Buying an apartment in a new building - how to buy an apartment from a developer (in a house under construction) + an overview of 4 options for buying a new apartment

Hello, dear readers of the "site"! Many people dream of buying an apartment in a new building, in which no one has lived before you. However, not everyone knows what nuances can be when buying an apartment in new buildings and what you need to know before buying an apartment from a developer in a house under construction or already commissioned. That is why we decided to devote today's publication to this topic.

After reading the presented article from beginning to end, you will also learn:

• What are the advantages and disadvantages of buying an apartment in a new building;
• Is it worth buying an apartment with finishing from the developer or is it better to do the repairs yourself;
• How to buy an apartment in a new building correctly (what steps will you have to take for this);
• Is it much cheaper to buy apartments in houses under construction and how risky it is.

Also in the article you will find professional advice for those who want to buy an apartment in a new building, and answers to questions that most often arise.

The presented publication will be useful not only to those who are already going to buy a home in a new house. We advise everyone who wants to improve their financial literacy to study it.

So here we go!

About how to buy an apartment in a new building from a developer, what you need to pay attention to when buying an apartment in a house under construction, whether it is profitable to buy a new apartment with finishing - read in our issue

Many people dream of buying an apartment in a new building. However, before deciding on such an acquisition, it is worthwhile to carefully study what are advantages And flaws buying housing in new buildings.

➕ Pros of buying a new apartment

Experts assure that the value of apartments in new buildings is twice as high as secondary housing. This is due to the large number of their advantages.

Among the main pluses (+) the following can be noted:

1. Apartment security in new buildings meets modern requirements. To ensure it, a number of systems can be installed at once - fire, alarm, video surveillance.
2. Cost per square meter of apartment in a new building is often lower ↓ than in the secondary housing market.
3. Legal transparency of the transaction. An apartment in a new building almost certainly has no dark past. The risk of fraud and fraud in transactions with such housing is much lower.
4. Individual layout and design. To design a new apartment to your own taste, you do not have to get rid of old furniture and wallpaper, as well as carry out other alterations. Moreover, some developers even offer to place the walls in the new apartment in accordance with the needs of the buyer.
5. Comfort. In the construction of houses today, modern materials are used. The layout also meets the needs of modern man. New buildings also feature new communications, equipped entrance, modern elevator, ramps for prams and disabled people. Often also provided autonomous heating of houses.
6. Profitability. In most new buildings, payment for heating is carried out by meters. Together with the high quality of hydro- and thermal insulation, as well as high-quality double-glazed windows, this allows you to save a lot.
7. Quality of landscaping. For most new buildings today, already at the design stage, parking, heated parking, playgrounds, comfortable sidewalks, comfortable yards.
8. Variety of plans. When buying an apartment in a new building, you can choose its design in accordance with your needs. Today, apartments differ not only in the number of rooms, but also in the presence of storage rooms and dressing rooms. Moreover, you can choose options with several balconies, combining the kitchen with the living room.

It is thanks to these advantages that apartments in new buildings are invariably very popular.

➖ Cons of buying an apartment in a new building

Despite the large number of clear advantages, there are a number of disadvantages of buying an apartment in a new building.

TO minuses (−) New home purchases include:

1. Registration of ownership can take a lot of time and effort.
2. Repair. This minus has 2 important aspects. Firstly, the new apartment will have to be renovated. Despite the absence of old furniture and wallpaper, this inevitably entails certain inconveniences and additional costs. Secondly, the settlement of new buildings is usually carried out gradually, therefore, at first, repairs can be carried out at the neighbors. It also creates a lot of inconvenience.
3. Outback. Often new buildings are located in new areas. This can lead to problems with transport and infrastructure accessibility.
4. Possible interruptions in heating, water supply and alarm. They may occur at the beginning of the operation of a new building due to the need to debug engineering systems.
5. financial risk. When purchasing an apartment in a new building, special attention should be paid to the reliability of the developer. Its financial instability can lead to the loss of invested funds.
6. Commissioning. If the construction of the house is not completed, before moving into a new apartment, you will have to wait until the house is put into operation. Often these deadlines are shifted, causing tangible inconvenience.

If you decide to buy an apartment in a new building, the choice of a house is of great importance. Since no one has lived in it before, it will not be possible to find reliable reviews.

