Common Mistakes When Buying an Apartment and How to Avoid Them
In this article, we will talk about the most common mistakes apartment buyers make and teach you how to avoid problems when purchasing a home. The article is based on the long-term experience of the reputable capital real estate agency in Kyiv AXIS Real Estate.
Common Mistakes When Buying an Apartment
We have gathered for you the seven most common mistakes when buying an apartment in Kyiv, which are worth avoiding.
Poorly verified documents. Ownership rights, the presence of co-owners, debts, and liens are not checked.
Purchase without checking the developer (for new buildings). Risk of unfinished construction or fraud.
Technical condition of the apartment not checked. Hidden issues: pipes, wiring, moldy walls.
Purchase without the consent of all owners (if the apartment is jointly owned). May lead to a challenge of the sale agreement.
Rushing to sign the contract. There may be hidden conditions, legal grounds for annulment, penalties.
No analysis of infrastructure and neighborhood. Later it turns out that it's noisy outside, hard to get to work, no kindergartens/schools.
Too "good" a price. Often indicates fraud or hidden problems.
How to Buy an Apartment in Kyiv Without Mistakes
First of all, avoid the seven most common risks mentioned in the previous section. However, not everyone can do this independently—it requires special knowledge and experience. To protect yourself from misunderstandings, informed people usually advise turning to realtors. We are no exception and also recommend following this advice.
So, what should you check when buying an apartment in Kyiv or elsewhere in Ukraine? First of all—the reputation of the developer and the history of their projects, if it's a new building. Also, check the permits and the intended use of the land plot.
Buying an apartment on the secondary market? Then you need to objectively assess the technical condition of the apartment, the structural features of the building, and the quality of the construction materials used. A professional appraiser or builder will handle this task—invite a specialist for an inspection. They will also determine the cost of future repairs after which you can move into the purchased apartment.
Talk to neighbors, ask them about the drawbacks of the building—they will definitely share something useful. Explore the neighborhood yourself, preferably at different times of the day.
Be sure to compare prices for similar apartments; don’t be tempted by "hot deals" at attractive prices. Such offers often hide a catch: you can buy the apartment, but living in it might be impossible.
And please, carefully read the documents you sign. Again—do this with a lawyer. Otherwise, you will be the one to blame if you get into trouble when buying an apartment. It is much more reasonable to contact a real estate agency—it will save you the headache by taking on the responsibility for document checks and the conclusion of the sale agreement.
How to Check an Apartment Before Buying
A lot of information about the apartment you plan to buy can be obtained independently through online services: Register of Property Rights, YouControl or Opendatabot, Register of Court Decisions, Kyiv Digital. Also, check whether the owner is listed in the debtor and bankrupt registers. For this, online extracts must be ordered. They are usually paid—a state fee is charged.
These checks are tedious. It is important not to miss any aspect. Especially since the list of legal checks we provided is not exhaustive—every case requires individual consideration and has its nuances. Even the extracts from registers need to be interpreted correctly to make further decisions.
Again, to avoid risks—consult a lawyer or a real estate agency. You are buying an apartment, which involves a large sum: it's better to pay a specialist than to lose everything, as sometimes happens. If you have the slightest doubt, go to professionals—they will detect any fraud.
Why You Should Contact a Real Estate Agency
Here are the main reasons to contact a real estate agency when buying an apartment in Kyiv:
Legal due diligence: a lawyer knows what to look for and where to check in the registries or institutions.
Filtering fake and "grey" listings: many fake ads with attractive prices are placed on popular real estate platforms, while realtors have their own databases and know the real market situation.
Saving time and nerves: the realtor selects apartments according to your criteria, arranges viewings, and sometimes even inspects the property and films a video for you.
Price navigation: the realtor will indicate where the price is reasonable and where it is inflated; will help negotiate with the seller and knows how much they are willing to reduce the price.
Support at all stages: from signing the deposit agreement to handing over the keys and changing the owner in the registers.
However, you need to choose the right agency. It should be reputable and have a history. If you want to buy an apartment in Kyiv and have decided to turn to professionals, ask the agency what services are included, review the service contract, and do not rely on "good faith". Avoid those who pressure you or impose properties.
The Kyiv company AXIS Real Estate has a solid reputation and has long operated in the capital’s real estate market. Notably, AXIS Real Estate offers its clients comprehensive services—both realtor and legal. So at AXIS Real Estate, you will not only be offered a suitable apartment but also receive a thorough check of the property through all necessary registries and a prepared document package for signing.
Reviews of AXIS Real Estate are exclusively positive.
"I was looking for a rental apartment through this agency and am very glad I didn’t do it myself! I didn’t waste time on unnecessary options—they only showed what matched my requests. We found an apartment very quickly, the service was excellent. Thank you again" writes Nadiya Vykhor on Google about AXIS Real Estate.
And there are dozens of such reviews.
What Does a Notary Check When Buying an Apartment?
The notary plays a key role in the apartment purchase process, as they officially certify the transaction. Therefore, the notary must check the following aspects before drawing up the sale agreement:
the basis for acquiring ownership (sale agreement, inheritance, donation), presence of encumbrances, arrests, prohibitions;
the identity of the seller and the legality of their actions, powers and legal capacity of the parties, especially with elderly people;
whether there is consent from all co-owners (spouses, heirs) to sell the apartment;
information about registered residents, especially minors;
payment of taxes and fees: state duty, personal income tax, military levy, notary fees;
technical documentation for the apartment, including area, and any unauthorized renovations;
whether it is the seller's only residence—this may entail tax benefits or restrictions.
Risks of Independent Search and Purchase of an Apartment
At first glance, independently searching for and buying an apartment in Kyiv may seem simpler and cheaper, but it involves real risks that can lead to unfortunate consequences. This includes both emotional stress and the potential loss of money or even housing.
Here are the main risks of independently purchasing an apartment in Kyiv:
Fraud: fake owners (with forged passports or powers of attorney), simultaneous sale to multiple buyers.
Unverified documents: problems with ownership rights, apartment in the inheritance process or not registered; minors registered in the apartment.
Utility debts, mortgage loan.
Dishonest sellers: unauthorized renovations, apartment with a history of conflicts or crime.
Inexperienced or biased notary: resulting in legalization of a dubious deal.
Issues with the building: emergency condition, illegal construction nearby, etc.
Considering these risks, we advise buyers not to sign anything without a legal opinion. Better yet—contact a real estate agency that employs professional realtors and lawyers.
AXIS Real Estate is always here to help.
