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:
- 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.
- 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.
- 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?
- Choose the right developer
. Key moment. Let's start with it.
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 will your house be on?
This is not about the foundation, but about the quality of the soil. I found this viewing trip very useful, although I did not accept the developer’s offer. In general, I would like to buy an almost finished house, so as not to create conflict with construction for six months. But in this particular case, I just went to look at a piece of land. The reason is simple. It was located in a very prestigious location, on the banks of a river, and on the border of a vast green area just 10 minutes drive from the city.
I thought that if I liked the place, I could live in a rented apartment, but get a new house according to my own design where I wanted.
Alas, the very first glance at the site immediately dotted all the i’s. See for yourself:
Unless you are a hereditary potter, then clay soil should alert you. Water that gets on it does not seep through, but stands in large puddles on the surface. Walking on such land is a pleasure. You feel like a cow on ice. When I hinted this to the seller, he quite calmly, as if it was necessary, said: “So what, bring a few cars with sand, pour a layer and build on it.”
And then he showed me the area where this ingenious plan had already begun to be implemented:
No matter how prestigious and convenient the place was, the seller had to answer with a polite refusal, which he had probably heard more than once.
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.
- 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.
- 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.
- 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.
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.
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.
| Quality classes of new buildings | |||
| Mass housing | Superior housing | ||
| Economy class | Comfort class | Business Class | Elite class |
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.).
Houses with a summer second floor
This is a separate class of buildings. Sometimes during construction, a “box” of the first floor is built from bricks or foam blocks, and the second floor consists of roof slopes on both sides, and simply boards are used in the front and back, sheathed on the outside with siding.
Of course, there may be radiators there, and the seller will assure that in winter it is warm here, like in a bathhouse. I looked at several such houses. Among them were those built in the spring of this year. Against this background, it was simply funny to listen to the agent’s babbling lies about winter comfort in rooms separated from the street by a wall as thick as an arm.
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.
Is it worth buying a used house?
Among the advertisements, quite often there were offers for the sale of houses in which they had already lived for some time. On the one hand, this seems to be not bad. People live, that means communications are working, the site is well-groomed, and some repairs have been made. You can move in right away and then gradually redo what you don’t like at all.
With these thoughts, I went to see a house 17 kilometers from the city.
What I liked:
Large plot - 15 acres, garage, gas, electricity, large area - 170 sq.m. An attached terrace, second light, quite tolerable renovation... Everything was very good. An additional charm to the site is given by the fact that there are and will not be any neighbors on three sides. A wealthy citizen lives with the fourth, who has a very large plot and a house standing “at the other” end of it. That is, in essence, problems with noisy neighbors disappeared by themselves.
What scared me off:
There was only one thing that absolutely killed me: the driveway.
Of course, there is a normal road leading to the village, but then we had to drive 1170 meters over monstrous potholes. It’s probably great to drive a UAZ there, but for an ordinary car such a road would simply kill the suspension.
Of course, the owner said that it should be paved soon, but I stopped taking people’s word for quite a long time. Therefore, not without regret, I abandoned this option.
Among other things, I would like to note the following. Of course, anything can happen in life. But when people built a house last year and sell it after the first winter... there might be something wrong. Alas, sometimes the reason is revealed only after the transaction has been completed, when there is either no way back at all, or it is easier to rebuild and redo something than to start a lawsuit.
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.
Old renovated houses
On our way we also met two old houses, which, through renovation, acquired a completely civilized appearance. Such houses have some special features. How critical they are is up to you to decide.
Consider a house 45 kilometers from the city. We decided to pay attention to it because it is located near the railway station. High-speed trains have smoothed out a considerable distance a little.
The house itself looks quite decent from the outside. Quite large in area, on a land plot of 16 acres, with a good location relative to natural and infrastructure facilities, it has become a candidate for “dream houses”.
However, appearances turned out to be deceiving. Firstly, all living rooms were on the first floor. The layout was such that it seemed that the house had been dismantled and reassembled many times, using materials from the old walls. The second floor turned out to be completely awkward. One room was not heated, the floor in another was sagging, the huge, stupid corridor was clearly improvised as a result of the builders’ lack of a clear idea of what would happen on the second floor.
To top it all off, old houses sometimes have a smell that cannot be removed by anything.
