Business Proposal · Viby Gård, Vallentuna · Prepared for Swedbank
Levande Äng — acquisition of Viby Gård, built in four layers
A proposal to acquire Viby Gård, Vallentuna, and build on it in four layers: the property and its existing income; a conventional cattle operation; a premium direct-sales beef brand; and, later and valued at zero here, estate experiences. Prepared in response to the bank's request for expected revenues and costs, the equity contribution and its source, the applicant's background, and planned investment in livestock and machinery.
Draft — read before sending.
Fill every highlighted field, above all Victor's verified Layer 1 income and cost history. Layer 1 is the only contracted income in this proposal and therefore the figure a credit committee weighs most heavily.
The price basis is Jordbruksverket's official statistic. The Swedish average settlement price for a young bull class R3 was 94.16 SEK/kg carcass in week 25 of 2026 — 39% above the same week in 2025 and 30% above the EU average. This proposal uses a normalised 85 SEK/kg as its base case and stresses to 70, because a price 39% above last year should not be projected forward as permanent. An abattoir's actual contract offer for this breed and system should replace it.
The central finding is in section 1 and it is not comfortable. At the published notering, Layers 1 and 2 together do not cover debt service at this purchase price — conventional finishing does not pay for itself. Cover is reached only once Layer 3 succeeds, which makes the premium channel a dependency rather than an upside. That is precisely why a validation season runs before any commitment, and why this proposal asks for an amortisation-free period and a negotiated price.
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1 · How the business is built — four layers
The proposal is deliberately structured so that the bank can see what carries the loan without relying on the entrepreneurial part of it.
2 · Layer 1 — property and land
The foundation: 115.8 ha of productive forest, about 74 ha of arable, 14 ha of pasture, four dwellings, agricultural buildings, existing leases, the Seminghundra distribution interest and hunting rights. Tangible assets and predictable income — the part a bank underwrites most comfortably.
What the price is composed of
Existing income
Existing costs and maintenance reserve
Forestry
Harvesting at or below growth. The plan takes no more than the 604 m³sk the forest grows each year, so the standing volume of 14,790 m³sk is maintained rather than consumed to service debt. Skogsstyrelsen's Q1 2026 settlement prices were 1,228 kr/m³fub for spruce sawlog, 992 for pine and 649 for coniferous pulpwood; Mellanskog reduced base prices again in April 2026. Net income per m³sk after harvesting and conversion from m³fub is materially lower and is shown as an adjustable figure to be confirmed with the skogsbruksplan.
Documents to obtain before an offer: the prospekt · the skogsbruksplan · both arrende contracts with their notice dates · the taxeringsvärde delvärden · the Seminghundra distribution terms · Victor's verified income and cost history · a building survey of the main house.
3 · Layer 2 — conventional cattle
Approximately 100 finishing bulls, housed, fed on forage and grain grown at Viby, sold through conventional channels at the published notering. No premium assumed. The question this layer must answer is whether the farm makes money on cattle even if the brand takes time.
Why bulls, and why housed. Bulls are exempt from the Swedish grazing requirement at any age, needing only an outdoor exercise yard above one year. That makes a housed, feed-based system lawful and practical — and it changes what the land is for: the arable becomes feed production rather than grazing. At roughly 3.6 tonnes of dry matter per animal per year, 100 bulls need about 66 hectares of silage and grain ground, which Viby's 74 hectares of arable covers. The 795 m² former pig barn and the 350 m² ligghall provide the housing. This is a materially better fit for this property than a grazing system.
4 · Layer 3 — premium beef
The same animals, sold differently. Instead of bull → abattoir → commodity price, the route becomes bull → slaughter → ageing → cutting → packaging → sold by Viby directly to the household.
The gap this closes is not a margin improvement — it is the business. A finished bull sold at the notering returns 15,050 SEK. The same carcass cut and sold direct at 250 SEK/kg of meat returns 61,250 SEK gross, against roughly 17,000 SEK of cutting, packing, delivery, marketing and the labour to do it. Layer 2 produces the raw material; Layer 3 is where the value is.
What the customer receives
Every animal in Sweden is individually registered from birth by law, so the provenance claim is verifiable rather than decorative. A QR code on the box opens the animal's own record: origin, photographs, weight development, feed, life at Viby, slaughter date, carcass classification and ageing. That converts a commodity into a branded food product with full traceability, and it costs very little to build.
The channels this opens: direct subscription households, premium meat boxes, restaurants and speciality retailers. Sales already tested through a market validation season before any purchase commitment — see the note in section 10.
Presented conservatively. The forecast prices all direct sales at a single blended box price. Selling premium cuts individually — Swedish producers charge 535 SEK/kg for nature-pasture entrecôte and 630 for oxfilé — is worth a further 10,000–14,000 SEK per animal and is not in these figures.
