How to choose the right apartment to buy in a new building

How to choose an apartment in a new building is a serious and extensive topic. So let's get straight to the point. Choosing an apartment in a new building - first steps:

1. First you need decide on the location of the future apartment

   . Based on the purpose of the purchase, new housing can be purchased to improve the living conditions of the family (the most common option), to provide housing for individual family members (students moving to another city, newlyweds, etc.), for the purpose of investing money and generating income from renting, or the family decided to change the area, city, or even region of residence.

2. Plan your budget clearly

   ! Calculate how much borrowed funds will be needed and whether the family’s income can cope with the mortgage load. Potential costs for decoration, furniture and paperwork should be taken into account.

3. Based on the budget, determine the nuances of the apartment

   - number of rooms, availability of finishing, etc. Do you have the time and opportunity to search for properties on your own, or add the services of realtors to the expense item?

4. Choose the right developer

   . Key moment. Let's start with it.

   Read also:  Explanation of the concept and responsibility for perjury

Choosing a developer

The easiest way to get information about a developer is to visit their website. If there is no website, it means that the developer does not want publicity, or maybe he has something to hide? A decent and reliable construction company should have a website that provides open information about the developer, real estate, etc.

Particular attention should be paid to studying the constituent documents and construction permits. The project declaration and description of the new building, with a drawing of the apartment layout, should also be freely available on the website.

The reliability of the developer can be evidenced by the accreditation of a large bank - serious credit organizations conduct an independent and thorough check of their partners.

An equity participation agreement (EPA) is the most reliable when registering the purchase and sale of a new building; you should carefully study the EPA draft from the construction company, in particular, the clauses on financial risks and construction deadlines.

It’s good if you have the opportunity to go to a construction site and see how intensively the work is going on, and whether there is any movement at all on the site. For remote monitoring, web cameras installed by the responsible developer or photographs showing the dynamics of the development are suitable.

Social networks are a treasure trove of information. Based on reviews, you can get a real picture of the developer’s reputation.

And finally, you can take a tour of the houses handed over by the developer and, after talking with the residents, find out what surprises to expect after the housewarming party.

What to look for when viewing an apartment?

A very important point when you do NOT need to rush is to inspect the apartment. It is best to take photographs so that you can compare with other options, and this way you will eliminate the emotional factor and manipulation of both sellers and realtors.

So, what should you pay attention to when inspecting an apartment?

Who is selling the apartment

• If this is a married couple with a child, then you should find out whether the child is registered in the apartment. If registered, this may complicate the paperwork process, because parents will need to obtain certificates from the guardianship authorities.
• If this is a relative of the owner of the apartment and is selling by proxy, then you should carefully consider the documents. To be on the safe side, get title insurance.

Follow the link for a detailed article on what title insurance is when buying an apartment.

Condition of the apartment

• Inspect the plumbing , heating pipes, radiators - this is one of the most expensive stages of repair.
• Inspect the walls under the windows and in the corners of the rooms for traces of mold or freezing - this may lead to additional costs in the future.
• If the apartment was or is being rented out , then you will have to at least change the locks, or even the entire door - this is another additional expense.
• Check the electrical wiring , if you don’t understand it, it’s better to invite someone to help.
• Look at the presence of meters for water and electricity - the absence indicates that over time their installation will become your headache; if the meters are installed, then look at the verification date.
• If there is a balcony , then at least visually check its reliability. In many old houses it is dangerous to go out onto the balconies. Or another option, if the balcony is not glazed, then there is noise and dust in the apartment.
• Balcony glazing can be different ; if it is sliding windows, then such a balcony cannot be insulated; replacement will be quite expensive. All other things being equal, give preference to warm glazing. There is no way to alter a balcony with façade glazing. Read which windows to choose.
• Find out what remains in the apartment. Large wardrobes, furniture, household appliances - all this costs money, and then you will have to buy it yourself. If there are several options for apartments, then it is better to take a fully equipped one, as you can save a lot of money. An example of how we managed to save 70,000 rubles when ordering a kitchen.

All this is a reason for bargaining.

Who are your future neighbors?

• Bottles or syringes lying near the entrance already say a lot, but the absence of them is not a guarantee that they will not cause you trouble. Sometimes seemingly decent people can behave much worse.
• If drunks and homeless people live in the neighboring entrances, then this is also a reason to think about it. The solution to any problems in the house will be transferred to you, including financially.
• If some of the apartments in the building are transferred for resettlement (from villages, old houses, etc.), then be prepared for the fact that you will have a mess, drinking and nothing will be done about it.

As you can see, there are a lot of nuances that need to be taken into account when choosing an apartment, but this may not always work out. But neighbors are probably one of those points that you should pay special attention to.

Read this link to find out how to deal with noisy neighbors.

What management company

• Is the entrance clean?
• Is there a cleaning schedule for the premises?
• look at the bills for housing and communal services and compare with yours, preferably for each service
• what has been done in the house for current repairs
• The management company or homeowners association is engaged in home maintenance, find out contacts and location

The quality of work determines whether you will be comfortable living in the chosen place or not.

Choosing a new building area

Having decided on the developer, we move on to the next stage - choosing the location of the future apartment. Priorities are set based on the individual needs of the family. In any case, it is important to consider several key factors.

1. Transport accessibility.

   For a comfortable life, there is no need to buy an apartment in the center, and accordingly, overpay - you just need to choose an area with good transport links. From which it is easy to leave for work, and to school or kindergarten, and to the same city center.

   “Life hack” from successfully moved-in new residents - a traffic jam test. Before buying an apartment in a new building, it is worth checking the area for traffic jams. Having driven from work to home during rush hour, you can understand whether the chosen area is suitable for living, or whether it is worth switching attention to another.

2. Infrastructure and social facilities.

   It is better to look for an apartment in a developed area, where important social facilities are within walking distance: a clinic, a kindergarten and a school, as well as various shopping centers, banks, pharmacies, cafes, cinemas and other important facilities.

3. Safety and ecology of the area.

   Preference should be given to residential areas with parks and “green” areas - the more plants, the cleaner the air. It is worth checking to see if there are any polluting industrial plants or major highways nearby.

Decide on a budget

Not every person and every family has an unlimited amount that can be allocated to purchase square meters. Most buyers have a certain budget, and many purchase parameters will depend on its size. This includes the area of ​​the property, its location, and sometimes its condition.

