Buying an apartment off-plan: the risks and how to avoid them

Many apartments in Gjilan are still sold before they are completed — so-called buying “off-plan”. This can be a good choice in terms of price and unit selection, but it carries extra risk that the buyer must manage carefully.

The basic risk: the apartment does not yet exist

When you buy during the construction phase, you are paying for something that will be built. If the entire price is paid upfront and the works are delayed, the buyer is left exposed. The most important practical rule is: tie payments to the real progress of the works, instead of paying everything upfront.

Verify the building permit

Before any payment, verify the building permit issued for the object. Without this permit, the construction has no legal basis. Also check the ownership of the land on which the object is being built — this is what the property possession certificate (fletëposeduese) is for.

Ask for technical acceptance

For completed phases, ask whether official technical acceptance has been carried out — the confirmation that the object has been built and accepted according to the legislation in force. Some developers in Gjilan emphasize this step; for example, according to the company, the Fidanishtja Prime complex states that its completed objects are issued official technical acceptance. Treat this as the developer’s claim and ask to see it documented.

Look at previous work — and how it is maintained today

Before you commit, ask the developer: what phase the object is in, how many other objects it has completed, and whether you can see an apartment it has already completed — not just the scale model. When you buy off-plan, the only real proof of a developer’s quality are the buildings it finished years ago. Go to one of them and see how it is maintained today: the stairwells, the yard, the elevators. And ask residents who maintains the building after the last apartment was sold, and who pays for repairs — because after handover, this is the problem you will live with. A developer with a verifiable track record and well-maintained buildings is itself a sign of security; for how to check this, see how to verify the developer.

This is general guidance. For the specific conditions of a given object, verify the documents and consult a notary before signing.