What would you say if you were offered to buy a house like this?
From the outside the house looked quite respectable. However, as soon as you looked inside, you wanted to immediately run away from there, the further the better. The main feature was that it was quite possible to live inside the old house. There was a kitchen, two rooms... Is this option right for you? Would you agree to gradually dismantle the old log house and remove the rotten logs through the doors or windows?
And in old houses there are old foundations, which over time can underlie a huge pig. Moreover, when, let’s say, there is no time for pigs at all:
Of course, everyone has the right to choose the appropriate option for themselves. I did not get involved with rebuilt old houses and I advise you in a friendly manner to do the same. Remember, external beauty and grooming can have a downside that will terrify you.
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.
Site slope
This object was good from all sides. However, there were two things that canceled out all the advantages. The first is wooden floors between the first and second floors. When someone walked on the second floor, on the first floor there was a feeling that the plaster was about to start crumbling. But it should be possible not only to walk on the floor, but also to jump. For example, suddenly you jump off a stool. Or, God forbid, you will fall, tripping over the slippers placed in the middle of the room.
For example, when I entered the spacious bathroom and took a few steps on the tiles, it felt like I was walking on thin ice that was cracking and bending under the weight. Not the most pleasant feeling.
But that was not all. The site on which the house stood was located on a hill and had a pronounced slope. Moreover, it’s not that small.
What does it mean? In the spring, all the water that is located higher up the slope in the form of snow will flow through your site. The same thing will happen in the summer after a heavy rain. I would also see what happens when you put a pool on the property :).
Of course, if you have money and a good landscape design specialist, this slope can be turned into an advantage, terraces and stairs can be made. But this is good when the area is large. On five hundred square meters, I'm afraid all this will look like a mouse fuss.
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.
- Price
. New buildings, especially at the construction stage, are significantly lower in price than finished housing.
- 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.
- 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.
- 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.
- Increase in cost
. The price of an apartment at the excavation stage can increase up to 30% by the time it is ready.
- 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.
- 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.
Canadian technology or cardboard house?
When examining this house, I experienced conflicting feelings. I liked the size: 200 square meters, the interior was made of wood - there was just an amazing aroma of resin in the house. The house was rented out “turnkey”, that is, after receiving the keys it was possible to bring in the furniture on the same day and celebrate the housewarming. Gas, electricity, well, sewerage, heating - everything was in working order.
True, the plot of land near the house was not as large as we would like - only 5 acres. But the location of the object was more than suitable. Just 7 kilometers from the city, next to the highway, near the railway station. The village where the object was located is considered a very “cool” place. It borders on a huge forest. Land there costs from 160 rubles per hundred square meters.
It was all very cool. And the price seemed quite right. There was only one thing that bothered me. The house was made “using Canadian technology.” Have you heard the term “sandwich panels”? It was from them that the “dream house” was built.
The owner of the house - who is also its builder - spoke very convincingly. I wanted to believe him and, as they say, “slap his hands.” However... may all adherents of Canadian house building technology , I was not ready to exchange my “stone” apartment for a “cardboard” house, even though it was so big and good.
I was also a little scared by the condition of the access road to the house itself: a dirt road. In the spring, when I went to see it, it turned into a real mess.
A little later, something happened that finally convinced me not to get involved with such houses. I just saw them being built. Thin metal piles, a wooden frame that swayed slightly in the wind... No. Thank you, but I won’t live in this.
It is clear that any construction technology has the right to life, but let it have it separately from me. However, I prefer more reliable and durable materials, because from childhood I remember the fairy tale about the three little pigs :).
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.
Optimal solution
Based on the above criteria, choosing the best house is not easy, since the preferences of different people differ. At the same time, taking into account the number of identical buildings in different regions of the country, optimal private houses can be identified.
For permanent residence
The best design in terms of price and quality are 2-story houses made of aerated concrete blocks with brick cladding , a heated attic and a total area of 120-170 m2. Such a house, with full engineering support, is optimal for a family of 3-4 people.
For summer holidays
Considering the temporary nature of the operation of such structures, the final price is the determining criterion for property owners. Thus, people prefer frame-panel houses or structures made of pine beams with a total area of 100 m2.