You also need to take into account the source of finance - your own savings, mortgage or loan. Depending on this, the amount may also be limited; future owners of their own walls often need to plan in advance for repairs to them, interior design and other costs, thanks to which you will make them cozy and comfortable for living.

Types of new buildings: which one to choose?

Modern developers have innovative technologies and modern high-quality materials at their disposal; buyers are offered a wide choice of housing types.
Knowing the advantages and disadvantages of each type of building will help you navigate and choose the most suitable object. Depending on the construction technology used, there are five main types of new buildings.

Brick house

The undoubted advantages of brick, time-tested: increased sound and heat insulation, durability (brick houses last more than a hundred years), such a house provides the most comfortable living conditions. There is one minus - the construction technology is the most expensive.

Brick-monolithic house

The peculiarity of this technology is the use of concrete for the foundation of the house, and the cladding of the house is made with brick. It is convenient that the walls inside the apartment in such a house can be demolished and remodeled at your discretion.

Panel house

A popular and budget option for multi-apartment development. The use of multilayer panels allows one to achieve good thermal and sound insulation performance. One of the disadvantages of the technology is that uneven walls, floors and ceilings are possible, which means that the owner’s costs for finishing can increase significantly.

Block house

When constructing a building, blocks of cinder concrete or expanded clay concrete are used, which reduces the financial and time costs of construction. But the level of sound insulation suffers, it is possible that cracks may appear in the walls, and besides, redevelopment is almost impossible.

Monolithic house

The essence of the technology is to fill the reinforcement with concrete mortar. The walls of such houses are characterized by increased strength and excellent sound and heat insulation characteristics. Monolithic houses are being built in earthquake-prone areas of the country. This technology is often used in the construction of luxury residential complexes.

Based on quality characteristics, new buildings are conventionally divided into 4 classes: the most affordable economy class and comfort class (mass housing); business class and elite class (superior comfort). As the class increases, the price of a new building property increases accordingly.

Houses are classified into one class or another based on the following quality characteristics:

• originality of architectural solutions and facade decoration;
• comfortable layout;
• quality of finishing materials used;
• area of ​​apartments;
• attractiveness of the development area (environmental factors, developed infrastructure, transport accessibility and others);
• availability and capacity of parking;
• local area (landscaping, recreation areas, security services, etc.).

Turnkey or renovated?

The first option is a ready-to-move-in living space with interior decoration that matches a specific layout. You can buy such housing not only on the secondary, but also on the primary market. In the second case, most often we are talking about economy-class buildings, and accordingly, the materials used for interior work are not always of the highest quality. But the buyer will not have to waste time, money, and effort on repairs. The main thing is to find an option that completely suits him according to all criteria, including design.

But many future property owners want to decide for themselves how to choose a kitchen for their apartment, what flooring to lay, what kind of ceiling and walls they want to see around them, what materials they prefer to use. These are arguments in favor of looking for a repair option. When purchasing primary living space on the market, the buyer can be given complete freedom of imagination - from its layout to the interior decoration of the walls to the last cm.

The important question is which is more profitable. Turnkey housing is usually cheaper, regardless of whether it is primary or secondary, whether it is in Moscow, Kiev or located in any other city. But if the budget allows you to do the renovation yourself, many prefer the opportunity to have a hand in creating their own unique atmosphere within their own walls.

Which floor is better?

Having decided on the area, the developer and even the house, it’s too early to rejoice - a responsible choice of floor, layout and configuration of the apartment lies ahead.

Which floor is better to live on?

When choosing an apartment in a new building, buyers give preference to the middle floors, unfairly disparaging the first and last floors. And they have their advantages!

First of all, the cost is 3-5% lower than apartments on the middle floors. In addition, residents of the first floor are not afraid of a breakdown of the elevator, this is especially true for the elderly and mothers with strollers. Considering that in most new buildings the first floor is commercial real estate, first-floor residents should not be afraid of damp basements and cold floors. Among the serious disadvantages are noise from the street, a trampled entrance, unpleasant odors in the presence of a garbage chute and the danger of thieves entering the apartment.

The upper floors have recently been in demand - this is an excellent option for those who strive for silence and do not like noise from neighbors above. Such an apartment will not be flooded by residents from above, and the windows can offer a pleasant panorama.

But you need to check whether there is a technical floor; if it is not there, the apartment may be stuffy, and during rain there is a risk of drips.

In which house is it better to buy an apartment, brick or panel?

We’ve decided on the area, now let’s move on to choosing an apartment, but we need a good apartment.

Perhaps there won’t be much of a difference inside, but on the outside, panel houses lose their appearance much earlier, and their service life is shorter.

For clarity, see the photo below.

Brick or monolithic houses 10-15 years old look much better than 3-year-old panels.

In the future, if you want to sell an apartment, it will be easier to do this in a brick house.

In addition , a common problem with panel houses is freezing of the seams, and, accordingly, the walls of the apartments. Audibility also leaves much to be desired, but if the area is large, then you can spend money and soundproof the rooms where you relax. The comfort of your stay in such houses will directly depend on the quality of work of the management company.

It’s worth buying an apartment in an old panel house only if you have very little money. Repairs to it will never pay off, and it is unlikely to be sold at a higher price.

Brick houses also have disadvantages - they shrink in the first couple of years. Think for yourself how critical this is for your repair. If the house has already stood for a couple of years, then you don’t have to worry about this.

Monolithic houses are the quietest when all the renovations are done, but while they are doing it you will hear the hammer drill even after several floors. Again, the service life is much longer compared to sockets.

As for communications , in various Khrushchev buildings everything has already rotted, and if it has not yet been replaced, then there is a possibility that it will change under your watch. And the layouts of such apartments are not the best. An exception can be considered old, almost pre-revolutionary, brick houses (featuring high ceilings, spacious rooms), but they are usually located in the central area of ​​the city and are expensive.

Location and layout of the apartment

The choice of the location of the apartment on the floor and its configuration determines not only the view from the windows, but also the overall safe living in it. For example, the higher the apartment is located, the more sunlight it has - which has a beneficial effect on the health of household members. A “vest” apartment, where the windows face opposite sides of the world, is better than an apartment with windows on one side. A good overview of the area, both a shady and sunny side within one apartment, a visually larger apartment space are definite advantages of this layout.

