New Rental Rules Coming January 1, 2026: Understanding Presumption Rent

New rules for certain rental apartments will apply from January 1, 2026. This mainly concerns newly produced apartments. Here, we clarify what this means for your wallet.

The rental market is about to change in Sweden. The Swedish Parliament has passed new laws to clarify how rent is set for newly built houses. Both property owners and the Swedish Union of Tenants have opinions on this, but what does it mean in practice for you who live in a rental apartment in Sweden?

What is a "presumption rent" in Sweden?

To understand the change, you must understand the concept of presumption rent. This is particularly relevant if you're considering renting a newly built apartment in Sweden.

• It is a special rent set for newly built apartments.

• The idea is for the property owner to be compensated for the high construction costs. Therefore, these rents are often higher than in older houses.

• This rent is locked for 15 years before it can be compared with other old apartments (the use-value system).

Example for Expats: Imagine you've just moved to Stockholm and are looking at a brand-new apartment in Hammarby Sjöstad. The rent might seem high compared to older apartments in other areas. This difference could be due to the presumption rent rules.

How will the new rental rules affect you in Sweden?

Previously, the rent in these newly built houses has often increased less than in regular rental apartments. But from January 1, 2026, new rules will apply:

1. Same increase as others: As a general rule, the rent in newly built houses should be increased by the same percentage as regular rental apartments in the area. This may mean higher rent increases than before for those who live in new construction.

2. Also applies to old agreements: The new rules do not only apply to houses built in the future, but also to rental agreements that already exist (as long as a dispute is not already in court).

3. New way to resolve disputes: If the landlord and the Swedish Union of Tenants cannot agree on the rent, a special "arbitrator" (an independent decision-maker) can decide the issue. This should be faster than going to court.

4. Easier to make optional extras: It will be easier for landlords and tenants to agree on rent increases for improvements, for example, if solar cells are installed.

Example for Expats: You've been living in a newly constructed apartment in Malmö for two years. Under the new rules, your rent increase might be aligned with the general rent increases in the city, potentially leading to a larger adjustment than you previously experienced.

Why are these rental rule changes happening in Sweden?

The changes are primarily aimed at making the rental market more predictable and fair for both landlords and tenants. The Swedish government hopes that these adjustments will encourage more construction of rental properties while also protecting tenants' rights.

Perspectives on the Changes

The Swedish Union of Tenants is concerned: The Swedish Union of Tenants is critical of changing the rules for houses that have already been built. – Property owners have built the houses knowing the old rules. Changing this afterwards is strange. It risks giving tenants higher rents, says Niclas Sundell, a union lawyer.

He also warns that the system with an "arbitrator" has often led to higher rent increases than regular negotiations.

Property owners are positive but want more: Property owners think it is good that they now have the opportunity to raise rents in line with general developments, as it is expensive to build and manage properties. However, they would like to see further deregulation to stimulate construction even more.

What are the potential benefits of presumption rent?

While the changes may seem daunting, especially for expats new to the Swedish rental market, there are potential benefits to the presumption rent system:

• Higher quality housing: Newly built apartments often come with modern amenities and higher standards of construction.

• Energy efficiency: New buildings typically incorporate energy-efficient technologies, which can lead to lower utility bills.

• Modern design: Presumption rent apartments often feature contemporary designs and layouts.

How does this relate to "bruksvärde" (use-value) in Sweden?

"Bruksvärde" is a key concept in the Swedish rental market. It refers to the value of a rental apartment based on its characteristics, such as size, location, condition, and amenities. This system is used to determine fair rent levels for older apartments. After 15 years, the presumption rent can be adjusted to align with the "bruksvärde" of comparable apartments.

Example for Expats: You find an older apartment in Gothenburg with a lower rent than a new construction. This difference is likely due to the "bruksvärde" system, which takes into account the age and condition of the property.

How can expats navigate the Swedish rental market with these new rules?

Navigating the Swedish rental market can be challenging, especially with these new rules. Here are some tips for expats:

• Do your research: Understand the different types of rental agreements and the concept of "presumption rent."

• Seek advice: Contact the Swedish Union of Tenants or a legal advisor for guidance.

• Compare rents: Compare rents for similar apartments in different locations to get a sense of the market value.

• Negotiate: Don't be afraid to negotiate the rent, especially if you believe it is too high.

• Understand your rights: Familiarize yourself with your rights as a tenant in Sweden.

FAQ: New Rental Rules in Sweden

What happens if I disagree with my rent increase?

If you disagree with your rent increase, you should first discuss it with your landlord. If you cannot reach an agreement, you can contact the Swedish Union of Tenants for assistance. As a member, they can help you negotiate or even represent you in court.

Do these new rules apply to student housing in Sweden?

The new rules generally apply to all newly constructed rental apartments, including student housing. However, there may be some exceptions, so it's essential to check with your student housing provider.

Where can I find more information about rental laws in Sweden?

You can find more information about rental laws in Sweden on the Swedish government's website (regeringen.se) or the Swedish Union of Tenants' website (hyresgastforeningen.se). Bofrid also provides resources to help you understand your rights and responsibilities as a tenant.

How often can my landlord increase the rent in Sweden?

In Sweden, your landlord can typically increase the rent once a year. They must notify you in advance of the increase, and the increase must be reasonable and in line with the "bruksvärde" system.

What is the role of Bofrid in the Swedish rental market?

Bofrid is committed to providing resources and support to tenants in Sweden, including expats. We aim to help you navigate the complexities of the rental market and understand your rights and responsibilities.