New Build Direct from the Developer or Through an Estate Agent?

The price and the unit itself are usually the same for a given project, whether you buy directly or through an estate agency. As a rule, in this case the estate agency is paid by the developer, not by the buyer. The difference lies mainly in whom the salesperson represents, how broad their overview is and who looks after your interests. Always get written confirmation of who pays any commission.

How new-build sales work

A developer is a company that prepares, builds and sells a project. It sells flats in two main ways: through its own sales department or through external partners, typically estate agencies. Many developers combine both routes at the same time, so you may come across the same flat with several sellers.

It is important for a buyer to realise that the salesperson represents the developer, whether they are an employee or an external agent. This is natural and there is nothing wrong with it, but bear it in mind when weighing advice such as "it is best to buy this unit right away". In both cases the party to the purchase contract will be the developer, not the estate agency.

A basic overview of who stands behind the projects can be found in the overview of developers. The general buying process, from choosing a flat to taking it over, is described in the buyer's guide.

Buying directly from the developer

Direct contact has several practical advantages, but also limitations.

• First-hand information. The developer's sales department usually knows the technical solution, the schedule and the standard of finish in detail, and can answer questions or quickly find the answer.
• One side to negotiate with. There is no chain of intermediaries, so information is distorted less and it is easier to tell who is responsible for what.
• Scope for changes. Individual changes to the layout or fittings are usually agreed directly with the developer, especially while construction has not progressed far.
• Limitation: you see only one offer. The salesperson will not compare other projects and locations for you, because that is not their job.

Buying directly suits you if you already know which project you want and mainly need details and good terms from a specific developer.

Buying through an estate agency

An estate agency may have several projects and several developers on its books and helps with the selection. It can be useful especially when you are still looking for a location or a layout.

• Wider comparison. An agent can show several projects at once and save you viewings.
• Help with organisation. The intermediary often coordinates viewings, the reservation and communication with the bank or a lawyer.
• Limitation: the offer is not complete. The agency offers only projects it works with. A missing project therefore does not mean it does not exist.
• Limitation: the reward depends on a sale. The intermediary has an interest in the deal being concluded, so verify key information independently as well.

If an agent recommends a particular project, ask what they based the choice on and which other projects they compared it with. This will help you distinguish independent advice from a routine offer from a partner portfolio.

Comparison at a glance

Aspect	Directly from the developer	Through an estate agency
Whom the salesperson represents	The developer	Usually the developer, possibly you; check in the contract
Range of the offer	One developer, often one or several projects	More projects, but only partner ones
Detailed technical information	Usually first-hand	Depends on the agent's experience
Who pays the commission	Not an issue	Check in writing before signing
Party to the purchase contract	Developer	Developer

What to ask and what to check before signing

Whichever route you choose, these steps always apply:

1. Ask whom the salesperson represents and who pays them for the intermediation. Have the answer confirmed in writing.
2. Verify who the seller is. Check whether it is the company building the project and whether it has the necessary rights to the land and the building. A lawyer can help you with this.
3. Read the reservation agreement. Find out under what conditions the reservation fee is refunded and what happens if the bank does not approve your mortgage.
4. Have both the contract for a future purchase contract and the purchase contract checked. The payment schedule, completion date, contractual penalties, warranties and the way the flat is handed over are important. Leave the legal assessment to a lawyer, not to an intermediary.
5. Find out how your payment is secured. Ask about escrow of the money and how payments are tied to the stage of construction.
6. Request the most recent available information on the state of construction and the schedule. Compare it with what you see on site.
7. Discuss financing with a mortgage specialist before reserving. Rates, fees and conditions change, so do not treat figures from advertising as certain.

How to proceed in practice

First, clarify your budget. The calculator can give an indicative estimate of the monthly instalment and your own funds, but treat the result only as a rough guide and verify a specific offer with the bank. Then use the project catalogue to filter the offer by location and layout, or browse the overview of locations. Indicative price levels in individual areas can be found on the new-build prices page.

Once you have chosen several projects, compare them across different sources: with the developer's sales department and, where relevant, with an agent who offers the projects. If you do not want to call individual sellers yourself, you can use the housing inquiry form. Remember that the final decision and the signing of the contract are always yours.

Frequently asked questions

Is buying through an estate agency more expensive?

It need not be. For new builds, the developer usually pays for the intermediation out of its sales costs. However, you can only be certain from written confirmation, so before signing ask whether any additional fee will arise for you.

Can an estate agency secure better terms than the developer?

It depends on the agreement between the agency and the developer. Sometimes the terms are identical and sometimes they differ, for example under promotional offers. Ask for a comparison of the terms on both routes and have any differences stated in writing.

Do I need a lawyer even if I deal directly with the developer?

It is recommended. Contracts for buying a new build are extensive and contain many conditions that affect both your money and your move-in date. A lawyer who defends only your interests will help you spot the risks in time.