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.
| 1. High-quality materials and technologies | Modern technologies and materials are used in the construction of new houses |
| 2. Comfortable conditions | Convenient apartment layout, individual heating, covered loggias and balconies |
| 3. Affordable price | The cost of an apartment at the construction stage is significantly lower than finished housing, installment plan from the developer |
| 4. “Purity” of the transaction | Legally clean and safe transaction, the apartment is easy to rent out or sell |
| 5. Housing without history | Apartment “from scratch”, no one lived in it |
| 6. Individual layout | Freedom to choose the layout of rooms in the apartment |
| 7. Design possibilities | Implementation of any modern design ideas |
| 8. Developed infrastructure | New buildings are offered with parking spaces, playgrounds, and important infrastructure within walking distance |
| 9. Profitable investment | Investments in the “primary” are profitable - by the time the house is commissioned and the further development of infrastructure, the price of housing increases |
Detached house in a cottage village
The distance from the city is approximately 19 km. There is a good asphalt road, a regular bus runs on schedule.
The territory of the village is surrounded by a fence, there is a checkpoint with a barrier, video surveillance, night lighting, garbage removal, clearing the streets of snow... At first glance, everything is very cool. Frankly, this option was considered our main option for quite a long time precisely due to the developed infrastructure.
The house itself is very bright due to stained glass windows, spacious - 172 square meters. There is a small veranda, a carport, a heating system from a gas boiler and electrical wiring are installed, the walls are prepared for wallpaper, there is a concrete screed on the floor, suspended ceilings on top
What scared me off:
High service fees - approximately 3,000 rubles. per month. At the same time, according to local residents, there are many complaints about the management company. Problems also emerged with the quality of construction. According to village residents, the walls of houses are cracking, mold is constantly appearing, and some have roofs that are leaking. The management company is in no hurry to eliminate even warranty cases, so some residents were forced to go to court.
The total area of the house includes a car parking area under a canopy. In fact, the area of the house is only 130 square meters. meters. And you will have to pay tax for 172.
The soil in this area is clayey, so in order to organize beds and other plantings, you first need to bring in several truckloads of fertile soil.
Bad freezing front door. We need to change it immediately.
The most important thing: the house is one-story. On the one hand, this is not bad. On the other hand, it occupies a significant place on the site. Therefore, only seven acres remain from the declared 9 acres. This is not so much for a person who would like to organize both a vegetable garden and a recreation area here.
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:
- Construction waste left behind by a construction team.
- The inevitable shrinkage of new houses, and as a result, the appearance of cracks.
- 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.
- 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.
How to choose a good house
When we were just starting to think about buying a country house , we imagined a luxurious mansion with an area of at least 200 meters, located in a picturesque ecologically clean area, not very far from the city. Mandatory criteria were:
- large plot - at least 15 acres,
- connected gas, but no ugly yellow pipes in front of the windows - everything is underground,
- good turnkey renovation
- good asphalt road right to the gate,
- so that there is certainly a forest and some body of water nearby,
- so that the neighbors are decent, or better yet, there are none at all,
- so that there are no production facilities, hangars, pipes or power lines nearby,
- so that it’s not too far from the city,
- so that in addition to the car, you could travel to the city by bus and (or) train.
If we start listing the design features of the house itself, the site and the surrounding area, then this list could be continued indefinitely.
But life is a thing that always has its own way. She doesn't care about our plans, wishes and preferences. In the end, when we bought our house in the village, it did not at all meet most of the criteria that were considered decisive at the beginning.
Consistent review and screening of options showed that the ideal house that would satisfy ALL the requirements simply does not exist. In any case, you will have to give up some wishes, adjust your preferences to specific circumstances and cost. As a result, you will end up buying a home anyway, and it will be a reasonable compromise between what you want and what you can afford.
You and I understand that having, say, 40-50 million free rubles in your hands, you can quite claim a very good, almost ideal option. But here’s the problem: we didn’t have that amount at our disposal, so we had to sacrifice “desires” for the sake of “opportunities.”
How to choose the right house? Now I would like to show the most outstanding options that were reviewed and explain why they were rejected.
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.
Why didn't I choose a townhouse
Now they are being actively built and advertised. The builders are quite understandable. Building 4-5 semi-detached houses under one roof is much cheaper and easier than building the same number of separate buildings. And you can sell them at almost the same price, or even more. One has only to give the object a “special elite status” and skillfully turn disadvantages into advantages.