It is undesirable for the windows to overlook a busy highway; it is even worse if the picture outside the window is a factory, a cemetery or a garbage dump. It is much better to see pleasant natural landscapes from the windows of your apartment, or at least the courtyard of your house. True, there is one nuance - the picturesque forest and field outside the window can be a temporary panorama; there is a high probability of constructing a new residential building, shopping center and other new buildings.

As for the number of rooms, each family makes this choice based on the composition of the family and available funds.

Condition of the house

Material

The material from which the house itself is made matters. Mostly there are brick and panel buildings:

1. Brick buildings retain heat well, which means the apartment will be comfortable in winter. But the building must be made of high-quality bricks in compliance with technology. The brick house looks very aesthetically pleasing.
2. Apartments in panel buildings are cheaper, but they do not retain heat as well as brick ones. If they are made well, they look good too.

Inside and outside

To choose the right apartment , look at the cracks and pieces of fallen brick. Such destruction is increasing, creating problems for residents.

Is appearance important? See if you like him. This is not the most important thing, but for some it matters. Look at the “internals” even more carefully, for example:

• how the elevator works;
• Are all the lights on?
• are there many inscriptions on the walls;
• How is the house protected?

If you plan to buy an apartment on the upper floors, pay special attention to the elevator. When you buy new furniture, you will need a freight elevator. If it is not there, you will have to hire strong workers, but not everyone will agree to carry furniture on their hands to the 9th floor or you will have to pay a lot for it.

Check the condition of the elevators: do they work well, do they break down often. Try to ask about this not only the seller, but also other residents.

Do you need repairs?

We have already renovated more than 500 apartments, we will be happy to help you too

Find out the cost of repairs

Attention, neighbors!

This information is relevant for those who choose an apartment in an already rented and partially occupied new building. Very relevant. Many people underestimate this parameter, but in vain - if you are unlucky with your neighbors, then the joy of buying a long-awaited living space can turn into endless everyday problems and “frayed” nerves.

How to identify good neighbors? There are some tips:

• evaluate the front doors of future neighbors - they can indirectly characterize the people living behind them;
• look at the appearance of the windows in the entrance, frames, curtains - based on their condition, we can conclude that the apartments are comfortable;
• The most effective way is to get to know each other. Direct acquaintance with potential neighbors will dot the i’s;
• by walking around the yard and the immediate surroundings, you can understand whether suspicious individuals are gathering in the area or whether everything is quite calm.

How to choose a secondary product with a low price and not make a mistake in this case?

1. Conduct a thorough collection of information, find documentary evidence of every word the seller says.
2. Independently request an extract from the Unified State Register , visit the housing office and talk to your neighbors.
3. Check the seller for debts in the SSP and legal proceedings.
4. Make sure that the seller is the owner of the apartment and not a trustee.
5. Hire a real estate lawyer to prepare the transaction.

As a result, you can either win money or suffer serious losses. A more reliable way to get a good deal is to conduct a thorough inspection of the apartment and try to reduce the price by identifying flaws.

Secondary housing or new building?

Affordable price, newness and lack of history of an apartment in a new building versus a lived-in apartment in the area, with a full range of infrastructure on the secondary side, what to choose? It is difficult to immediately come to an unambiguous answer to this question - it is worth assessing the following main criteria.

1. Price

   . New buildings, especially at the construction stage, are significantly lower in price than finished housing.

2. Deadlines

   . You can move into an apartment on the secondary market immediately after purchase, but this will not work with the primary housing. At a minimum, you will need finishing, installation of plumbing, furniture, etc., at a maximum, you will still have to wait until the construction of the house is completed.

3. Investments

   . The apartment from the developer is rented with a rough finish, which entails significant costs for repairs, finishing, purchase of building materials, furniture and equipment. Apartments on the secondary market are lived-in, but may require cosmetic repairs at the request of the new owners.

4. Registration

   . It is impossible to register in an apartment in a building under construction until you have a certificate of registration of ownership in hand.

5. Increase in cost

   . The price of an apartment at the excavation stage can increase up to 30% by the time it is ready.

6. Potential income

   . An apartment on the secondary market can be used as a source of income by renting it out, and such housing can be rented out immediately after purchase.

7. Risks

   . Purchasing an apartment under the DDU carries the risk of construction bankruptcy. You should entrust your finances only to a reliable and trusted developer, minimizing the risk of losing money.

How to choose an apartment on the secondary market

Once a potential buyer has decided on his wishes for a future residential property, he can begin looking at options for apartments that fit his criteria. If housing is selected on the secondary market, it is necessary to pay attention to external factors:

1. Adjacent territory (ecology, parking spaces, cleanliness of the area, etc.). Before viewing a property, you can check it by walking near the house and assessing the surrounding area.
2. The condition of the multi-story building itself. It is advisable to find out the year of construction. You also need to pay attention to what material the house is made of (panels, brick) and inspect it for cracks in the foundation and walls. Preference should be given to a brick house . If desired, you can remodel it, and such a house also has thicker walls and, accordingly, better sound insulation .
3. Condition of the entrance . You need to pay attention to the cleanliness of staircases, their dryness or humidity.
4. Neighbours . After viewing the apartment, it is possible to go up to the floor and get to know the neighbors; you can also ask the neighbors on the landing for information of interest.

The factors listed above can be advantages when choosing housing, or, on the contrary, they can persuade the buyer to refuse to buy an apartment.

The advantages of the secondary real estate market are:

• low price;
• availability of ready-made repairs, etc.

However, its significant disadvantages are:

• small area;
• an old house;
• worn-out communal communications (pipes, wiring), etc.

Once these points have been clarified, you can go to inspect the apartment itself. Having entered the apartment, you need to slowly inspect all the rooms. Particular attention should be paid to the walls and ceiling - they must be dry, free of stains, mold and cracks. It is also necessary to carefully inspect all communications in the apartment.

Inspection of the apartment should be carried out only during the daytime. It is advisable to inspect no more than two housing options in one day.

Condition of the apartment upon sale

When selling an apartment, you should not make expensive repairs to it, since this will have little effect on the price. However, cosmetic repairs to make the apartment more attractive to potential buyers.

