Buying an apartment is, for most of us, the largest transaction of our lives. The good news is that the process follows a logical order. If you know what comes at each step, you avoid both rushed decisions and surprises at the notary. This guide takes you from the first budget calculation to receiving the keys.
1. Set a real budget, not just a price
The asking price is only the starting point. Your real budget also covers transaction costs, moving and the first improvements to the home. A practical rule is to keep a separate reserve for these costs, so you do not spend the whole deposit on the price.
What goes into the budget
- The deposit, if you use a mortgage. The minimum percentage depends on the bank, the type of loan and your profile.
- Notary fees and land registration charges. You can estimate them with our fee calculator.
- Agency fee, if you work with an intermediary. Agree from the start who pays it and how much it is.
- Bank costs: property valuation, processing fees and mandatory insurance.
- Fit out and moving: furniture, appliances, small repairs.
What you can afford each month
Banks look at your debt to income ratio, meaning the share of your monthly net income that goes on repayments. Estimate the instalment with a mortgage calculator and keep a margin for the unexpected. A comfortable repayment leaves room for savings, not just everyday spending.
2. Get a mortgage pre approval
If you need financing, talk to a bank before you search seriously. Pre approval tells you the maximum you can borrow and makes you a credible buyer in the eyes of the seller. Compare at least two or three offers and look at the annual percentage rate (APR), not only the headline interest rate.
3. Define your criteria and search smart
Write down what is essential and what is simply nice to have. Essential might be the number of rooms, the area or metro access. Nice to have might be a large balcony or a parking space. Use the advanced filters for layout, floor, year built and distance from the centre, then save the search to receive new listings.
Useful questions for every listing
- How long has the property been on the market and why is it being sold?
- What were the monthly service charges during the winter months?
- Are there any debts to the owners association?
- What stays in the apartment: furniture, appliances, light fittings?
4. The viewing: what to check on site
A good viewing lasts longer than ten minutes. Bring a checklist and, ideally, come back a second time at a different hour.
- Structure and walls: cracks, damp marks, mould in corners or around windows.
- Installations: water pressure, condition of visible pipes, the fuse board.
- Windows and insulation: frames, doors, external insulation of the building.
- Light and noise: room orientation, traffic, neighbours.
- Common areas: stairwell, lift, cleanliness, parking.
For older blocks, ask about the technical survey and any seismic risk classification. The information is public at the town hall for buildings that have been assessed.
5. Checking the documents
This is where your long term peace of mind is won or lost. Ask for copies of the documents before the preliminary contract and review them with the notary.
- Title deed: sale contract, certificate of inheritance, building contract or another title.
- A recent land book extract for information, showing the owner and any mortgages, seizures or disputes.
- Cadastral documentation and whether the recorded area matches reality.
- Energy performance certificate, mandatory for a sale.
- A certificate from the owners association confirming there are no debts, required by the notary at signing.
- The tax certificate from the town hall, also needed for signing.
If the property has been altered (walls moved, balcony enclosed), check whether the works were permitted. Unauthorised works can complicate the mortgage and a future sale. We list everything in our article on documents needed for a sale.
6. Negotiation
Negotiation starts with information. Compare the price per square metre with similar properties in the same area using the price index and active listings. Strong arguments are concrete: necessary works, high running costs, a long time on the market. Besides the price you can negotiate the handover date, what stays in the home or how certain costs are shared.
7. The preliminary contract and deposit
The preliminary contract fixes the price, deadlines and conditions until the final contract is signed. It is advisable to sign it in authenticated form at a notary, especially when you pay a significant deposit. Agree what happens if the bank does not approve the loan or if either party withdraws. You will find more in our guide to the preliminary and final sale contract.
8. Final loan approval and valuation
After the preliminary contract the bank sends an authorised valuer. The value they set influences the maximum amount you receive. If the valuation comes in below the agreed price, the difference must come from your own funds or be renegotiated with the seller.
9. Signing at the notary and registration
At signing, the notary checks the identity of the parties, the documents and the payments. Payment is usually made by bank transfer, with proof attached to the file. After signing, the notary files the registration request and you become the registered owner in the land book. Keep an original copy of the contract somewhere safe.
10. Handover and the first days
Sign a handover report recording meter readings, keys received and the condition of the apartment. Then move the utility contracts into your name and inform the owners association. Registering the property for local building tax must be done within a legal deadline, so do not postpone this step.
Frequently asked questions
How long does buying an apartment usually take?
If you pay in full, the transaction can close within a few weeks of finding the property, depending on the time needed for documents. With a mortgage it usually takes longer, because it includes the bank assessment, valuation and final approval. Build a margin of a few weeks into the preliminary contract.
Can I buy an apartment without an agency?
Yes, the law does not require an agency. A good advisor does save you search time, helps with negotiation and coordinates documents, banks and the notary. If you buy directly from the owner, have the notary check the documents before any payment.
What if the bank valuation comes in below the price?
You have three options: cover the difference from your own funds, renegotiate with the seller using the valuation report as an argument, or withdraw if the preliminary contract includes a financing clause. That is why this clause should be clearly written.
Final checklist
- Full budget calculated, with a reserve for transaction costs
- Mortgage pre approval, if needed
- At least two viewings of your favourite property
- Recent land book extract and documents checked by the notary
- Clear preliminary contract with conditions for the loan
- Signed handover report
If you would like an advisor at your side through the process, request a tailored offer. We will send options that fit your budget and help at every step, from viewing to the notary.
