What buyers should pay attention to when choosing housing in new developments

The purchase of an apartment in a new development is one of the most important financial decisions most people make only a few times in their lives. To minimize risks, it’s important to approach the purchase not emotionally, but systematically—by carefully checking the key parameters of the selected construction project. In this article, we will рассмотрим the main criteria that buyers should pay attention to when choosing housing in a new development.

1. Developer’s Reputation

The first step is to carefully assess the reputation of the company you are trusting with your money. Research the number of completed projects (built properties) and how well the developer fulfills its obligations (timeliness of completion, quality of construction, and customer reviews). Pay special attention to the presence and nature of legal disputes, debts, problematic projects, and affected investors. Also consider how long the developer has been operating in the real estate market and how they handle conflict situations.

2. Land Plot and Legality of Construction

The next stage of verification concerns the land plot itself and the legal grounds for construction. It is important to ensure that the developer has valid rights to the land (ownership or lease), and that its designated purpose is for multi-apartment residential development, not for individual construction or building maintenance. You should also verify the availability and validity of urban planning conditions and restrictions, construction permits, and the absence of legal disputes related to permitting documentation (such as land arrests, bans on construction activities, etc.).

3. Investment Scheme and Its Use in Attracting Funds under Government Programs

Before signing any documents, it is important to understand how the developer attracts funds for construction. This may include the sale of property rights, acceptance of share contributions in a cooperative, sale of rights to future real estate objects, or participation in a construction financing fund, etc. You should also verify with whom the investor will sign the agreement and to whom payments will be made. Determine whether this party is the заказчик строительства (client/developer of the project) or another entity that has a cooperation agreement with the client (such as a developer company, a party to a joint activity agreement, etc.). It is also advisable to check whether the chosen investment scheme allows the use of government programs, such as affordable housing programs, restoration programs, and similar initiatives.

4. Contractual Relations and Financial Terms

The contract itself is a document that defines not only your apartment but also the level of protection of your rights. It must clearly specify:

• the exact address and apartment number, floor, section, and a schematic layout of the property;
• total/living area and the procedure for recalculating the price in case the actual measured area changes;
• timelines: completion of construction (or its stages), commissioning of the building, signing of the acceptance-transfer act for the apartment, and registration of ownership rights;
• liability for delays (penalties, fines, and the right to terminate the contract with a refund of funds);
• the method and consequences of terminating the contractual relationship at the investor’s initiative;
• price fixation: whether it is in UAH or its equivalent, and the exchange rate used for payments; including how currency equivalence is applied in case of contract termination and refund to the investor. 

5. Construction Status of the Project

The stage of completion of the building determines both the level of risk and price flexibility. If the building is still under construction, it is important to realistically assess the pace of work and the current stage of completion, taking into account the declared completion date and whether the actual number of floors corresponds to the project documentation. If the building is already completed, you should verify the availability of the commissioning certificate, assigned postal address, and the absence of arrests, mortgages, or encumbrances in the property registry.

6. Location and Infrastructure

Even a perfect building can be inconvenient for living if location aspects are ignored. Evaluate transport accessibility and the availability of schools, kindergartens, shops, and medical facilities. Check the layout of the territory: whether it includes a car-free courtyard, parking areas, playgrounds, sports facilities, and landscaping. It is also important to inspect adjacent land plots and existing development plans to understand future construction prospects (for example, whether another high-rise building may appear nearby in the next 2–3 years). If the apartment has a “view”, assess the risk of it being obstructed by potential future construction in the surrounding area.

7. Technical Characteristics of the Building and Apartment

The technical aspects directly affect your future expenses and level of comfort. Pay attention to the wall materials, type of floor slabs, insulation, and energy efficiency class. Also consider the type of heating system declared by the developer (individual, autonomous boiler house, or centralized heating). Check the quality of windows, doors, elevators, and the ventilation system according to the project documentation or actual construction status, if the building has already reached an appropriate stage. Additionally, clarify the condition in which the property will be handed over to the investor: whether it is delivered in a “shell and core” (rough finish) or fully finished condition, and whether radiators, meters, and internal partitions are included in the package. In some cases, a lower price is explained precisely by a minimal level of finishing and equipment.

8. Safety and Wartime Risks

In the context of war, safety is no longer a secondary factor but one of the key criteria when choosing housing. First of all, check whether the building has a shelter or underground parking that is actually used as a protective space. Assess the building’s level of autonomy and its technical equipment for potential use of alternative power sources (generator, energy storage systems, solar panels, and backup water supply). An important safety factor is the distance from facilities that may be potential targets of enemy attacks, such as airports, military bases, critical infrastructure sites, and other locations that are more frequently subjected to strikes. Location affects not only comfort but also the basic level of personal safety.

Even a brief review of these points significantly reduces risks. It is worth hiring a qualified real estate lawyer once, rather than dealing with problems related to a chosen new development for years.