The home seller also to do some cleaning and it is advisable to leave as little furniture in the premises as possible. The apartment will seem more spacious and brighter. Such recommendations apply primarily to the sale of economy class housing .

Regarding the sale of premium-class housing, the renovation is most often expensive and exclusive, or only rough finishing is carried out if the apartment is in a new building.

Square meters - dream price

The cost per square meter is one of the fundamental factors when choosing an apartment in a new building - the limited income of Russians

When choosing housing, he puts possibilities first, and then desires.

The price of an apartment in a new building is inextricably linked to the quality of the building materials and work used, as well as the location of the house.

The cost per square meter, the impact on the price of the floor and the view from the window, how much the finishing costs, price changes at different stages of construction - all this must be clearly stated in the contract.

Advice: in the sales offices of serious developers there are loan specialists who will select the most profitable mortgage option and help with the documents.

How to save on price? Large developers can hold promotions that make it possible to purchase a desired apartment in a new building for less than its actual cost.

In addition, you can get a decent discount for those who make 100% prepayment. Sometimes the developer reduces the price of the few remaining apartments in the building.

Assess the location of the house

First of all, you need to take into account the criteria discussed above regarding the choice of area. The presence of a kindergarten, school, shops, pharmacies, clinic, playgrounds, alleys, parks, squares nearby is very good. There should also be a transport interchange within optimal accessibility, but if the highway and stops are located directly under the windows, this can cause unnecessary noise, dust, and gas pollution. Car owners should also analyze the quality of the roads they will have to drive on, and also look around in search of a place to park the vehicle.

In addition, it is worth assessing the view from the window, looking at which cardinal directions the windows of the home are oriented towards. For example, if you want it to be light and warm, it is better if it is on the south or southeast side. Being too close to neighboring houses is also not the best option for those who like to let daylight and sunlight into the house, since nearby buildings will block it. Moreover, in this case you will not get the best view from the window. It is advisable that the distance to the nearest buildings be at least 50 m.

When studying how to choose an apartment to buy, it is worth taking into account the location of the apartment itself in the house or entrance. So, corner ones are not considered the most successful options, because in cold seasons they can be cool. If you want to protect yourself from excessive noise from the outside, you should not settle for housing located near elevators and stairs.

Advantages of apartments in a new building

There is an opinion that housing on the secondary market is cheaper than a new building, but there is not much difference between them. If you look at it, an apartment in a new building has a number of advantages.

Setting a purchase goal

The next stage is determining the purpose of the future apartment. The majority of people buy an apartment to live in it. However, even in this regard, buyers' interests differ. Some are looking for spacious housing for their family with a sufficient number of rooms, in an area with developed infrastructure (a kindergarten and a school are required) and a landscaped yard. While young people are looking for an option close to their place of work or study. The liquidity of real estate is important to them, so that when they have a family or change jobs, they can easily exchange or sell their apartment.

The goal may also be material gain from such an acquisition. For example, investing and renting.

Real estate is always a profitable investment, especially in an unstable market economy. Apartment prices remain at a certain level and are even rising. If you set out to buy in order to sell at a higher price, then the object should be as liquid as possible with the prospect of an increase in its value. Moreover, a practical owner will find a use for the apartment by renting it out and thereby providing himself with a stable income.

Disadvantages of apartments in new buildings

When choosing an apartment between a new building and a secondary one, you should soberly weigh all the pros and cons. New housing certainly has more advantages: it is clean property both from a legal and psychological point of view, the use of modern materials and equipment, the possibility of free planning, after all, everything in the apartment, entrance and house is new and clean.

But when purchasing an apartment in a new building, you should remember the pitfalls of such a purchase:

1. Construction waste left behind by a construction team.
2. The inevitable shrinkage of new houses, and as a result, the appearance of cracks.
3. During the first couple of years, you can forget about peace and quiet - the sound of a hammer drill will haunt you, especially on weekends.
4. The lack of communications means a full range of work on installing plumbing, electrical wiring, stoves, installing interior doors and other “joys” of installation from scratch.

Smart choice of floor

The location of the apartment on a certain floor plays an important role and it’s not just about the pros and cons of the upper and lower floors, which we will talk about later. We are also talking about neighbors. It is very important that your new home is surrounded by adequate occupants. Often no attention is paid to this at all, and it may not end well.

The importance of good neighbors

Walk through all the neighboring apartments: on the staircase, under and above your potential home. Even if they refuse to talk, you can get an impression by their appearance and reaction to the unannounced visit. It is worth remembering that poor people do not pose any threat.

The group of undesirable neighbors most often includes lonely elderly people (especially those living below you), since they are often bored and may complain to get attention. It is also unpleasant to live next to rude people and those addicted to alcohol and drugs. If there are small children in the apartment above you, be prepared for constant noise and stomping, unless there is a good thickness of partition separating you.

Housing under a roof

Housing located under the roof is rightly perceived by many as unprofitable, since there is a high risk of roof leaks and freezing. However, this is true only for old houses (usually we are talking about Khrushchev buildings) without gable roofs, a technical floor, or at least an attic.

At the same time, an apartment on the top floor also has advantages: if there is a technical floor above you, later it can be privatized, remodeled and you can get two-level housing.

You can also always contact the management company and clarify the date of the last major repair and roof renovation. If the house only has an attic, then it would be good to go up there yourself and assess the condition of the roof.

In addition, apartments on the top floors are often chosen by those who are tired of the tramp of their neighbors. You won’t meet anyone on the staircase except your neighbors on the floor, and you won’t hear much noise from the street.

Housing on the ground floor

Despite the absence of risks of roof leaks, housing located on the ground floor still has its drawbacks. Most often they are associated with the basement. With high humidity, mold, unpleasant odor and fungus will certainly appear there. Sooner or later it can penetrate your apartment and ruin your mood, repairs and health.

Also, any street noise can easily reach the windows of such dwellings. It is especially unpleasant when there are garbage containers or cars parked under the windows. If the windows are located low, you will have to fork out for additional security measures - the installation of protective grilles.

Or maybe choose an apartment with finishing (renovation)?

To avoid the above-mentioned delights, you can purchase an apartment in a new building with finishing. This option is preferred by buyers who want to quickly move into an apartment, for whom it is easier to pay a more expensive price than to make repairs on their own and take a long time.