The distance to the city is approximately 10 kilometers. The road is good, four lane. Externally, they are very good, beautiful houses. There are five two-story apartments per building.
Advantages of a townhouse:
A unified architectural style, a serious integrated approach to the development of the territory, a private beach by the lake with sports grounds. A short distance from the city, connected gas, working heating system, fenced area, fairly high quality construction. High - 4-meter ceilings on the 2nd floor. It is quite possible to make some kind of attic or third residential level.
It is important to have concrete floor slabs between the 1st and 2nd floors. They do not sag, do not rot, and bark beetles do not infest them. Tiles laid on a concrete slab will not crack under stress. Many other options were rejected precisely because of the presence of wooden interfloor ceilings.
What scared me off:
Small areas at high prices. For example, a block with an area of 109 square meters cost 5 million, and the outer blocks with an area of 133 meters cost more than six million. Moreover, there were not even interior walls inside. If you add at least one and a half million for finishing, then the cost of the object turns out to be too high.
The second problem is only 2 acres of land. This is practically just a front garden. There is simply nowhere to plant even a couple of trees.
Then there’s the high population density and, hence, all the delights of life in a city apartment: neighbors smoking on the balcony, shouting behind the wall, a bunch of cars in front of the entrances, neighbors looking from the second floor balcony at how you, I beg your pardon, sit on the in your area, parsley or fry sausages on the grill.
Finally - proximity to the road. Its noise can be clearly heard if you are on the site. The problem is aggravated in wet weather, when road noise increases exponentially. Still, I want silence.
Verdict : too expensive and inconvenient, although of high quality.
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.
Built for themselves
We have heard this phrase most of the time. Each seller always came up with a beautiful legend why he was forced to sell the house into which he had invested so much work and hope. We've heard so many stories!
It is believed that in theory we should build well for ourselves. It’s not like it’s for sale - it’s a bummer, I sold it quickly and ended up in the water.
Alas, sellers and especially real estate agents very rarely tell “the truth and nothing but the truth.”
As a result, we bought a house from a man who immediately honestly said that he was building it for sale. He didn’t fuss, didn’t try to look servilely into your eyes, he honestly told you what would have to be completed, offering his services to bring the object to condition.
If other agents had been just a little more honest, I think there wouldn’t be such a black crisis in the real estate market.
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.
Which heating system is optimal for permanent residence?
Today, the best option for a country house is gas heating. However, not all villages and settlements have mains gas.
If there is no gas pipeline, there are ways to heat a private home using autonomous systems (liquid fuel, liquefied gas), and, of course, electricity.
The advantage of these methods is the presence of an automated fuel supply mode in heating systems. But such heating systems are expensive both in installation and in subsequent operation.
There are also buildings with solid fuel heating systems. They are much cheaper to operate than other heating methods, but their maintenance is very, very labor-intensive.
Many people prefer the time-tested, not very expensive stove option for heating rooms to all modern methods of heating a private home. In this case, it is important to pay attention to the quality of the stove and its compliance with all fire safety regulations.
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:
- from 1 to 15 years - it is better to buy an apartment than to rent;
- from 16 to 20 years - a higher figure, but acceptable for purchase;
- 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.
Availability/absence of furniture and equipment
It is rare to find such offers in new buildings, but for the secondary market this is quite normal. Owners prefer to sell real estate with everything that is in it, except, perhaps, some individual elements, such as a sofa or TV. Often the kitchen, bathroom and toilet are left with everything installed in them.
As practice proves, the cost of such housing is not much, but still higher than that of apartments that are sold without anything at all. By about 10%. If the buyer already has everything he needs (or plans to buy exactly the furniture and equipment that he has long wanted to buy), then it is better to choose apartments without anything, and at the same time save on it. In all other cases, it is better to take apartments that are already prepared for living.
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%.
Feel free to ask the seller for technical documents for the house
When purchasing a summer house or cottage, in order to avoid troubles in the future, it is necessary to check all available certificates, certificates, powers of attorney and other documents, as well as permits for outbuildings and garages.
If all the papers are in full order, there are no encumbrances of any kind, the building is built with high quality, in compliance with building codes and regulations, and you and your loved ones like it, you can safely complete the deal.
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