One of the first questions every buyer asks is whether to choose an apartment in a new building or in an older one. Both options can be excellent choices or expensive mistakes. What makes the difference is how you check the property and how well it fits the way you live.
In this guide we compare the two options point by point and give you a checklist for each. We do not use average market figures, because they vary a lot from city to city and from month to month. Instead we show you where to find the right information for your area.
What we mean by new and older apartments
By a new apartment we mean a home in a building that was recently completed or is still under construction, usually bought directly from the developer. By an older apartment we generally mean homes in blocks built before 1990, which make up a large part of the housing stock in Romanian cities. Between them sit the buildings completed after 1990, which combine some advantages of both.
Structure and building safety
Older blocks
Many blocks built before 1990 have a solid reinforced concrete structure, and some were built after the 1977 earthquake under revised standards. Still, the age of the building matters. Ask whether the block has had a technical assessment and whether it appears on the seismic risk lists published by the city hall. In Bucharest these lists are public and worth checking before any serious viewing.
Also check alterations in other apartments. Structural walls removed without a permit can affect the whole building, not only the apartment concerned.
New blocks
A new building is designed to current standards, but the quality of construction varies a lot between developers. Ask for the building permit, the completion acceptance report and the technical book of the building. Look up the developer's earlier projects and, if you can, visit a building they delivered a few years ago.
Monthly costs and energy efficiency
New buildings usually have thermal insulation, high performance windows and an individual boiler or a modern heating system. You see this in winter bills. Older blocks may be connected to district heating or may have individual boilers fitted later, and insulation depends on the work carried out by the owners association.
Ask for the energy performance certificate, which is required when selling, and compare the energy class. We explain the classes and how to read the certificate in our guide to the energy certificate. Also ask about service charges over recent months, including winter.
Space and layout
Apartments in older blocks often have well proportioned rooms, generous hallways and large balconies. On the other hand kitchens can be small and the layout can be hard to change without touching structural walls.
New apartments are designed for today's lifestyle, with a living room open to the kitchen and more bathrooms. Floor areas can be smaller than they look in the brochure. Check the difference between usable floor area, built area and any share of common areas included in the price.
Location and infrastructure
Older blocks are usually in established districts with schools, markets, public transport and working medical services. Many new developments are built on the edge of cities or in neighbouring towns, where infrastructure may not have kept pace with the number of homes.
Ask about access roads, public transport, schools and nurseries. For a family these details can matter more than finishes. We cover this in our guide to Bucharest neighbourhoods for families.
Finishes and renovation cost
An older apartment at a lower price may need a full renovation: wiring, pipes, windows, bathrooms, kitchen. Costs add up quickly. Get quotes from at least two contractors before you make an offer and add a contingency for surprises, because hidden problems are common in older buildings.
A new apartment may be delivered fully finished or as a shell. Clarify exactly what you get, which material brands are specified and whether you can choose the finishes. The difference between the two can be significant in your total budget.
Paperwork and legal risks
Older apartments
- A recent land book extract to check the owner and any encumbrances. We explain the steps in our guide to checking the land book.
- The ownership history and earlier title deeds.
- Proof that interior alterations were authorised.
- A certificate from the owners association confirming there are no debts.
New apartments
- The building permit and a check of it with the city hall.
- The status of the land: is it registered to the developer? Are there mortgages in favour of the bank financing the project?
- The preliminary contract: delivery dates, penalties, staged payments and the conditions for getting your deposit back.
- Completion acceptance and registration of the apartment before the final contract.
To understand the difference between the preliminary and the final contract, also read our guide to preliminary and sale contracts.
Financing
Banks finance both types of apartment, but conditions can differ. For a new apartment bought during construction, not every bank will lend before completion. For an older apartment the bank valuation may take the age and condition of the building into account. Use the property calculators for a first estimate of the monthly payment.
Resale and value over time
The value of a home depends on location, building quality and local demand. A well located older apartment can stay in demand for years. A new apartment can lose some appeal if many similar buildings go up nearby, or gain value if the area develops well. There is no general rule, so it is worth looking at the area over the long term.
The viewing: what to look for in each case
In an older apartment, look closely at the corners of exterior walls and at the bathroom ceiling, where damp shows first. Turn on the taps and check the water pressure, ask about the age of the shared risers and the last roof repair. Look at the stairwell: cleanliness, letterboxes and the notice board tell you a lot about how the owners association works.
In a new apartment, visit the site or the building at several stages if you can. Ask who the site supervisor is, ask to see the apartment plan with dimensions and compare it with reality. Check the sound insulation between apartments, because it is one of the most common complaints in new buildings.
Short decision list
- What is the total budget, including renovation or finishes?
- How much time will I spend on the road every day from each location?
- What energy class does each apartment have and what are winter service charges?
- What legal risks does each option carry and how do I cover them in the contract?
- How easily will I be able to resell or rent the home in a few years?
To compare in practice, filter apartments for sale by year built and tick the new build option. The results show the difference in price per square metre in your city straight away.
Frequently asked questions
Is a new apartment safer than an older one?
A new building meets current standards, but construction quality varies. An older block can be very solid or can have problems. In both cases, checking the technical documents and, if needed, an independent assessment are essential.
Can I buy an apartment under construction with a mortgage?
Some banks offer financing for homes under construction under certain conditions. Talk to the bank before signing the preliminary contract and read the clauses on staged payments.
What should I check in a block built before 1990?
Check the seismic risk classification, the condition of shared installations, any unauthorised structural alterations and the financial position of the owners association.
How do I find the price difference between new and older homes in my area?
Compare active listings filtered by year built and area. For a personal estimate you can request a free valuation.