To make the choice successful, you will have to focus on a large number of parameters:

1. Ecology and noise. When choosing a house, you should ask about the proximity of factories and busy highways;
2. Location. It is important to determine for yourself how convenient it will be to get to work, to friends and relatives. If there is no car, you should find out what public transport is available in the area under consideration, how often it runs, how far the stop is from the new building;
3. Infrastructure. Of great importance is the availability of all necessary organizations - kindergartens, schools, pharmacies, clinics, shops;
4. Yard improvement. It is important to assess the availability and quality of sidewalks and parking spaces near the new building. If there are children or their appearance is planned, you should pay attention to playgrounds and ramps for strollers;
5. Exterior of the house is also of great importance. You should not buy apartments in new buildings if there are cracks on the outside or inside. This fact may indicate the use of low-quality materials in the construction or a violation of technology;
6. Communications. Before buying an apartment, it is worth checking the quality of pipes and electrical wiring, water pressure and other communications in the proposed options;
7. Floor. Experts do not recommend buying an apartment on the first and last floors due to the close proximity of the basement or roof. It is also important to remember that elevators are sometimes turned off. If this happens, you will have to walk home. Therefore, the apartment should be on a floor where you can easily climb ( especially if you plan to live with the elderly and children);
8. Building type. Modern new buildings are diverse. Depending on the type of materials used, they have their own advantages And flaws . Monolithic houses they are distinguished by increased strength, but often require additional heat and sound insulation. Panel new buildings attract with smooth walls and relatively low cost, but often they have a very low ↓ level of sound insulation. Brick-monolithic houses warm, with increased sound insulation, but apartments in them are more expensive ⇑, moreover, with insufficient heating, increased humidity may be observed;
9. Apartment type. It should be borne in mind that it can be quite cold in the corner and end apartments. They should be chosen only in the case when insulation is supplied to the outer wall. Ideally, windows should face east or west. In this case, there will be a large amount of natural light without direct sunlight;
10. The condition of the apartment. It is important to make sure that there are no traces of mold and fungus in the purchased housing. It is also worth checking the quality of windows and doors.

???? Thus, when purchasing an apartment in a new building, you should take into account all the advantages, disadvantages and other features of the purchased housing. It is important that it is of high quality and suits you in all respects.

What to look for when buying an apartment in a new building from a developer

2. What you need to know before you buy an apartment in a new building from a developer - 6 important points to pay attention to

When purchasing an apartment in a new building, it is important to consider a few points. This will help you avoid a lot of problems. Detailed below, what to look for first of all when buying an apartment in a new building from a developer .

What type of contract does the developer conclude with the client

A clear advantage is the design equity participation agreements between developer and buyer. It is important that such an agreement be registered in Regpalate .

According to federal law 214-FZ, it is equity participation agreements that have priority over other agreements. In accordance with the law, in the event of bankruptcy of the developer, at the conclusion of the said contract, the client's claims are considered secured by a pledge.

The share agreement helps to protect yourself from the double sale of the apartment. Moreover, the conclusion of such agreements automatically means that the developer has a building permit, land documents and other documentation is also in order.

Often, developers at the initial stage of selling apartments in new buildings conclude preliminary agreements . Upon completion of the registration of permits, such agreements are re-registered for equity participation agreements.

Only buyers of apartments can make the final decision whether to agree to a transaction under schemes other than signing an equity agreement.

• On the one side, other types of agreement are more risky. However, it is worth recognizing that there are many people who have acquired a new home in this way.
• On the other side, and participation agreements cannot give a 100% guarantee. Quite a few deceived Russian equity holders entered into just such an agreement.

Thus, the share agreement, without a doubt, is a serious advantage. However it cannot be the only criterion for assessing the reliability of the developer.

Developer reputation

Before you pay for an apartment in an unfinished house, you should find out what is the reputation of the company building it.

To this end, it is worth knowing:

• how many houses have already been commissioned;
• whether there have been problems with construction or commissioning in the past, and if so, what kind;
• who is the founder of the developer ( some new build companies register a new legal entity to hide past problems);
• who is behind the developer - well, if it is a serious company with a clean reputation, if a politician - it is worth finding out if he will be removed from his post in the near future.

The degree of readiness of the new building

This indicator is of great importance. Even if the developer's documents are in order, and the reputation is perfect, there is a risk that the house will not be put into operation for a long time.

In addition to external readiness, it is worth evaluating level of communication . Even if the developer's representative claims that the house already has electricity and water supply, it is worth asking to demonstrate this fact in order to verify it personally.

If you are refused for any reason, it makes sense to visit the construction site unaccompanied and talk to the builders. They are usually not instructed in how to communicate with clients. Therefore, builders can often find out reliable information about the summing up of communications.

Experts advise also register for forum dedicated to the construction of a particular house. They usually discuss issues of summing up communications. In addition, from communication with equity holders, you can learn about other problems of construction.

