Share flat, co-op flat and freehold in Norway: the three ownership forms
In Norway a freehold and eierseksjon pay 2.5 % document duty. A co-op flat (andelsleilighet) and a share flat (aksjeleilighet) are exempt but carry joint debt.
Updated: 2026-07-17
A Norwegian flat can be owned in three ways, and the ownership form decides both what you pay in costs and how the home is financed. A freehold and an eierseksjon pay 2.5 % document duty on the purchase price. A co-op flat (andelsleilighet) and a share flat (aksjeleilighet) are exempt from the duty, but carry joint debt in return. This guide explains the three forms, what separates them, and why the oldest of them, the share flat, can ask a little more of you when you borrow.
The three ownership forms
| Ownership form | What you own | Document duty | Joint debt |
|---|---|---|---|
| Freehold (selveier) / eierseksjon | The home directly (and a share of common areas) | 2.5 % of the price | No, own loan only |
| Co-op flat (andelsleilighet) | A share in a co-op (borettslag) | Exempt | Yes, share of the co-op’s loan |
| Share flat (aksjeleilighet) | A share in a housing company | Exempt | Yes, can carry joint debt |
Freehold and eierseksjon
In a freehold home you own the property directly. For a flat, the freehold form is called an eierseksjon: you own your unit and a share of the common areas. You have your own loan and full control, but pay 2.5 % document duty (dokumentavgift) on the purchase price, minimum 250 kr. On a 4,000,000 kr flat that is 100,000 kr.
Co-op flat (andelsleilighet)
In a co-op flat you own a share in a co-op (borettslag), which gives you the right to use a specific home. The co-op has a joint loan, and your slice of it, the joint debt (fellesgjeld), goes with the home and is paid through the shared costs. Co-op flats are exempt from document duty; you pay only a small ownership-transfer fee. You are not personally liable for the co-op’s debt under the co-op law § 1-2. This is the common flat form in co-ops today.
Share flat (aksjeleilighet)
A share flat is an older ownership form where you own a share in a housing company (boligaksjeselskap), and the share gives you the right to use a specific flat. Most share flats date from before 1960, before the co-op form took over. It is not real property, so it is exempt from document duty. The company can carry joint debt just like a co-op, so here too you work out the total price (totalpris): purchase price plus your share of the joint debt.
Financing a share flat
Financing a share flat can usually be harder than a freehold or co-op. The ownership form is older and less standardised, and not every bank treats it the same way. This does not mean it is impossible; many people do get a mortgage on a share flat, but it is wise to settle it early.
- Talk to your bank before you bid, and confirm that they finance share flats.
- Get your financing certificate (finansieringsbevis) in place before the bidding round, as for any other home.
- Ask the agent about the company’s articles, finances and any joint debt, so you know the total price.
In short
A freehold and eierseksjon give full control, but cost 2.5 % document duty. A co-op flat and a share flat are exempt from the duty and have lower costs at purchase, but both can carry joint debt you must include in the total price. The share flat is the oldest form and can need a little more checking with the bank. Whatever the form, work from total price, not just the asking price.
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Terms to know
Common questions
What is the difference between a share flat and a co-op flat in Norway?
A co-op flat (andelsleilighet) is a share in a co-op (borettslag), governed by the co-op law. A share flat (aksjeleilighet) is a share in a housing company (boligaksjeselskap), an older ownership form mostly dating from before 1960. Both give the right to use a specific home, both are exempt from document duty, and both can carry joint debt. The co-op flat is the common form today; the share flat is rarer.
What is an aksjeleilighet?
A share flat (aksjeleilighet) is a home where you own a share in a housing company (boligaksjeselskap), and the share gives you the right to use a specific flat. It is an older ownership form, mostly from before 1960. It is not real property, so you pay no document duty. The company can carry joint debt just like a co-op.
Can you get a mortgage on an aksjeleilighet in Norway?
Financing a share flat can usually be harder than a freehold or co-op, because the ownership form is older and less standardised, and not every bank treats it the same way. Talk to your bank early and get your financing certificate settled before you bid on a share flat.
Is there document duty on a flat in Norway?
It depends on the ownership form. A freehold or eierseksjon pays 2.5 % document duty on the purchase price. A co-op flat (andelsleilighet) and a share flat (aksjeleilighet) are not real property and are exempt from document duty; you pay only a small ownership-transfer fee.
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