Many developers now offer turnkey houses, including the cost of finishing in the total price. Repairs from a construction company will cost less, and you can celebrate your housewarming much earlier.

Expert commentary

Any housing can find its buyer - both in a new building and in an old house, because your own square meters are better than renting. If you have the opportunity to take your time with the purchase, then it is better not to do this, since there is a considerable chance of still finding a completely decent option for an acceptable amount, which will even exceed expectations.

Otherwise, experts recommend sticking to the basic selection criteria, identifying the most important ones for yourself.

It is not enough to see a photo in the catalog to immediately understand whether this living space is suitable for you or not. You need to see it with your own eyes, literally feel it. Also, if possible, do a live-in rehearsal. Walk around the neighborhood, walk from your house to the nearest store, to the bus stop, take a closer look at where it will be convenient for you to park your car, take a walk to the kindergarten or park. Choose a room in the apartment that will eventually become your bedroom, evaluate the comfort of staying in it, think about how you will arrange the furniture.

If you liked everything about your rehearsal, this is a suitable option to buy. But behind the euphoria, do not forget about the need to remain vigilant when completing documents. Involve experienced professionals, including lawyers, in this process to avoid becoming a victim of scammers.

Common mistakes when choosing an apartment in a new building

When purchasing a product or service, we all want the best choice at the best price. But often the consumer’s existing experience when buying real estate fails. The real estate market has its own specifics, and what works when buying a TV becomes a mistake when choosing an apartment.

Here are 4 common mistakes when purchasing a new building on your own.

"Trust but check!"

Even if the selected developer has a crystal-clear reputation, it is worth studying in detail the project, the deadlines for delivery of the new building, the developer’s documents, especially the Equity Participation Agreement - it must be drawn up in accordance with all the rules in accordance with Federal Law-214.

“Cheap, but cheerful!”

Buying an apartment is not a time when you can afford to save money. The cheap cost of housing most often hides such pitfalls as low-quality building materials, the attraction of unskilled workers, hidden costs, exaggerated value of the development area, etc.

"The bigger, the better?"

Most often, when buying a home, the fundamental factor is the area of ​​the apartment, but bigger is not always better. An apartment that is more spacious in square footage may turn out to have an uncomfortable layout; for example, in an apartment with an area of ​​70 square meters, giving 20 square meters for a corridor is, at a minimum, not advisable.

“The godfather bought it, and I will buy it!”

Real estate is one of the most expensive acquisitions. You should figure this out on your own, carefully weighing all the pros and cons; you should not blindly trust aggressive advertising or your neighbor’s stories.

How to choose the area in which it is better to buy an apartment?

The right choice will allow you to feel comfortable and safe in everyday life. Therefore, the procedure for choosing an apartment also includes assessing a number of criteria that allow you to determine that you also got a good area.

• Transport interchange. At any time you may need to use public transport services, even if you have your own car. If there is none, this question becomes even more relevant. Estimate the distance from your home to the nearest transport stop that you frequently use. It is also important whether you will have to travel with transfers and how much time you will need to spend on the road. It is necessary to analyze all this from the point of view of the convenience of all members of your family;
• Proximity of social facilities. These include hospitals, educational, preschool, developmental institutions, centers, etc. It is advisable that all these facilities be close to your home;
• Infrastructure. It is very convenient when in your area you don’t have to go far to a store, cafe, take a long time to get to a bank, cinema, pharmacy, post office, travel to the other end of the city to a fitness club, swimming pool or other sports or shopping and entertainment institutions;
• Security level. Almost every city has disadvantaged areas that are attractive to antisocial segments of the population. In these areas there is a higher crime rate, therefore, living in such a place is unsafe. Advice from experts on how to choose the right apartment from this point of view is to familiarize yourself with the relevant statistics, compare crime rates for a certain period;
• Ecology. The safety of living in a certain area also depends on it. The proximity of busy highways and industrial facilities suggests that the air in this area can hardly be called environmentally friendly. It is advisable to choose a property located at a distance of at least 500 m from them. It is worth paying attention to areas located near parks, green areas, and reservoirs. It is also recommended to familiarize yourself with the data on the level of radiation and water quality in the selected area, and make sure that these indicators correspond to the norm;
• Nature, places of rest, walks. The presence of public gardens, green areas, parks, alleys, and playgrounds nearby testifies in favor of your choice;
• Prospects for the development of the area in the coming years. Evaluate what changes are planned for it in the near future in order to understand which building to choose an apartment in and in which area it should be located. The positive ones include the planned landscaping, the opening of new social facilities, and the improvement of infrastructure. The future opening of new industrial facilities, major highways, crowded places, and landfills can be regarded as negative prospects.

Investment options

Often, properties in a new building are purchased not for the purpose of moving to a new apartment, but for investing money in real estate in order to save them from inflation. A wise, promising step, but requiring an analysis of the real estate market - for investments in housing to bring profit, it must be liquid.

There are the following options for investing in real estate.

Rent. The most popular investment option, providing long-term but stable payback. Renting residential and non-residential real estate can return the owner the funds invested in it and bring profit, but this will take at least 10 years.

Resale. Here you can overestimate your analytical abilities; it is better to turn to experts to analyze the prospects of the real estate market. The price of an apartment, especially in a building under construction, can either increase or decrease over the course of several years.

Transfer to non-residential premises. Often the purpose of purchasing an inexpensive apartment on the ground floor is the owner’s desire to convert it into non-residential premises and rent it out for commercial purposes. So the cost of square meters can increase significantly. But there is a risk that the conversion of the property to non-residential use will be prohibited. Then the owner of the apartment will have to sell it both cheaper and longer, as an object with low liquidity.

Buyback. Sometimes developers offer a so-called “buyback” of a finished apartment after the house is delivered, on the condition of adding 10% to the original cost of housing. This is a good option to make money - you can return your investment with good interest. But this method is used only by a small part of developers.

Personal safety during viewings

You will probably visit several properties to evaluate all the options. I have compiled a small list of simple rules, the implementation of which will ensure your safety and possibly save you money.

1. Your income level should not be obvious. It is best to come to the viewing in casual clothes and, if you have an expensive car, by public transport. The simpler you look, the easier it will be for you to bargain. In addition, you won’t mind ruining simple clothes when checking pipes, wiring, windows and other communications.
2. Let the owner know that you will not be alone. This way you will feel more confident, and third-party people will discourage an unscrupulous seller from cheating.
3. Leave the exact address of the property and contact details of the owner to relatives.
4. At the beginning of the visit, in the presence of the owner, call a relative or friend to provide the address of the apartment and arrange a meeting nearby.