Even in cases where the new building is already completely ready at first glance, the lack of electricity and water supply increases the risk ⇑. Some new buildings have been waiting for communications for years.

Is the house under construction in question accredited by the bank

Before entering into shared construction, it is worth asking if the chosen house is accredited by banks. It is also important to ensure that the accreditation is sufficiently recent and current.

It is worth finding out how many large well-known credit organizations trust the developer:

• The house is not accredited by any bank , this may indicate a problem with the builder.
• New building approved by a major bank, with substantial financial resources. With a lack of funds from the developer, it is easier for such a credit organization to issue him a loan than to allow the construction to be frozen.
• Ideally, the house should be accredited by several lending institutions , and not just a bank that serves the developer. Do not forget that in case of bankruptcy of a construction company, banks run the risk of not returning the funds issued to it. Therefore, they will do everything to prevent this.

When conducting accreditation, banks with a good reputation are required to check all permits for construction. But the presence of such approval should not be considered a 100% guarantee. Cases are known When even accredited houses and remained unfinished.

The fact is that some banks, in order to save the funds previously invested in the developer, are forced to issue approval for their homes. That is why this parameter also cannot be considered separately from all other characteristics.

Investment attractiveness

Not everyone understands the connection between investment attractiveness and the degree of risk of buying in a new building. In fact, participation in shared construction can be compared with. Its construction largely depends on whether there are buyers for apartments in the building in question.

If there are few people willing to buy housing ↓, the risk of unfinished or long-term construction will increase significantly. However, investment-attractive houses usually do not have problems with buyers.

To evaluate this indicator, you should pay attention to the following parameters of the new building:

• location of the new building;
• availability and number of parking spaces;
• transport accessibility;
• proximity to schools, kindergartens, clinics, shopping centers, parks;
• assessment of the microdistrict as a whole for the proximity of the railway, major highways, factories.

When evaluating the investment attractiveness of the apartment itself, you should pay attention to the following indicators:

• ceiling height - the higher this indicator, the more comfortable it is in the apartment;
• wall thickness - thin ones can freeze through and have poor sound insulation;
• location of lift shafts - if they are adjacent to the walls of the rooms, the elevator can be heard in the apartment;
• window arrangement - natural lighting, as well as the view from the apartment, depends on this factor;
• thickness of interior walls affects the sound insulation inside the apartment;
• floor - the first and last are not popular (it is not easy to sell an apartment located on them). The higher the housing, the cleaner the air and quieter, but it should be borne in mind that if the elevator breaks down, you will have to walk home.

You should also take into account building type . Panel houses are erected quickly enough, so there are rarely delays with them. In contrast to them, monolithic construction problems may arise due to the nature of the construction.

P.S. On our website there is a separate article about, where we talk about all the nuances of investing in real estate.

???? If you want to buy an apartment in a new building, you will have to take into account a large number of factors. It makes no sense to consider them separately. A reliable result of the analysis can be obtained only when considering all factors in the aggregate.

More information on how to prepare for - in our special material.

Step-by-step guide on how to buy an apartment in a new building (4 easy steps)

3. How to buy an apartment in a new building correctly - step-by-step instructions for buying a home from a developer

Before becoming the owner of housing located in a new building, you will have to choose area in which it will be located. It is also necessary to determine the various characteristics of the apartment.

Most often, housing in new buildings is purchased at the construction stage, that is, before the house is put into operation. When making such a purchase, it is important to mentally prepare for the fact that the actual terms of settlement can be shifted.

• Firstly, there is always a chance that the developer will not have time to put the new building into operation by the named date.
• Secondly, if the apartment is purchased without interior decoration, you will have to spend time on its repair.

In order for the choice to be correct, and problems to arise as little as possible, you should use the following instruction .

Step 1. Study at home and check documents

The cheapest way to buy an apartment in a new building is at the stage of excavation. The cost of housing in this case will be approximately ¼ below ↓ than after completion of construction.

At the same stage, it is possible to discuss with the developer planning And the size of the future apartment. However, this option is the most risky, because there is no guarantee that the house will be handed over:

• The developer simply may not get a building permit.
• The company may not have enough money to build a house.

Besides, problems with documents can arise even when several floors are built. The result may be construction freeze. This process can be not only temporary, but also permanent.

In order to minimize the risk, it is necessary to familiarize yourself with new building construction project and also check reputation developer company. Unfortunately, this does not completely eliminate the possibility of problems. However, the probability of a positive outcome with careful analysis will be higher ⇑.

