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Buying or renting a new build: what to watch for in a first occupancy

The differences in the process — and what works differently from an existing building.

When buying (ownership / condominium)

New-build apartments are sold off plan, often long before completion. The order on the list of interested parties decides the choice of location, floor and layout. Watch out for: the construction specification (what is included in the price?), the payment plan, completion guarantees and the rules of the condominium owners' association.

When renting

First lettings usually start 3 to 6 months before occupancy — here too there are waiting lists. First occupancy means: brand-new fittings at market price, but without a previous tenant as a reference. Check the flat-rate incidental costs and ask about first-letting offers (e.g. one free month).

What applies to both

The bottleneck is the same: the most attractive units go first. Buying or renting — whoever is already on the list when marketing starts chooses from the full offer. That is exactly what the alert is for: you hear about the project before the list exists.

Frequently asked questions

What does first occupancy mean?
An apartment that has never been lived in. In a new build you move in right after completion, with a new standard and construction guarantees.
When does marketing of a new-build project start?
Usually after the building permit, sometimes already during the objection period. That is often one to two years before moving in.
What should I look at when buying off plan?
The building specification, the reservation terms, the payment schedule by construction progress, the dates, and how changes and extra costs are handled in the construction contract.

Guide: finding, understanding and financing a new build