Why many listings don't equal a good overview
The supply of properties looks large at first glance, but the sheer volume of listings doesn't make the decision easier. The same facts are presented differently in different places, photos tell only part of the story, and important information — the age of the installations, monthly costs, the legal status — is often missing from the listing.
A good overview means you can compare listings by the same criteria, you know which questions are still open, and you are not deciding purely on the feeling the photos give you.
What to compare between listings
For a meaningful comparison, note down the same facts for every listing. The most important are:
- price and price per square metre,
- usable and gross floor area,
- year of construction and of the last renovation,
- energy class,
- floor and lift (for flats) or plot size (for houses),
- monthly and running costs,
- parking space or garage,
- orientation, light and noise.
Price per square metre, size and layout
Price per square metre is the quickest yardstick for comparing similar properties in a similar location. Always check whether a listing quotes usable or gross floor area — the difference can be large, especially with attic flats and older houses.
Layout matters as much as total floor area: a well-laid-out 70 m² flat can be more functional than a larger one with long corridors and walk-through rooms.
Condition and the investment ahead
The year of construction says less than the condition of the key elements: roof, façade, windows, wiring, plumbing and heating. With older properties, factor the renovation awaiting you in the first years into the total price.
At the viewing, ask when the individual installations were last renewed, and look out for signs of damp, cracks and the state of the building's common areas.
Location, neighbourhood and accessibility
You can't renovate the location. Check the commute at rush hour, the proximity of schools, kindergartens and shops, parking, and noise — at different times of day and week.
Think about the neighbourhood's future too: planned construction can change the view, the traffic and the property's value.
Legal status and documentation
Before any serious step, check the land-register status: ownership, mortgages, easements and pending entries. For houses and plots, the building permit, the use permit and whether the actual state matches the documentation matter as well.
With new builds, check the developer's track record and what exactly the contract covers. For legal certainty, consult a notary or a legal professional, especially if the documentation is incomplete.
Future costs
The purchase price is only part of the total. Allow for real-estate transfer tax or VAT, notary and land-register fees, any agency commission, loan and insurance costs — and, with flats, the regular monthly charges and the reserve fund. For older properties, add an estimate of the unavoidable works.
Common mistakes when searching
A few mistakes come up again and again:
- deciding on photos alone,
- comparing total prices without the price per square metre,
- overlooking monthly and running costs,
- a single viewing, in daylight and quiet traffic only,
- an unverified land-register status,
- signing under time pressure.
How to prepare before a viewing
Prepare a list of questions and facts you want to verify before the viewing, and write down your impressions as soon as possible afterwards — after three or four viewings the details blur quickly. You'll find concrete question lists among our tips.
How Poišči si dom wants to improve the process
Poišči si dom is being built precisely so there are fewer of these steps and they are more transparent: comparable facts on every listing, comparison tools, viewing preparation and purchase tracking in one place. The platform is in preparation — read how it will work, or sign up to be notified at launch.