Options for checking the developer's company may be different:

1. Do a check using the internet. You need to find information about the builder in in social networks, on forums and other sites. It always contains a lot of information if buyers of apartments suffered during the construction of houses;
2. Appeal to the bank with an application for a mortgage on an apartment in a new building. This is another fairly effective way to check the developer. Before agreeing to lending, banks always conduct a thorough check of the developer. Loans are issued for the purchase of apartments only if the documents of the construction company ( including new building) are in perfect order.
3. Use the services of a professional lawyer. He will analyze information about the house, design, financial and other documentation, permission to erect, the legality of registration of the land plot in ownership. Independently check these documents, without having a legal education, almost impossible.

Step 2. Registration of the contract

If there is confidence that the documents are in order, the borrower's reputation has no problems, the selected apartment meets all the needs, you can proceed to the execution of the contract.

There are 3 main options for buying an apartment in a new building, depending on the type of documents being drawn up:

1. Acquisition under a share agreement. It is concluded directly with the developer. Experts do not recommend agreeing to the deal preliminary agreement. Such an agreement does not match current legislation. The preliminary contract is not registered in Regpalate and therefore more risky.
2. Under an assignment agreement. Such an agreement is concluded when purchasing an apartment from co-investor or owner who resells it. Such contracts are regulated by several legislative acts at once. Therefore, they often lead to disputes. By an assignment agreement, the parties can fix a deal that provides for the possibility of acquiring a finished apartment in the future or equity participation directly in the construction process. In the latter case, state registration is required. The buyer is left with: a copy of the assignment agreement, confirmation of the transfer of money, the written consent of the developer, and act of transfer of documents.
3. Purchase under an agreement concluded with a housing construction cooperative. The housing cooperative is formed through an agreement between future apartment owners. Acquisition of housing in this case is carried out through payment share. Such a procedure in state bodies not registered. Therefore, despite its legality, it is quite risky.

Money should be transferred only after the contract is concluded. In the first two cases, you should also wait for state registration. In some cases, prepayment is provided, the remaining amount is transferred later. This fact should also be reflected in the contract.

In order to carry out state registration of the concluded contract, it is necessary to present the following documents:

• direct contract;
• design documentation for construction;
• certificate of ownership of the land plot to be built;
• passports of the parties concluding the agreement;
• declarations of the parties to the treaty;
• cadastral plan;
• plan of the object under construction, containing the address, information about the number of storeys and the number of premises;
• building permit.

In some cases, other documents are also required.

When signing the contract, it is important to pay attention to the following points:

1. construction completion date;
2. the term for the transfer of the apartment to the property, as well as the documents necessary for its registration;
3. terms of termination of the contract;
4. obligations of the parties, the consequences for their violation.

It should also be remembered that a separate clause in the contract should be highlighted fixed price per square meter purchased apartment.

Step 3. Getting the apartment and keys to it

When purchasing an apartment in a house under construction, it is important to understand that from the moment it is put into operation and until the apartments are handed over to the owners, up to 3 months . During this period, the construction company receives technical certificate for a new building, and also coordinate the layout with BTI.

Before you sign act of acceptance , the owner must carefully inspect the purchased apartment. If at the same time any shortcomings or deviations from the project are revealed, the developer should be required to eliminate them or pay compensation.

This requirement also applies to engineering networks. If they are not connected or do not work at the time of accepting the apartment, you should not sign the act of acceptance and transfer until the problem is fixed.

Some construction companies require apartment buyers to sign an act, giving a verbal promise to eliminate the shortcomings.

In such a situation, you can act at your own discretion, but experts advise get from the builder written consent to eliminate deficiencies. However, if there is such an opportunity, it is better not to sign the act until all problems are resolved.

When the acceptance certificate is signed, and the keys to the apartment are handed over to the owner, the calculation of utility bills . At the same time, the obligation to pay for the following services is legally fixed:

• after the organization of the HOA;
• after signing an agreement with the operating company.

In practice, this takes time, during which the costs are borne by the developer. Therefore, buyers are usually required to pay utility bills for several months in advance ( usually no more than 4 ).

Experts do not recommend moving into the purchased apartment, as well as repairing it until it is received property registration certificate . Until that moment, the apartment will be inspected by BTI employees and, if they find a discrepancy between the apartment with the condition it was in when the house was put into operation, they may demand that the premises be returned to their previous appearance.

Step 4. Registration in property, registration

To register an apartment in the property, you will have to contact registration chamber . This can be done either through an experienced lawyer or on your own. In the second case, the costs will be lower↓, but it will take a lot of time and effort.

