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

How to choose the right apartment in a new building from the developer at a bargain price, on the sunny side, for living and investment, we will analyze the new rules, what to pay attention to in the article.

Let's touch on the issues of choosing a district and a developer, the type of material for the walls of the house, at what stage of construction to purchase real estate, how the presence and absence of a sunny side affects the choice of an apartment, and much more, which will help you save time on choosing a living space for living or investing.

How to choose an apartment in a new building correctly

Focus on the budget
Before choosing an area for houses under construction or a developer, clearly define the budget for a future purchase. An adequate assessment of financial capabilities will save time on the selection of housing under construction from the developer.

In addition, the price per 1 sq. the meter differs if the invoice is issued in rubles or foreign currency. According to the experience of stressed equity holders, it is recommended to pay for the purchase only in rubles.

Accommodation options for a residential complex under construction affect its cost, for example, purchasing an apartment in a point building located in a block of residential buildings of the Soviet period will be more expensive to build than in a rebuilt block of residential buildings on a completely new territory, where infrastructure has not yet been developed.

The purpose of the purchase of a new building
Buyers are divided into several categories:

Acquiring housing for living (for example, in connection with the expansion of the family);
Buying an apartment in a new building for investment, with the aim of reselling or renting.

The goal affects the choice of an apartment in a new building significantly. So, if you take a living space for yourself, you will not take into account important factors that are a priori required when choosing an apartment from a developer when investing.

For example, when buying an apartment in a new building for investment, the following is taken into account:

The amount of the rental rate;
The final cost of the apartment after the delivery of the house;
The economic situation in the country and the real estate market;
Demand for real estate in the area where a house is being built, etc.

Developers and area
Why do you have to make choices at the same time? Because both factors are equally important. It's no secret that developers may not change the content of the DDU for a shareholder, even if he legally correctly substantiates the illegal content of the contract. Many developers adhere to the rule6 "If you don't like it, don't take it."

In this regard, future equity holders, before choosing an apartment in Moscow or another city, solve the problem not only by the location of housing, but also by the reliability of the developer.

What to look for when choosing a builder:

Availability of permission from local authorities for the construction of a residential complex;
Constituent documents and house design, approved by the architect;
The presence of unpaid loans from the developer, their size, court cases;
Source of construction financing;
Reviews of residential complexes built by her from real buyers or residents.

You are unlikely to be able to figure out the documentation on your own, so it’s easier to hire a lawyer, and you’ll do the rest yourself.

Do not agree to pay for housing under construction until the developer receives permits, because. high chance of losing money

There is enough information about the developer on the forums where such topics are actively discussed by equity holders, or by specialists, or by both - in any case, you can find out what is not in official sources.

The correct location of the house will save you time and nerves, so pay attention to:

The proximity of the house under construction to metro lines, transport stops or road junctions, traffic during peak hours, gas pollution;
Distance and time that you will spend on a trip to the office, kindergarten or school, if you have children, study or relatives;
Examine the map of the area and identify the location of nearby industrial facilities, thermal power plants, landfills and collect information about the ecology of the selected area;
Find out if there are places for mass recreation near the residential complex that may create inconvenience for you and your family members.

Sitting at home, you will not find out the information listed, so after choosing several areas and developers, visit the offices and construction sites of houses to obtain reliable data. The area is best visited before rush hour and in the evening.

At what stage of construction to choose an apartment in a new building

Future equity holders understand that at the stage of excavation, the cost of an apartment from the developer is cheaper, and as construction progresses, the price rises. In addition, over time, the most “delicious” offers are redeemed.

How to choose the right apartment in a new building for the price, at the beginning of construction (the "pit" stage), in the middle or before handing over the house? Several factors come into play here:

The amount of the amount for the purchase of housing;
The determination to take risky actions.

By investing at the stage of "excavation" in the purchase of housing in a new building, you save, but you risk a lot and not even that the construction site will be "frozen", but a possible poor quality of housing. At the middle stage of construction, when several floors have already been built, the quality of construction can be assessed firsthand and even asked to visit the construction site to inspect the walls and ceilings.

The same can be said about the stage preceding the commissioning of the house. But in both cases, the price for an apartment is no longer so profitable.

Buying a reservation in the Equity Queue is an even riskier decision. Think about the fact that this is not a "pit" stage - the project is just on paper and tomorrow it may not even be.