These simple steps will significantly reduce the level of potential danger and keep you safe.

How to calculate the return on investment for an apartment?

The payback period of a real estate property is one of the main indicators of its investment attractiveness. This parameter is calculated based on the ratio of the cost of the apartment to the total rental income per year. The resulting figure will indicate the number of years of payback for the apartment.

Let's calculate using an example: we want to buy an apartment for 2.5 million rubles and rent it out for 15 thousand rubles a month, which will be 180 thousand rubles a year. Divide 2.5 million by 180 thousand - we get the figure 13.9. That is, the investment in this apartment will pay off in almost 14 years. Judging by the payback ratio, you can understand what housing is more suitable for - buying or renting:

1. from 1 to 15 years - it is better to buy an apartment than to rent;
2. from 16 to 20 years - a higher figure, but acceptable for purchase;
3. over 20 years – buying is not economically profitable, it’s easier to rent.

If the calculations take into account variable costs, such as the cost of major repairs, property tax, downtime when changing tenants, the payback period will be longer.

Tax deduction for apartment renovation

According to Art. 220 of the Tax Code of the Russian Federation (TC RF), citizens of Russia have the right to a tax deduction in the amount of expenses actually incurred by them on purchased real estate. In addition, the right to a tax deduction can also be used to renovate an apartment . However, a number of mandatory conditions must be met:

1. You must be a personal income tax (personal income tax) payer , that is, have official employment;
2. Such right must not have been previously exercised;
3. The contract on the basis of which the apartment was purchased must state that the apartment was handed over to the owner without finishing ;
4. claim a tax deduction for repairs (finishing) at the same time as you apply for the purchase of an apartment . It will not be provided separately.

This kind of compensation is due only to owners . That is, in order to receive a deduction, you need to register your right with Rosreestr.

It is also important to know that the deduction is allowed in accordance with the law in an amount of no more than 2,000,000 rubles.

Best time to buy

How to understand when it is better to buy an apartment from a developer? The primary real estate market has specific features - developers, trying to sell more real estate before the end of the financial year, activate demand by holding promotions and providing special discounts. That is, it is more profitable to purchase an apartment in a new building in winter.

In the summer, both the primary and secondary housing markets experience a decline in activity. But in the fall, the demand for new housing increases and, accordingly, prices increase.

Real estate market experts advise those who have doubts and are waiting for the right moment not to delay the purchase of an apartment or house - autumn-winter 2021 is a fertile time to buy! Taking into account changes at the legislative level (Article Federal Law No. 218) and the launch of escrow accounts, direct equity participation agreements between the buyer and the developer are gradually being eliminated. In this regard, real estate prices are predicted to increase by up to 30% from the end of 2021. By purchasing an apartment in a new building in the near future, you can make money by increasing its value in a couple of years by up to 50%.

How to check an apartment?

If the transaction is accompanied by a lawyer, he should do the verification.
When contacting a realtor, everything depends on the terms of the contract: if the legal support service is not specified there, the realtor will not be legally responsible for the purity of the transaction. You can check the housing yourself through the Rosreestr service. To do this, just indicate the address of the apartment and create a request. If it is pledged to the bank, the information will be displayed on the screen.

Legal advice: it is better for the buyer to order an extended extract from the Unified State Register of Real Estate in electronic form. There will be information about the owner and restrictions. It will cost 350 rubles. Information in the electronic service is updated extremely rarely, and the information available at the time of purchase may not be relevant. For example, if updates were made on the 24th, the apartment was seized on the 25th, and it was put up for sale on the 26th, most likely the buyer will not find out about the restrictions by requesting information online. As for the extract from the Unified State Register of Real Estate, it will immediately contain up-to-date information.

Lawyer's answers to popular questions

Which houses are better to buy an apartment in?

To a large extent, it all depends on the amount that the buyer is willing to pay for the property. If you have enough money, you should pay attention to new monolithic houses.

Which apartments sell best?

If we talk about the secondary market, one-room apartments and studios are in greatest demand. The hardest thing to sell is three- to five-room luxury housing with designer renovations: its cost is several times higher than the standard one, and not everyone can buy it.

Which apartments are better not to buy?

You should be wary of real estate inherited or purchased with capital. In the latter case, the seller is legally obliged to allocate shares to all family members. Often this requirement is not met, and in the event of a sale, the transaction may be challenged by the guardianship authority, the Pension Fund, the prosecutor's office, the spouse or child upon reaching

How to choose an apartment to buy on the resale market and not run into scammers?

First of all, you need to check the documents and independently order an extract from the Unified State Register. Fraudsters usually offer housing at a price significantly lower than the market price, and act on behalf of the owners using powers of attorney. They may be fake.

I want to buy a home, there are two options. The first is in a good area at a low cost with renovations, but with a mortgage. Second - the area is not very good, the renovation is the same, but without encumbrances. Which apartment should I choose?

In the first case, the seller must pay off the mortgage in order for the bank to remove the encumbrances. If he does not have money, the buyer can pay a deposit equal to the amount owed. The encumbrance is removed within three working days. Documents for registering the transfer of ownership can be submitted immediately after the conclusion of the contract. There are risks for the buyer, but they are minimal. If the buyer is not satisfied with this scheme, it is better to resort to the second option. But the first time the transaction is supported by a competent lawyer, all risks are minimized.

Which layout should you choose?

The comfort of your stay directly depends on the chosen layout. If you make a mistake and there is no way to reorganize the space in the future, you will have to endure the inconvenience or sell the property. Therefore, take into account all the nuances in advance. Each layout option has its own characteristics, pros and cons.

Housing with isolated rooms

An excellent choice for a large family, whose members can live in separate rooms. They are usually connected by a corridor. It can be straight or made in the form of the letter G. This type of layout has no visible disadvantages. True, if there are many rooms, then the cost of housing increases, and it is not a fact that the premises will not seem cramped.

Apartment with adjoining rooms

The layout is quite simple: one of the rooms has access to a corridor, and other rooms can only be accessed through it. The apartment with adjoining rooms is suitable for married couples. And also for people who want to use a walk-through room as a living room. True, in modern buildings this type of space organization is rarely used. Preference is given to studios and Euro two-room apartments.