To register an apartment as a property, you must provide act of acceptance And commissioning decision.

When will be received state registration certificate, you can register in the apartment. For this you need to contact FMS .

This will require the following documents:

• application for registration in a new apartment;
• passport;
• extract from the former place of residence;
• certificate of state registration of property.

???? When all the steps are completed, the procedure for acquiring housing from the developer can be considered completed.

4. Buy a new apartment from a developer or through a real estate agency - which is better?

To purchase an apartment in a new building, you can contact the developer or realtor. It all depends on your goals and preferences.

• If the house has already been selected, and the buyer is confident in his decision, you can go directly to the builder.
• If there is any doubt I want to compare several options or the buyer is looking for where it is profitable to invest in construction, you should contact the agency.

In any case, it should be remembered that each of these options has both advantages, and flaws. Let's consider them in more detail.

???? Purchasing an apartment directly from the developer

It is quite natural that in the office of the developer, the buyer is offered only apartments in new buildings of a specific construction company. They cannot sell an apartment in another house here. Buyers will not be told about the shortcomings of their houses here, but they will be happy to share the negative aspects of other developers.

It should be borne in mind that construction companies usually give discounts only for illiquid apartments that are not in demand. It is also impossible to purchase real estate by assignment of rights here.

☎ Purchasing an apartment through an agency

At the same time, there is much more ⇑ choice than directly from the developer. Moreover, the agency will honestly talk about the advantages and disadvantages of each new building. And if you need to sell an existing apartment or room, the agency will help with this.

They also provide advice on and support in its design. In most cases commission the developer pays for the services of the agency, they are free for the buyer.

5. What is more profitable: to buy an apartment in a building under construction or in an already commissioned one?

The cost of an apartment in the same building can vary significantly depending on the stage of its construction. Can be distinguished 4 main purchase options depending on the stage of construction . Let's take a closer look at everything advantages And flaws each of them.

At what stage of building a house is it more profitable to buy an apartment - let's look at all the options and find out all the pros and cons

Option 1. Before the start of sales

Some developers offer to purchase an apartment even before the start of sales. This will keep the cost to a minimum. Thus, you can buy an apartment in a new building inexpensively.

In accordance with the law on construction, developers have the right to start selling apartments only after how it will be arranged conclusion on compliance of the Ministry of Construction.

In practice, some construction companies begin negotiating with potential buyers before this stage. booking agreements . With such an agreement, the buyer confirms the intention to purchase an apartment, and the developer in return provides a minimum price for it. The buyer pays for this service. 10 -50 thousand rubles .

There are several advantages (+) of the booking agreement:

• lowest cost , in some cases, you can buy real estate almost at its cost;
• low risk of making a deal – if the conclusion of an equity participation agreement does not follow, the funds contributed will be returned to the buyer ( it is important to ensure that this is spelled out in the agreement);
• maximum choice - you can choose an apartment with your favorite layout and choose a convenient floor.

Despite the serious advantages, the purchase of housing at the stage of booking has a number of disadvantages.

TO minuses (−) may include the following:

• there is no guarantee that the transaction will eventually take place;
• not always the amount paid under the booking agreement goes to pay for the apartment, in some cases it’s just commission for the service (all this is prescribed in the contract).

Booking agreements do not need to be registered with Rosreestr, so you need to study them as carefully as possible even before signing.

In some cases, dishonest construction companies enter into several such agreements for one apartment. As a result, the buyer may be left not only without the housing he likes, but also without the money paid. In addition, precious time will be lost.

You can protect yourself by making sure that the booking agreement contains refund clause.

Option 2. Stage of excavation

When the permit documentation has been prepared, the developer proceeds with the implementation of the zero stage of construction, which is otherwise called excavation stage .

At this point, the preparation of the foundation begins. Statistical data show that it is at this stage that almost 1 /3 all future apartments.

Among the advantages of acquiring at the stage of excavation are the following:

1. undervalued – compared to the price of apartments in a commissioned house, the difference can reach up to 20 -30 % (depending on the region);
2. a large selection of layouts, number of storeys and other parameters of the future apartment – first buyers usually occupy the best property;
3. possibility of installment (You can pay in most cases without interest).

However, there are a number of disadvantages of buying an apartment at the excavation stage:

• waiting for settlement for several years;
• risk of construction freeze ( For example, in the absence of demand for apartments or an increase in the costs of the construction company for various reasons);
• the risk of changing the project of a new building or its number of floors - the fewer floors built, the higher the risk;
• double expenses until the house is put into operation - for rent and installment or mortgage payments;
• it is possible to postpone the completion of construction and the delivery of a new building.

