0 New or resale - which is better? To the uninitiated, such a question seems simple, and the answer to it is obvious - the new is always better, more beautiful and more comfortable than the old. But buyers often face a choice under tight deadlines and financial constraints.
And then other differences come to the fore: the cost per square meter; conditions of mortgage lending; terms and nuances of registration of the apartment in the property; legal status and possible risks. Only by a detailed examination and sober weighing of all the factors will the decision prove correct. To help readers take it quickly, consider the key differences and features of new buildings and secondary housing.
It is believed that housing under construction is a priori cheaper than ready. Buyers act as co-investors - having invested at the stage of the excavation, they receive a substantial discount. And this is true - after all, the payment for a low cost becomes long months, and more often - years of waiting. However, each region has its own rules, which are dictated by the market. If you look at the statistics, you can see that the lower cost of a new building is not at all an axiom.
Today, Moscow, the Leningrad Region and Nizhny Novgorod are playing against the rules, selling walls more expensive than finished apartments. Chelyabinsk, Rostov-on-Don and Samara honestly demonstrate a tangible difference in favor of new buildings. On the average in the country, the cost per square meter in both segments is gradually compared, although the secondary market still costs more.
Such a violation of the rules is easy to explain. As soon as the developer draws up freshly rented apartments, new housing becomes secondary. Although from the moment of acceptance by the State Commission passes a very short time, the registration of the transaction will be different. Instead of equity participation or assignment of the right to claim, the seller and the buyer will be able to sign a regular contract for the sale of real estate. The high cost of such sought-after properties also affects the market, equalizing statistics in both segments.
Square meters will cost the least, which still exist only on paper - here you will have to wait not only for the design of the property, but also for the construction of walls, while getting firm guarantees that construction will It is impossible to go strictly according to the schedule and will not stop at any of the stages. You can only rely on your own intuition, and on the positive history of the selected developer.
The closer to acceptance of the building by the State Commission, the more actively the prices grow. By the time of settlement, they will be comparable to the secondary market, despite the fact that it may take from 6 months to 2 years from handing over the keys to obtaining a certificate of ownership.
The preferences of credit institutions are obvious and can easily tilt the balance in the direction of new buildings. First of all, the interest rate favorably differs - in this case the difference will be from 0.5 to 1%. Given the long-term payments on the mortgage, the difference of only 1 percent eventually results in a large amount.
It will be easier to collect and review the documents - all that is required of the buyers is to provide a contract of shared participation with the developer. The approval procedure itself will be faster - after all, there will be a lot of such transactions with an accredited developer in the selected bank. The buyer has also been relieved of the risks of disrupting the transaction with an approved mortgage - there will not be several owners here, one of whom will suddenly decide to replay, or negative decisions of the guardianship authorities. With a large number of proposals, the seller will not choose another buyer, and patiently wait for all approvals and approvals.
With a mortgage purchase on the secondary market, the borrower will have to carefully study the previous purchase history, remembering how banks do not like transactions with minor shareholders and with the involvement of maternal capital. Although a careful check by the bank of the entire chain of previous owners insures the buyer himself, not all bona fide sellers agree to wait for the final decision and approval, and provide the requested additional documents. Really profitable options may well go to the buyer with free money.
Unlike an ordinary seller, representatives of the developer will be able to competently and accurately advise on mortgage purchases at the first appeal, based on actual experience of working with the bank. Most often, buyers will be offered free services of specialists who will accompany and guide the client when making a mortgage.
In recent years, a lot of effort has been made to legally protect customers. Years of the wild market are left behind, and the procedure of state registration of the transaction excludes most of the possible fraudulent schemes. But it’s still impossible to fully guarantee security.
A significant disadvantage of secondary apartments is a long history of ownership. A mandatory rule here is that if at one of the stages a transaction is considered illegitimate, then all subsequent transfers from owner to owner also turn out to be invalid. As a result, the ultimate owner always suffers.
