Real costs of finishing a developer state apartment, a complete guide for those who want to know what they are really signing up for
Real costs of finishing a developer state apartment, a complete guide for those who want to know what they are really signing up for
Buying a developer state apartment is today one of the most popular scenarios in Kraków, Warsaw, Wrocław and other large cities. There are many reasons. A modern building, a warranty from the developer, the possibility of arranging the apartment from scratch according to one’s own taste, attractive payment schedules. However, behind the phrase developer state hides something that many buyers do not appreciate at the start. The fact that the apartment is not suitable for habitation immediately after handover, because it requires complete finishing, the cost of which can reach even 100 percent of the purchase price itself in the case of the smallest units in the premium segment. Understanding these costs is the foundation of a good financial decision.
Let us start with the definition. Developer state is an apartment in which the developer hands over space with finished plaster on the walls, screed on the floors, windows, entrance doors, media connections and electrical, plumbing and heating installations. However, there are no final floors, painting, internal doors, kitchen, bathroom in usable condition, and no furniture. The apartment is ready to start finishing works in it, but not to move in right away.
The scale of costs depends on the standard we want to achieve. Economy standard, meaning simple, functional finishing with materials from discount stores and a minimum of decoration, closes today in the range of 1200 to 1800 zlotys per square meter. For an apartment of 55 square meters this gives a budget of 66 to 99 thousand zlotys. Middle standard, with greater emphasis on material quality, more interesting aesthetics, better doors and more durable floors, is today 2000 to 3500 zlotys per square meter, meaning for the same apartment 110 to 192 thousand. Premium standard, with dedicated interior design, materials from the upper shelf, custom made furniture, professional kitchen built ins and more expensive technological solutions, starts from 4000 zlotys per square meter and can easily reach 7000 to 10000 zlotys per square meter, meaning 220 to 550 thousand for our example apartment.
What exactly do these costs consist of? The most important categories in order are. The kitchen with built ins and appliances, from 15 to 80 thousand zlotys depending on the standard, the length of the built in and the choice of appliances. A turnkey bathroom, from 12 to 60 thousand, including tiles, fittings, ceramics, furniture and labor. In the case of two bathrooms the costs of course double. Flooring throughout the apartment, from 6 to 40 thousand, depending on the chosen material, meaning laminate panels, vinyl panels, wooden boards, porcelain stoneware, and the cost of laying. Painting and wall finishing, from 4 to 15 thousand, including surface preparation, smoothing, priming and two layers of paint in one or several colors. Internal doors, from 3 to 12 thousand for a set of 4 to 6 doors with frames and handles. Lighting, meaning light points, lamps, LED strips, from 3 to 15 thousand. Additional electrical installations, meaning sockets, switches, installations for smart control, from 2 to 10 thousand. Built in wardrobes and dressing rooms, from 5 to 25 thousand depending on size and execution. Air conditioning, if you plan it, from 5 to 15 thousand for a single split, more in the case of a multi system.
To this are added costs that many buyers underestimate. An interior design done by a professional costs 100 to 300 zlotys per square meter, meaning 5500 to 16500 zlotys for our apartment. Coordination of works, if you decide on a comprehensive company, is an additional 10 to 20 percent of the total finishing cost. Transport of materials to the apartment, especially in older buildings without a freight elevator, is several thousand. Waste removal, most often in the form of several containers, is another 1 to 3 thousand. Minor tools, if you plan to do part of the work yourself, is 1 to 3 thousand. A reserve for unforeseen situations, meaning the classic 10 to 15 percent of the budget, which really should not be skipped.
In what order should the works be conducted? The classic schedule looks as follows. First, the design and material decisions, meaning 2 to 6 weeks. Second, any changes to electrical and plumbing installations if they are necessary. Third, supplementary screeds if you are changing the floor layout. Fourth, plastering works and wall preparation. Fifth, laying tiles in the bathroom and kitchen. Sixth, painting walls. Seventh, laying floors. Eighth, installing internal doors. Ninth, installing the bathroom, meaning ceramics, fittings, furniture. Tenth, installing the kitchen with built ins and appliances. Eleventh, installing lighting. Twelfth, built in wardrobes. Thirteenth, free standing furniture and decorations. The full cycle usually lasts 2 to 6 months, with more extensive projects even up to a year.
How to optimize costs? First, a clear list of priorities. What is most important to you, kitchen, bathroom, floors, lighting. There invest. Other categories can be consciously reduced. Second, time. Materials bought gradually, during promotional periods, can reduce the cost by 15 to 25 percent. Third, compromise. Branded doors can be replaced by good quality but cheaper alternatives. Fourth, contractors. A proven, recommended craftsman often turns out to be cheaper overall than a marketed company, even though the initial rates look similar. Fifth, phasing. The kitchen can be finished minimally and expanded in subsequent years. The bathroom and floors, on the other hand, are categories that are worth doing solidly at once because their later replacement is expensive and burdensome.
Where do you not save? First, installations. Poor wiring, poorly done plumbing, lack of a reliable grounding point can cost tens of thousands in repairs. Second, acoustic insulation between apartments. This is an investment in living comfort for years. Third, the entrance door if the developer provided the cheapest variant. Security and acoustic insulation matter. Fourth, floors in intensively used rooms. Weak panels will last 2 to 3 years, good quality 15 to 25 years.
A mortgage for finishing is an option worth considering. Many banks offer financing for finishing within the same mortgage as the apartment purchase. This allows the costs to be spread over years, but requires presenting a cost estimate, invoices, sometimes also photos from the work stage.
At Eternel we help clients plan a developer state purchase in a comprehensive way. We do not look only at the price per square meter from the developer, but at the real total budget that will be needed to move in and live. For many clients this means a conscious choice between a slightly larger apartment in developer state and a slightly smaller apartment from the secondary market in good condition. The decision always remains yours, but let it be made on the basis of full information, not only the price of the apartment purchase itself.