Two-level layout

Suitable for those people who are used to living in a private house and do not intend to give up the abundance of space even in an apartment. The two-level layout offers a number of options for zoning. The best option for families with children. But there are disadvantages: high cost and a minimal number of options. Most developers prefer not to mess with two-level layouts.

Studio apartment

In the 21st century, perhaps the most popular housing option. Has the following advantages:

• excellent illumination;
• the ability to segment space at your discretion;
• affordable price.

But the disadvantage of lack of personal space can make living uncomfortable. Families with children are not recommended to choose a studio. If the child is small, there are unlikely to be problems. But if a teenager lives in a family, then conflicts are inevitable. And even competent optimization of space is unlikely to help.

Euro-rubles and euro-threes

The layout involves combining a kitchen and a living room, while the bedrooms are isolated. A good option for families with children. The undoubted advantage of the European layout is its lower price compared to traditional two- or three-room apartments. The affordable cost is due to the fact that the area in Euro-kopeck apartments and Euro-three-room apartments is reduced by about 15-30 percent. But thanks to the competent organization of space and the combination of the living room and kitchen, there is no shortage of space.

New building or resale?

Until recently, the main criterion for choosing between a new building or a secondary one was the price. New buildings have always been cheaper than resale ones. And there are reasons for this: you can move into used housing almost immediately, while in primary housing you have to wait several years for paid living space; Let's not discount the risk of unfinished construction.

Today the situation has changed. No, the risks still exist, and you also have to pay by waiting. But in some locations, properties under construction began to be put on the market at prices almost higher than the neighboring secondary market: both preferential mortgages and the introduction of settlements through escrow accounts had their impact. At the same time, the buyer was not afraid of inflated price tags - the main factors for choosing in favor of new buildings were the modern level of comfort and the comfortable living environment created by the developer. Moreover, no one has canceled the risks in the secondary market either: horror stories about how someone lost the home they paid for with their own money are based on real events.

Ivan Motokhov, General Director of Atlant Group:

– The choice between new buildings and secondary housing is usually dictated by the budget: housing under construction traditionally costs less. But recently, with the launch of preferential mortgages, a price imbalance has formed in some areas of megacities - new buildings are being built at prices comparable to the price of secondary housing in the location or even higher. In general, new projects are more interesting than typical Soviet-era resales due to more thoughtful layouts and well-developed common areas.

Roman Miroshnikov, executive director:

– In most new buildings that were put into operation one to three years ago, the infrastructure is already well developed - in this sense, such neighborhoods are not much different from old areas. But when choosing an apartment in an old building (built before the 2000s), remember that such real estate will lose value over time. This is especially true for old panel houses and Khrushchev-era buildings. The apartments in them are most often cramped, with low ceilings, small kitchens, dark entrances, without strollers or concierges. These are fatal shortcomings of such houses, and they cannot be corrected even with the help of the most sophisticated repairs. Modern houses offer apartments with improved planning solutions, well-thought-out public spaces, cozy courtyards, sports grounds, etc.

Arthur Merkushev, director of the analytical department of Dominfo.ru:

– Now many people prefer closed neighborhoods, which can be found in modern residential complexes. For many, the expression “ideal apartment” means a closed, guarded area. In such an area, the car is always guarded, the apartment is protected, it’s not scary to let a child go alone into the yard - everything around is monitored by cameras, there are guards at the entrance and exit. Inside the gated community, the developer is trying to provide in the courtyard everything necessary for a comfortable walk: a green lawn, freshly planted trees (which will create shade in the future), a modern playground, a sports ground, and benches for relaxation. True, for such comfort you will have to pay monthly for a separate item in the receipt - “security”.

Do I need to contact realtors?

It is better to buy, sell or rent an apartment with the help of a realtor. This is a person who, by occupation, knows which documents for an apartment or house need to be checked first and many other important things

There are many legal subtleties in matters of selling real estate. Only those who have the necessary knowledge can independently find the right option and complete all the documents correctly. There are only a few such people. The majority of citizens not only have little idea, but have no idea how to protect themselves, for example, when buying an apartment.

Therefore, a realtor is required if you plan to buy or sell a home.

How to choose the right assistant

1. He has been working in real estate for more than 5-10 years, the agency he represents is large;
2. Found “through an acquaintance”: he provided services to relatives, friends, acquaintances, they had no complaints about his work;
3. The conditions proposed by the realtor: time to search for an option, cost of services, payment procedure and other important and necessary points are not just negotiated, but fixed in a special agreement.

How to avoid getting scammed by real estate companies

You should not trust real estate companies if:

• are asked to pay a deposit for the proposed work without providing any written guarantees indicating the volume and timing of the work;
• are asked to pay some unforeseen expenses in addition to the amount of the agreed commission;
• the cost of services is very low and differs from the average in your region; if the price is unbelievably low, most likely this is not the most honest agency and it is better not to contact them.

Remember these main rules when planning to seek help from a real estate office.

Valuation of the house outside and inside

Exterior of the house

When the area is determined, you can proceed to choosing a house. And here it is especially important to be sure that the housing will be completely safe. In any city there are dilapidated houses that are easy to distinguish by eye. There are noticeable cracks on the walls here, which even when repaired are visible along the gray lines along them.

If these alarming symptoms are detected, it is better not to take risks and refuse to buy an apartment even under very tempting conditions.

An attentive buyer should also be wary of the use of external insulation installed by individual residents. Such “patches” can be a signal that the heating in the house is not the best.

Upon entering the entrance, you need to evaluate its improvement and cleanliness. The same applies to the elevator, if there is one. The doors of potential neighbors can tell a lot. Their quality will make it possible to navigate the well-being of the contingent and what can be expected from these people. If the doors are old, with torn upholstery, then the neighbors may be not only people with low incomes, but also unreliable individuals, hooligans or alcoholics.

Violations of building codes, such as errors in the design of the ventilation system or incorrect electrical wiring, can pose a threat to the health of residents. Therefore, it is better to inspect the apartment you like together with a specialist with experience in this field.

