taxable value of NOK 3,600,000, you’re not entitled to a reduction of the property tax basis.