Option 3. The new building is half ready

For those who do not want to buy real estate at the stage of excavation, considering such a purchase too risky, there is an option - to invest in an apartment when the house is ready half . The probability of a construction freeze at this stage is significantly reduced ↓, while the cost of apartments remains reduced ↓.

Among the advantages of acquiring apartments in new buildings, half-finished, the following can be distinguished:

• shorter waiting time for an apartment compared to previous options;
• the cost is lower than in the finished real estate market;
• there is an opportunity to check the progress of construction and its compliance with the deadlines;
• the probability of a construction freeze is significantly lower ( but still it persists).

The disadvantages of buying an apartment in such houses are as follows:

• the cost of the apartment is higher by about 15 % than when buying at the stage of excavation;
• the most successful options are usually already sorted out;
• the likelihood of an increase in the commissioning of a new building remains.

Experts do not recommend purchase apartments if the developer unexpectedly significantly reduced the price ⇓. Often this indicates a lack of finance to complete the current construction.

To minimize the risk of an increase in the commissioning time of a new building, you can check if it is accredited by banks when choosing it. Before approving a house under construction, large financial organizations check the documents both for the house being built and directly for the construction company itself.

Option 4. The house was commissioned

It is the least risky to buy real estate in houses that have already been put into operation. However, in this case, the cost of the apartment will be maximum. Of course, you can use share offer, or ask the construction company to make discount. But in any case, the savings are unlikely to exceed 5 %.

The advantages of buying this option are as follows:

• the transaction is safe, as the new building is completely ready and put into operation;
• settlement can not be postponed for a long time;
• at the time of purchase, the buyer can already see how the new building corresponds to the project, what is the quality of the house, as well as the territory and infrastructure adjacent to it.

Despite the large number of advantages, buying an apartment in a finished house has some disadvantages:

• the cost is higher than in a house under construction;
• most likely within the next 1 -2 For years, the neighbors who are doing repairs will be a source of concern.

Experts from one of the largest banks in Russia conducted an analysis and found that, on average, 2016 -2018 years, the period of construction from the moment of its commencement to completion is 2 years . In most cases, it is sold in the first year 50 % of all apartments.

In this case, the volume of sales is determined reputation construction company, and home construction region. For the largest developers 50 % of apartments are sold out already within 9 months .

In the second half of the construction, more near 30 -35 % . The remaining property is sold after the commissioning of the new building. Such statistics are typical for the market of economy and comfort class apartments.

Buying an apartment in an unfinished house, it is important to understand that the settlement is not carried out immediately after the completion of the construction process. Commissioning, connection to engineering systems, registration of property may take up to 12 months.

In any case, you should compare the options described above and choose the one that suits you best. To make the analysis easier, their main features are presented in the table below.

Table: "Features of various options for buying a home depending on the stage of construction"

The above table will help you compare the options for buying an apartment in a new building and choose the most suitable one for you.

Which is better to buy an apartment: with or without decoration?

6. Is it profitable to buy an apartment with finishing in a new building

According to statistics, the demand for apartments in new buildings with finished decoration . First of all, this is due to the desire of buyers to optimize costs as much as possible. Self-renovation of a purchased apartment is always very expensive. In addition to financial costs, it takes a lot of time and effort.

The sale of apartments with a ready repair has begun in the middle 2 000 years. At that time, the market experienced a reduction ↓ in demand for real estate.

In order to attract customers, construction companies began to sell apartments with finished decoration. Some of them have gone even further and started to develop various design solutions, offering refurbished apartments in a certain style.

When choosing a renovated property, experts recommend paying attention to finishing cost. The optimal price is called within 10,000 rubles per square meter. If repairs are more expensive, many buyers refuse such a service.

Traditionally, there are 2 main stages of finishing apartments:

1. Black finish. In general, this concept means the complete absence of any finish. Such a repair implies the presence of only the basic elements: Entrance door, double-glazed windows, and heating system. In some cases, they also set interior doors. The buyer of the apartment will have to independently level the walls, glue the wallpaper, do the electrical wiring and other necessary work. Only after they are completed will the property be ready for occupancy.
2. Clean finish. In this case, the repair is made by the developer, its cost is included in the price of the apartment. Finishing includes: painting walls, wallpapering, laying linoleum or parquet. Bathrooms and toilets are tiled or walls are painted.

Fine finishing from the developer is suitable for those buyers who do not have time for self-repair or they do not have the money to do so.

It is also important to remember that recently building materials have risen in price significantly. At the same time, the level of income in most cases did not change. That is why buyers prefer to purchase apartments with a ready repair.