The greatest risk is borne by the transfer of the right under the will - to prove that there are no other applicants for real estate, it is impossible. Most of all, buyers do not like a fresh inheritance under a will, are suspicious of gifts, avoid options where the rent contract appeared - after all, all of the above can be challenged in court.
Similar risks in the case of new buildings are reduced to zero, but here are hidden their pitfalls. Basically, buyers suffer from two misfortunes - frozen construction with a lack of funding and unnoticed problems with documentation. If in sudden financial difficulties investors are not guilty of the buyer, and sad experience speaks of the possible ruin of even large and previously successful developers, in the second case, the reason is laziness or legal illiteracy.
All documentation must be provided to clients upon request, and a bona fide seller will eagerly and in detail tell about all permissions received - from a lease or purchase of land agreement to the latest approvals from government agencies. Such documents must be posted on the official site of the object.
The credulous co-investors and real estate investors suffer the most, succumbing to the belief that permits will be issued retroactively. Today, the norms and requirements are very high, and any violations in the construction and permits can easily become a reason for freezing the object.
State control in this area is so strong that even the successful completion of construction will not guarantee a happy housewarming. Already finished and occupied buildings with gross violations and fraud with papers can be recognized as unauthorized and demolished.
High ceilings, spacious halls, modern decoration materials and solid monolithic structures - all these attract new home buyers. But this is not the only thing to be aware of them. From the charms of the prospectus Novoselov Iogkt separate the harsh and uncomfortable realities.
1. Construction site instead of the yard. When building several lines or buildings instead of the promised lawns and children's camps under the windows for several years, construction work can continue. This should be taken into account by buyers of the first stage of large residential complexes.
2. Many prefer new homes to embody the most daring design ideas. However, one has to remember that fantasy without borders is possible only in monolithic structures, brick and panel buildings will require the mandatory coordination of planned redevelopments, and some of their options will be impossible.
3. With or without trim? Reflecting which apartment is better to buy, the secondary or new building, do not forget that a significant part is rented without finishing, and this is not about tiles or wallpaper. The buyer will literally be met by bare concrete walls, floors and streams. Investments in bringing such a “box” to a residential type will require considerable, because all the finishing works from wiring to plaster will fall on the shoulders of the new settlers.
There are circumstances going against our plans and dreams. When choosing a lot, it will depend not so much on the objective advantages and disadvantages of new buildings and secondary housing estates, but also on the conditions and possibilities of the buyer.
What kind of housing is better to buy, the secondary market or new building if you need an apartment Today? Indeed, in this case, time is running out, financial opportunities are limited, and people and things are in dire need of a new roof over their heads. If the purchase will be the only housing, the new building will have to be abandoned. A very rare object can boast of a complete coincidence of the specified dates of settlement and settlement with real ones, and the planned relocation and housewarming, even under favorable circumstances, may be delayed for a year.
Sharp fluctuations in the national currency made many people turn to real estate as a way to preserve, or even increase, their savings.Here you should not be tempted by attractive prices in the old fund. Today, buildings of the 60-80s are already considered obsolete, and in the future they will only become cheaper. Those who want to save will be wiser to look at the construction in remote but promising areas, checking low-cost options with 5-10 year plans for urban development. Along with the development of communications and transport networks, the cost of such facilities will also increase.
Opinions of realtors regarding the choice of apartment for renting out are not the same. Most experts believe that it is better to invest in the old fund in areas with established infrastructure - because such housing finds its tenant as quickly as possible. It is not too important footage and ceiling height. But some believe that the times of low quality are a thing of the past, and a modern tenant will prefer the remoteness and lack of existing infrastructure to high-quality and modern construction. Here it is important not to go too far, choosing a middle ground - otherwise you can invest in a real ghetto, where entire entrances and buildings will be put up for rent.
If the apartment is purchased for yourself, but there is no need for an immediate move in, then the new solution with a free layout will be the ideal solution. Here you can plan the location of the bedrooms, think over additional technical rooms, choose the floor. Finishing work will take place simultaneously throughout the house, and by the time the new settlers move, construction noise from their neighbors will no longer disturb.