5 · Layer 4 — Viby experiences
Phase 2. Valued at zero in every figure in this proposal.
The estate lends itself to a deer and mouflon enclosure, premium hunts, corporate days, farm stays, wildlife experiences, Viby beef dinners and a small farm shop. Together these might eventually add 1–2 MSEK of revenue. None of it is included in any forecast, and the acquisition is not asked to depend on it. If it never happens, the case above must still stand — and it is presented so that it does.
6 · Purchase structure and financing
Stamp duty is charged on the higher of purchase price and taxeringsvärde. With a taxeringsvärde of 35,000,000 SEK, negotiating below that figure does not reduce the duty. A private individual pays 1.5%; a legal entity pays 4.25% — a difference of roughly a million kronor on this transaction, and a reason to hold the property personally as the bank suggested.
Equity source:[ cash / sale of property or securities / family / other, with timing ] · Available from:[ date ] · Other financing:[ Tillväxtbolaget top-up loan, if any ]
On top-up financing. Tillväxtbolaget, owned by Lantmännen, LRF, Scan Sverige and Växa Sverige, provides toppfinansiering alongside a bank mortgage. This proposal treats it as debt rather than equity: it raises borrowing and debt service and therefore reduces cover.
7 · Capital requirement beyond the property
Livestock is working capital. It recycles as animals are sold but never falls to zero while the business runs, and it must be funded from the first purchase. Machinery is deliberately minimised: forage harvesting, wrapping and carting are contracted out in the early years, so borrowing stays concentrated on the property, which is the security. The trade-off is the contractor's queue at first cut, which costs some forage quality — an acceptable price for flexibility while volumes are unproven.
8 · Management and team
Commercial track record.[ the previous company scaled from zero to roughly 40 MSEK — sector, role, years, personal responsibility ]
Agricultural and livestock experience — held within the family, not hired. The applicant's elder brother holds a bachelor's degree in dairy farming and has spent the major part of his working life managing dairy farms; the applicant's father has spent his working life farming and keeping cattle and other livestock. Both are resident in Sweden. Daily stockmanship is performed by them, not by an employee. [ years in each role, herd sizes managed, and the Swedish farm placement or employment once arranged ]
How that experience is being converted to Swedish conditions. The husbandry transfers; the Swedish operating context — winter housing, CDB journalling, cross-compliance inspections, the veterinary relationship and the language — is being built deliberately through vocational agricultural education, workplace placement and formal recognition of the existing qualifications. [ course and start date once admitted; UHR assessment reference once issued ] The plan is set out in full on the business case's Building the experience page.
Why the match matters. Layer 2 is conventional stockmanship — a known craft, and one this ownership group already holds rather than has to buy in. Layer 3 is brand building, customer acquisition and logistics, which is where the return sits and where the applicant's own experience lies. The two halves of the business are therefore covered by different people, each working to their strength, and the proposal does not assume either is learned on the job.
Stated plainly for the lender: the livestock experience was gained outside Sweden. What that means in practice is that the animal husbandry is long-established while the Swedish regulatory and winter-housing practice is being built now, before any herd is bought — deliberately, and ahead of the capital commitment rather than after it.
9 · Five-year forecast and stress case
Stress case
10 · What is asked, and next steps
Purchase price:[ SEK ] · Loan sought:[ SEK ] · Equity contributed:[ SEK ] Also requested: financing for livestock and machinery per section 7 · an amortisation-free period of [ x ] years · indicative terms stating rate, fixing period and amortisation plan
Next steps proposed. The bank's own valuation; an indicative offer; a meeting to walk through the operating model, every figure of which is backed by a working model that can be varied live; and structure advice on holding the property personally against an operating company leasing the farm.
On timing, stated openly. A market validation season is running in parallel — pre-selling meat boxes to households and delivering a first cohort at a cost in the order of 40,000 SEK — to prove the Layer 3 demand assumption before, not after, taking on debt. Its results will be shared before any purchase commitment.
11 · Assumptions and their status
Stated plainly, because a plan whose weak points are visible is easier to lend against than one that hides them.
Prepared [ date ] by [ name ]. Property particulars are from the sales listing and must be confirmed against the prospekt, the skogsbruksplan and the bank's own valuation. Beef figures are planning estimates built from public Swedish sources including Jordbruksverket, Livsmedelsverket, Hushållningssällskapet and Gård & Djurhälsan together with published farm price lists; figures marked in section 16 as estimates or to be confirmed have not been verified with suppliers or authorities. Timber prices are Skogsstyrelsen settlement statistics for Q1 2026 in kr/m³fub and require conversion and deduction of harvesting costs. Land price context is regional averages and not a valuation. This is not tax, legal or financial advice.