???? The experts considered that when buying a two-room apartment with a fine finish, you can save approximately 200 -400 thousand rubles. Of course, this amount is approximate and may vary significantly.

On average, you have to pay extra for repairs 5 -10 % of the original cost. But the final amount is usually less than ↓ than the cost of self-repair.

Another advantage apartments with a fine finish - opportunity to move in immediately . Also, often such apartments are purchased by those who invest money in real estate with a view to their subsequent rental.

7. Useful tips for those who want to buy an apartment from a developer in a new building

To avoid possible problems when buying an apartment from a developer, experts recommend seeking help from professional lawyers. Of course, this entails additional costs. Therefore, it will not be superfluous to use the advice of experts below.

Tip 1. Check the builder carefully

Verification of the builder takes a lot of time. At the same time, you should not rely only on information on the Internet. Even if there are no negative reviews about the developer in the network, this does not guarantee its reliability.

The construction company may be too young or just a shell company. It is far from always that the developer during the activity fulfills all the requirements of the law.

You should not do this even in cases where the developer's documents are in order and there is indirect evidence of its reliability. The preliminary contract does not comply with Russian legislation.

There is no need to hurry with the choice of a construction company and with the purchase of an apartment. Not everyone understands, but the real estate market today, despite its instability, is not characterized by chaos.

Often, in the wake of rumors about the upcoming price increase, buyers are in a hurry to purchase real estate. In fact, the cost does not grow sharply. Moreover, after an increase, there are often periods of decrease ↓ in the cost of apartments.

Therefore, you should not rush into buying. It is important to carefully analyze your financial capabilities, choose a construction company, area and a suitable apartment.

Tip 3. You should not make redevelopments to the apartment until the property is registered

If you make redevelopment before the state registration, the BTI may require you to return the apartment to its original state. Moreover, in the process of measuring real estate by employees of this organization, disagreements with the developer may arise.

The area of ​​the apartment may not correspond to the one stated in the documentation:

• If she is more the buyer may be required to pay an additional fee.
• If the area is smaller↓, it will be possible to present the corresponding claims to the developer.

In any case, the apartment at this point in time must be in its original condition.

???? Accurately following the above tips helps to avoid a number of troubles.

8. FAQ - Frequently Asked Questions

Purchasing an apartment in a new building is a rather complicated process, which often raises a large number of questions from buyers. To save you time, at the end of the publication we traditionally answer the most popular of them.

Question 1. Which floor is better to choose when buying an apartment in a new building?

When choosing an apartment, the buyer has to determine a huge number of its parameters. Many consider one of the most important floor on which it will be located. When choosing it, it is difficult to give any universal advice, since subjective components are of great importance.

When choosing the number of storeys of an apartment, it is necessary to take into account:

1. lower floors are great for older people and families with children:
2. the upper floors are valued in new buildings located in picturesque areas of the city;
3. nobody canceled the financial side of the issue either - usually the cost of apartments on the ground floor is lower by about 15 %;
4. it is also important to study the infrastructure - it can be noisy on the lower floors if the house is located near highways, large children's and sports grounds, large cafes and shops.

Before making a choice, it is worth analyzing advantages And flaws apartments on different floors.

First of all, consider the fundamental points for different floors:

• Apartments on the first floor most often bought for reasons of economy. Also, many people buy them for renting out, since in most cases the number of floors does not affect the rent. In addition, the first floors are preferred by those who have a small child, as well as pensioners and the disabled.
• Apartments on floors above the 16th suitable for those who do not have a fear of heights, as well as connoisseurs of the view from the window. But in this case it is worth clarifying how the communications are set up. If from below - there may be problems with water pressure. In modern new buildings above residential buildings they have technical floor. It is there that all the necessary communications are located. If the house is built in accordance with these principles, there will be no problems with water pressure even at the very top.

For ease of comparison, the pros and cons of apartments located on different floors, we have presented in the table.

Table: "Advantages and disadvantages of apartments located on different floors"

Question 2. How to buy an apartment with a mortgage from a developer?

An analysis of the statistics of the real estate market allows us to see that today there is a trend towards an increase in demand for mortgages in order to purchase apartments in new buildings. First of all, this is due to the availability of state support. Thanks to her, mortgage rates in the primary housing market are lower ↓ than in the secondary one.

The high level of construction intensity leads to a significant increase in the supply of apartments. As a result, a large number of developers and credit organizations operate on the market. Such diversity often leads to difficulties in choosing. Therefore, next we consider in detailstep by step process buying a home with a mortgage in new buildings .