How to choose an apartment in a new building to buy: what to look for

Preliminary acquaintance
Study the documentation from the developer, which indicates the main parameters of the apartment. This may be the "fish" of the equity agreement. At the same time, check the DDU for the presence of "pitfalls". Are you interested in:

Layout (smaller walls adjacent to neighbors);
Ceiling height (at least 2.70 meters to decorate the floors and ceiling);
Finishing option and price (rough, fine);
The presence of properly laid electrical wiring;
Plumbing and heating (possibility of installing heat meters);
ventilation system;
The degree of sound insulation;
View from the window (it is preferable to choose an apartment on the sunny side, so that there are no neon signs of restaurants, clubs, hotels opposite);
The absence of a wall bordering the elevator shaft;
Consider a corner apartment as the last option.

wall material
For the right choice of housing in a new building, before buying, decide on the pros and cons of the materials from which the house is built, which you will accept. Types of houses under construction, depending on the material:

Panel;
brick;
Frame-monolithic;
Monolithic.

The first type of "panelka" is inferior to the next two in terms of sound and heat insulation. The second (brick) is worse in terms of thermal insulation than frame-monolithic.

Information about the type of walls and internal floors is contained in the construction documentation, which can be requested from the developer before purchase.

On which floor to choose an apartment in a new building?
The developer is well aware of the shortcomings of the first and last floors, therefore, when selling, he can make significant discounts. It is up to you to decide whether to take a living space on the middle floor or on the extreme ones.

To make your choice, read the articles:

When deciding on the floor, think about how comfortable it will be for you to get to the apartment in the event of a lack of electricity or a breakdown in the elevator.

How to choose the right apartment in a new building on the sunny side
It is enough to orient yourself on the terrain, having learned where the north and south sides are and where the sun rises from. To get started, choose new-build apartments with south-facing windows. Look at options with access to the east side.

Ideally, if you have a 2-3-4 room apartment, the windows face east and south. In this case, there will be enough sun in the apartment, almost always from the south, and from the east - in the morning.

On the west side is also a good option, differs from the east in that the sun illuminates the apartment in the afternoon.

Please note that within 5 years, depending on the type of soil and wall material (panel, brick, monolith), cracks may appear on all surfaces of the house

To choose the right apartment in a new building from the developer, pay attention to:

Availability of paid and free parking spaces in the yard and near it;
Arrangement of the yard (playground, footpaths, access roads to the residential complex);
The presence of a freight elevator;
The absence of cracks on the ceiling, floors and walls of corridors, external walls of the building, windows (to make sure that the plaster does not crumble);
Width of flights of stairs;
Number of apartments on floors (no more than 3-4);
Insulation of street walls of a residential complex.

Registration of the contract in Rosreestr
For new buildings, this is an equity participation agreement (according to Federal Law No. 214).
Another registration of the purchase of new buildings under construction is not provided by law.

Calculations when buying an apartment in a new building only by bank transfer
Having decided to buy an apartment in a new building, all financial transactions must be carried out through non-cash payment.

If, when selling an apartment in a new building, they insist on cash payment, then you should be given a cash register check (KKM) and a receipt for a cash receipt order.

Do not sign unnecessary papers
In the event of a delay in the construction of a new building, the developer may offer you to sign an agreement to extend the terms for providing an apartment in a new building - this agreement does not need to be signed.

If you sign it, it means that you will not be able to collect a penalty later, due to the developer's failure to fulfill its obligations.

Attention when accepting an apartment for rent by the developer
Upon completion of construction, the developer will offer to accept the apartment that you purchased from him. If, during an external examination, you have identified any shortcomings, then they must be indicated in the acceptance certificate. The builder must fix them.

If the developer refuses to eliminate the shortcomings you have identified and refuses to sign the act of acceptance and transfer of the apartment with the shortcomings you have indicated, send a claim to the developer with a reference to the shortcomings and the need to eliminate them within a certain time frame.

Correspondence of the area of the apartment in the documents and reality
When drawing up and signing a share agreement, carefully check the characteristics of the apartment being purchased in a new building, in particular, we are talking about the area.

If you find a discrepancy and the area provided in the apartment is less than that specified in the equity agreement with the developer, you can demand compensation in accordance with Article 4 of Federal Law No. 214.

Satisfaction of your requirement is carried out either by the developer directly or through the court.

In order to avoid such cases, developers, in the equity participation agreement, can set a certain limit for the discrepancy between areas in apartments and are ready to meet you halfway if this limit is exceeded.

But in this case, the court may invalidate such a reservation of the developer in one hundred percent of cases.

Be prepared for the fact that such conditions in the contract may appear and their decisions, mainly, take place in court. Remember that verbal promises to amend the equity agreement “later” are just words.

Of course, such a volume of information and actions is often beyond the power of an unprepared person. It's good that there are lawyers who have been proven in the case, who have already trained themselves in solving housing issues and quite rarely sit in the office, because they solve the problems of their clients.

Based on the rules given in the article, it will be easier for you to choose the right apartment in a house under construction.