New-Build Flat for a Family with Children: How to Choose the Flat and Location

When choosing a new-build home for a family with children, it pays to start with everyday life rather than the price per square metre. What matters is how many rooms and how much storage space you will need in five to ten years, how long it takes the children to reach nursery and school, and how the whole family gets to work. A flat that looks big enough today may no longer be sufficient in a few years, so allow for the children growing up and for your working arrangements possibly changing.

Flat size and layout

Families often choose by the number of rooms, but what matters more is how the flat can be used. Consider the following questions:

• Children's room: small children can manage with a shared room, but schoolchildren need space to study and some privacy. Try to picture how the room will look with a bed, a desk and a wardrobe.
• Parents' bedroom: check whether a cot or a space for working from home will fit next to the bed.
• Storage space: prams, bicycles, balance bikes, skis and seasonal items take up surprisingly much room. Ask whether the flat comes with a cellar, a storeroom or a cellar compartment, and where the pram room or bicycle room is.
• Open-plan living room with kitchen: it makes it easy to keep an eye on the children, but noise and cooking smells are harder to separate. If possible, consider a layout with a kitchen that can be closed off.
• Bathroom and toilets: in a larger family you will appreciate a second toilet, or at least a practical arrangement that avoids queues in the morning.
• Balcony, terrace or small garden: outdoor space is a great advantage for a family with small children, especially on the ground floor. However, check the safety of the railings and the orientation to the points of the compass.

When viewing a show flat, remember that the furnishings are always chosen to make the rooms look spacious. Ask for a floor plan with dimensions and measure whether your furniture will fit in each room.

Nurseries and schools nearby

The capacity of nurseries and schools is among the most common surprises. On paper, a new neighbourhood may have amenities that have not yet been built or are already full. Before reserving a flat, therefore, check:

• where the nearest nurseries and primary schools are and how you can get to them on foot or by public transport,
• whether the developer plans a nursery or school within the development itself and what stage it is at, ideally according to the zoning plan or a statement from the municipality,
• how catchment areas and enrolment work in your municipality. The school or the district council office will tell you the current rules; do not rely on information from an advertisement.

Also find out about after-school clubs, extracurricular classes and hobby activities. For working parents, it is often more important than the distance itself whether the child can manage school and the afternoon programme without being driven by car.

Playgrounds, greenery and a safe neighbourhood

Children thrive where they can spend time outdoors. When you visit the area, look at what actually awaits you:

• Playgrounds and public spaces: are they already finished, or only in the plans? If the development is built in phases, everything may not be completed for years.
• Park and greenery: check whether the greenery is public or belongs to the building, and who will maintain it.
• Roads: are there safe crossings, pavements and traffic-calmed streets around the building? Walk the route to nursery or school during the morning rush hour.
• Playground by the building: it is worth knowing whether it is fenced and whether it can be seen well from the windows or balconies.
• Building sites nearby: extensive construction around you means several years of noise, dust and lorry traffic. Ask what further phases and projects are being prepared in the area.

Visit the place at different times of day, ideally at the weekend and in the afternoon when children are outside. You will get a realistic impression of the noise, the traffic and who moves around the neighbourhood.

Transport links

For a family with children, accessibility is more than the travel time to the centre. Allow for several different routes: to the work of both parents, to school, to the doctor, to the grandparents and to the shops.

• Public transport: find out how often services run in the morning and evening, and whether the commute requires changes. With a pram or with children, changing is much more demanding.
• Parking: ask how many parking spaces are allocated to the flat, whether they are in a garage, and where visitors park. If you have two cars, check whether an additional space can be purchased.
• Cycle paths and walking routes: for older children, it is important that they can move around the neighbourhood independently and safely.
• Journey during rush hour: try the route at the time you will actually be travelling, not when the roads are clear.

If you are looking for a specific area, the overview on the locations page will help you compare what each part offers in terms of accessibility and amenities.

Budget, financing and next steps

A larger flat means higher costs not only for the purchase, but also for running costs, energy and building management. Also consider whether it might be better to buy a flat with room to spare, in which the family can gradually grow, rather than buying a flat you will have to change in a few years. Work out your monthly payments roughly in our calculator, but for real terms contact a mortgage specialist who will take your income and your family's situation into account. It is advisable to have the contract terms, the reservation agreement and the payment schedule checked by a lawyer.

How to proceed:

1. Write down what you need and what is merely a wish (number of rooms, parking, outdoor space).
2. Browse the offer in the project catalogue and choose several candidates.
3. Find out who is building the projects in the developers section.
4. Walk around the neighbourhood on foot and by car, on a weekday and at the weekend.
5. Read the buying guide and prepare a list of questions for the developer.
6. If you are unsure what to do, you can use the housing inquiry form and have the offer refined according to your requirements.

Frequently asked questions

How many rooms should a flat have for a family with one child?

It depends on the child's age and your plans. If you are planning another child or working from home, it is worth considering a layout with room to spare. Check the floor plan and imagine how the flat will function in five to ten years.

Is it better to choose by school or by transport links?

A combination of both is ideal. If the children will be commuting, check how safe and comfortable the journey is. For parents who commute to work, connections during the morning and afternoon rush hours are in turn crucial.

Can I rely on the developer actually building the promised nursery or playground?

Promises in brochures need to be verified. Ask whether the amenity is part of the building permit, who will operate it and when it is due to be completed. We recommend discussing the contract terms with a lawyer.