Detailed instructions for buying an apartment in a mortgage from the developer

Stage 1. The choice of a new building

The choice of a new building is the first fundamental step. The list of lenders who are ready to provide a mortgage is largely determined by the chosen house.

It turns out that Firstly you should choose an apartment that meets your requirements, including regarding cost, locations, commissioning deadlines. When the house is selected, the developer will provide the buyer with a list of credit organizations in which he is accredited.

Stage 2. Property booking

When a house under construction is selected, you should book an apartment in it. This is done in order to during the preparation of an application for a mortgage loan, its consideration by the lender, preparation of documents for the transaction, the buyer was sure that the chosen housing was assigned to him and could not be acquired by someone else.

Booking can be carried out according to several schemes (the option is determined depending on the selected developer):

1. Booking verbally rarely used by construction companies. Most often, its duration does not exceed 14 days. At this time, the buyer has time to apply for a mortgage to a credit institution and wait for its consideration.
2. Oral booking with the signing of an agency agreement. In this case, the same actions are first carried out as in the previous scheme. Having chosen a specific apartment, the buyer verbally reserves it with the developer. When a positive decision on the application for a mortgage is received, agency contract. It implies not only the choice of an apartment (which has actually already been chosen), but also the support of the transaction at all its stages.
3. Signing an agency agreement on a paid basis. Buyer and construction company sign agreement about booking a particular apartment. For this, the developer receives a fee in the form of a commission. The result of the agreement is that the selected property is assigned to the future buyer and is not sold to other citizens.

When booking with the signing of an agency agreement, it is important to immediately discuss the conditions for a refund. If this is not done, there is a risk that the booking fee will not be refunded if the mortgage application is rejected.

Stage 3. Mortgage application

Having received a list of banks that accredit the selected new building, the buyer applies for a mortgage. If received positive decision , you must immediately inform the construction company about this and proceed with the preparation of a transaction for the purchase of an apartment.

We already talked about that in a previous article.

Stage 4. Making an insurance policy

As a rule, the borrower is given the opportunity to independently choose an insurance company.

Wherein important to remember, that, in accordance with the laws governing the execution of mortgages, insurance of property acting as collateral is mandatory.

In contrast, the purchase of an insurance policy for the life and health of a client receiving a loan is voluntary.

Stage 5. The transaction for the purchase of an apartment, the execution of a mortgage agreement

The date of the transaction for the purchase of an apartment is appointed by agreement of all its participants.

This procedure includes the signing of the following documents:

• mortgage agreements;
• participation agreements;
• agreements on voluntary insurance (if necessary).

Stage 6. State registration

The equity participation agreement, as well as the mortgage agreement, are subject to mandatory registration in Regpalate. At the same time, the right to an apartment under construction is officially formalized, and also superimposed on it. encumbrance .

It is from the moment of state registration that monthly mortgage payments begin.

Stage 7. Commissioning of a new building

When all construction work is completed and the house is brought to a habitable condition, the construction company contacts Department of State Construction Supervision .

This body appoints an inspection of the new building. During this procedure, a special commission examines all the documentation. At the same time, the compliance of construction works with documents is checked.

If no violations are found during the named procedure, the construction company receives permission to commission a new building . Only after that are drawn up acts of acceptance and transfer of housing owners.

Stage 8. Apartment appraisal

The specialist of the appraisal company inspects the apartment and draws up a report on its value. This document is provided to the credit institution, as well as to the insurer.

Stage 9. Mortgage registration

After registering the ownership of the apartment in the bank where the mortgage is issued, it is mandatory to draw up mortgage - a document that confirms the fact of encumbrance of real estate.

Important to remember, that the mortgage must be registered with the Registration Chamber without fail.

Stage 10. Obtaining a certificate of ownership of the apartment

To register the right of ownership in the Regpalata, you must provide the following documents:

• share agreement;
• act of acceptance and transfer;
• mortgage;
• appraisal company report;
• receipt of payment of state duty.

The specialist, taking the package of documents, without fail issues receipt on their receipt and indicate the date when the relevant certificate will be ready. It is legally determined that the registration period is 5 working days.

Stage 11. Making an insurance policy for an apartment

Upon receipt of a mortgage, which is the subject of collateral, is mandatory. At the same time, the policy is issued only after all the above steps have been completed.

In fact, the process of obtaining a mortgage to buy an apartment in a new building is quite time-consuming. Experts recommend that those who do not have the time or desire for this, seek help from professionals - mortgage brokers . And for those who want to know, on their own, read our last issue.