Selecting a layout

Before buying an apartment, you need to take the time to carefully familiarize yourself with the BTI plan. If the apartment is adjacent to an elevator shaft, then constant vibration and noise in the house cannot be avoided. If there is more than one room in the apartment, then at least one of them should not have common walls with neighbors, so that if necessary you can have privacy.

If possible, it is better to avoid buying a corner apartment, where the premises can be excessively damp and cold, even with thick brick walls.

It’s worth looking at which side the apartment’s windows face. It’s worst if they face north. Such housing will be dark and cold. The south side is also not very good, since there will be an abundance of sun here, and in the summer residents will face heat and a constant lack of oxygen. It is better to choose an apartment facing the east, where sunlight fills the home in the first half of the day, or to the west, where the sun is visible only in the afternoon.

If you are going to buy a one-room apartment, it will be useful to pay attention to which walls separate the home from its neighbors, and who these walls border with. It’s good if the walls turn out to be load-bearing, then the neighbors won’t bother you.

Interior renovation

Once in an apartment offered for sale, you should forget about natural modesty in order to ask the owners and neighbors, inspect and feel every corner:

1. If the selected apartment is located on one of the upper floors, then the hot water pressure here may be insufficient, which means problems with laundry, dishwashing and hygiene procedures are inevitable.
   To check the pressure, you need to open the tap in the kitchen and bathroom. It’s good if the previous owners took care of installing meters for hot and cold water.
2. Particular attention will have to be paid to pipes.
   If they have already outlived their useful life, they are covered with traces of rust, which cannot be hidden even with paint, because the surface will still be uneven. If such pipes are discovered, you can be sure that they will be able to break through at any moment and flood both this apartment and the floor below. You also need to make sure that all valves and taps on the pipes are in good working order, which must be screwed in completely and without effort, otherwise it will be impossible to shut off the water supply in the event of an accident.
3. Traces of mold or mildew in the kitchen, bathroom or toilet indicate a dangerous apartment.
4. The apartment may freeze.
   If the inspection takes place during the heating season, then before the buyer arrives, the owners can ensure a decent temperature using heaters, but this can be easily exposed by checking the radiators in all rooms. The situation will become even clearer if you walk along all the walls with your hand. This way you can even feel hidden cracks in the joints.
5. If the floors in the kitchen, bathroom and toilet are tiled, you can jump on them or try to feel the tiles in the most accessible places.
   If you hear a crackling sound, this may mean that there are voids under the tiles, or they were laid in violation of the technology, and cracks on the floor will not be long in coming. Unevenness on the linoleum will indicate that the screed underneath is bad. Poorly laid parquet will reveal itself as squeaking and cracks.
6. The presence of modern metal-plastic windows in the apartment is a significant plus.
   But here it would not be superfluous to check the tightness of the closure, the quality of the rubber seals and closing fittings.
7. It is worth finding out whether the loggia is glazed and how the balcony is insulated.
8. It is also important to check the condition of the electrical wiring,
   as well as what it is made of: copper or aluminum. But how do you find out? You can ask owners to remove one of the sockets to see what wires are connected. Although aluminum wiring is more often installed, copper wiring is more reliable and durable.
9. You should definitely ask the owners for a plan of the apartment
   to make sure that the owners have not hidden any unregistered alterations. To do this, the plan in the technical passport is compared with the actual layout. If this is not done, then perhaps the new owners will have to legitimize the redevelopment and pay fines.

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How to save your money and not go broke when buying

So-called social housing is often delivered on a turnkey basis, with simple but quite livable renovations. It is clear that such apartments are purchased or received with certificates by people who do not have the funds to decorate the interior to their own taste. In a few years, when the required amount has been collected, it will be possible to make a new repair.

When decorating social premises, cheap and simple materials, window structures, plumbing, and door frames are used. After all, the more expensive the materials for renovation, the more expensive a square meter of an apartment turns out to be.

In an elite house, expensive exclusive finishing is also unnecessary, although the reason here is that it is easier for the owners to make everything to their taste. In such buildings, apartments are usually just finished. Builders prepare the floor, ceiling and walls, lay communications and wiring, and new residents make repairs on their own and at their own discretion.

Depending on the repairs performed, the price of an apartment may double compared to one where the walls were left bare. Sometimes a development company makes renovations solely to attract buyers. In this case, clients can save money. But often, wealthy buyers are more attracted to unfinished apartments. There is a reason for this approach, because often clients are not satisfied with the repairs made by the developer.

As a rule, when considering options, home buyers place the location of the property in the first place in importance, then consider the layout of the apartment, but the finishing of the apartment being purchased turns out to be a secondary factor. In this case, the most economical option is to purchase housing with repairs acceptable to the client on the secondary market. Here, saving concerns not only money, but also time.

Even high-quality repairs may not be taken into account when selling an apartment. And you can move into the purchased apartment immediately after the transaction is concluded.

How to lower the price correctly

If you want to reduce the price, you will have to find as many problem areas and shortcomings as possible. To do this, you don’t need to be lazy, looking into all the cracks, corners and hatches. It is better to record the shortcomings you see on paper and immediately voice them to the sellers.

If you cannot find any shortcomings, you can draw the attention of the realtor or owners to the unfavorable environmental or criminal situation in the area.

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How to avoid falling for scammers

In order not to provoke all kinds of scammers, you do not need to come to inspect the apartment in an expensive car and in some kind of eye-catching outfit. The more expensive the buyer looks, the stronger the temptation not only to deceive him, but also to simply ask for a higher price for housing. A democratic appearance will allow the buyer to bargain more successfully. In addition, such clothing will make it possible to easily check all communications, pipes, windows and wiring, without fear of getting dirty.

Precautions

Sometimes, under the guise of a realtor, you can meet with a scammer. Unhonest people may introduce themselves as apartment owners.

Therefore, when inspecting housing for purchase, it is better to adhere to simple recommendations that can save not only material resources, but also life:

1. When talking with the apartment owner on the phone, it is better to make it clear that the buyer will not come to inspect the property alone.
   Let the seller dictate his contact number so that the buyer can call back after a while. If the interlocutor cannot give an intelligible answer, it is better to refuse further contacts with him.
2. When going to look at an apartment, you must leave its address to relatives or friends.
3. Upon entering the apartment, you need to warn the owners and call someone you know
   to tell them the address and set up a meeting time near this house. If the owners refuse to call you on your home phone, then it is better to leave such an apartment.