Resttomt
A resttomt (residual plot) is the unallocated land left over after a main site has been developed or divided into sections, and which is too small or geometrically awkward to be developed on its own. Residual plots are a well-known phenomenon in Norwegian property development and arise in particular in dense urban and suburban areas where older housing estates or commercial areas have been built out without a coordinated plan. For a developer or an agent, the residual plot is often an undervalued source of value that can be unlocked through the right zoning, the purchase of adjoining land or negotiation with the neighbour.
A residual plot is typically one that does not meet the minimum requirements in the building regulations or the zoning plan for independent development. The plot may be too narrow to meet the building lines to the road and the neighbour, have inadequate access, or lack space for parking and surface water management. Even so, it often has registered title as an independent matrikkelenhet, and can therefore be sold or mortgaged in its own right. The actual value lies in combination with neighbouring plots: if two residual plots are merged through a land transfer or boundary adjustment, the combination may suddenly meet the minimum requirements for housing, infrastructure or commercial use.
For a property developer, residual plots are a strategic acquisition opportunity. Experienced developers systematically buy up small pieces of land around a planned project area in order to consolidate a larger site that justifies rezoning or detailed zoning. In a residential area, a residual plot may be worth NOK 0 on its own, but NOK 5-10 million as an addition to a site with planned densification. Corner residual plots between two streets or facing a public green space often have extra value because they give better sun conditions, views and entrance conditions for the planned building.
The municipality treats residual plots differently depending on the context. In some cases the municipality has first right to take over residual plots through expropriation for public purposes or to coordinate with an adjoining development agreement. In other cases the owner can apply for a dispensation to carry out a small measure (a garage, an extension, a small commercial unit) that does not follow the ordinary minimum requirements. A change of use of an existing building on the residual plot can also raise the value without any new consolidation of land. Searching for and analysing residual plots is therefore a continuous part of professional acquisition in dense urban areas.
In Placepoint you can identify residual plots by comparing matrikkel, registered owner, area size, zoning purpose and neighbouring properties in the property panel: candidate plots show up as small matrikkelenheter with insufficient use of the land.
How it looks in Placepoint
In Placepoint you find this in Property panel:
From Placepoint's dictionary: Resttomt
More information: Norsk eiendom, Lovdata: Matrikkellova § 5.
English: Residual plot. A small, oddly-shaped or sub-standard parcel left over after the main development of a site, often unbuildable alone but valuable when consolidated with neighbouring land.
Frequently asked questions
Why do residual plots arise?
After subdivision, zoning or older cadastral registration. The plot either has insufficient size for independent building, an awkward shape, poor access or conflicting requirements in the zoning plan. The residual plot stays undeveloped until neighbouring development changes the situation.
What is a residual plot worth?
On its own, often very little: it cannot be built on under the current plan. When merged with a neighbouring property, the plot can release additional BYA or UFA across the combined area. Strategic purchase of residual plots is a well-known method for releasing development.
How do you find residual plots?
The matrikkel layer in Placepoint shows property boundaries; residual plots are typically small parcels between larger properties or narrow strips along a road. Ownership in Grunnboken decides whether they belong to the municipality, a private person or a forgotten housing association.
What is the most common pitfall?
Easements, registered rights of way, municipal utility plans and prescriptive rights attached to the residual plot. Legal due diligence must check whether the neighbour has a right of use or whether the municipality has planned infrastructure that blocks further building.