27 June 2024

How to prepare for buying a home. Why buying a house is more difficult than buying a flat

27 June 2024


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Buying your own home is one of the most important events in your life. It is an investment that requires not only significant financial resources, but also solid preparation. In the following article, we will outline how to effectively prepare for buying a house and why buying a house is more difficult than buying a flat. With our tips, you will be able to better understand the process and avoid potential pitfalls.

Preparing to buy a house

1 Determining your budget

The first step in preparing to buy a home is to carefully define your budget. You should consider not only the price of the house itself, but also additional costs such as notary fees, taxes, renovation or furnishing costs. It is also a good idea to set aside a certain amount for unforeseen expenses. It is a good idea to prepare a detailed financial plan that takes into account all potential expenses, such as moving fees, as well as costs associated with maintaining the property in the future.


– Unforeseen renovation costs: It is often the case that a house requires repairs that were not apparent at first glance. Hidden structural defects or problems with installations can significantly increase costs.
– Additional charges: It is worth bearing in mind costs such as property insurance, utilities or property taxes, which can put a significant strain on your budget.

2 Checking your creditworthiness

The next step is to check your creditworthiness. It is worth going to the bank or using a proven financial advisor who works well with a real estate agent to find out how much credit you can count on. Checking your creditworthiness in advance will avoid disappointment and make your search for the right home easier. It is also important to understand the terms of the loan, such as the interest rate, repayment period and any additional fees.


– Variable interest rates: Mortgages with variable interest rates may seem attractive at first, but can lead to higher monthly instalments in the long run.
– Hidden fees: Some loans may have additional costs, such as early repayment fees or various types of commission, which can significantly affect the total cost of the loan.

Dom do wynajęcia - Jeruzal, Mrozy, Vilea Property Butique 16

3. choice of location

Location is one of the most important factors affecting the value of a property. It is worth considering what kind of neighbourhood you want to live in and what your priorities are – proximity to schools, work, public transport or recreational areas. It is a good idea to visit the chosen locations at different times of the day to get a better idea of the area. It is also a good idea to check the zoning plans to find out whether any disruptive developments, such as expressways or shopping centres, will be built in the area in the future.


– Changes in zoning plans: Development plans may change, which may affect the value and attractiveness of the property.
– Infrastructure problems: Inadequate infrastructure, e.g. lack of sewerage, gas or access roads, can significantly reduce living comfort.

4 The search for the right house

Looking for a house is a process that can take a lot of time. It is advisable to search the listings on the Internet, but also to use the services of real estate agencies, which can offer us a wide selection of properties that meet our criteria. When looking at houses, it is worth paying attention to the technical condition of the building, any renovation needs and the layout of the rooms. It is also important to check whether the house has all the necessary permits and documents that may be required when buying a property. It is worth checking energy efficiency and solutions that may affect maintenance costs, such as solar panels, heat pumps, modern heating equipment.


– Hidden defects: Some defects in a building can be difficult to spot on a first visit. It is worth approaching an estate agent and asking them to arrange a professional inspection of the property by a specialist.
– Legal problems: The property may be encumbered by various legal problems, such as mortgages, inheritance claims or an outstanding plot of land.

5 Negotiation and finalisation of the transaction

Once you have found the right house, it is time to negotiate with the owner. It is worth being prepared to negotiate hard in order to get the best possible price. Once an agreement has been reached, it will be necessary to sign a preliminary agreement and finalise the transaction with a notary. It is also worth studying all the terms of the contract carefully to avoid surprises.


– Unclear contract terms: The sale and purchase agreement may contain complicated clauses that may be disadvantageous to the buyer. It is worth talking to your agent and consulting a lawyer before signing the contract.
– Incomplete documents: Lack of complete documentation can lead to legal problems in the future.

6 Land purchase

The purchase of a house is actually the purchase of the land on which the house stands. This is an important aspect that is worth examining carefully. Checking the legal status of the land, any mortgages and compliance with the zoning plan are key elements that can affect the security of the transaction.


– Land ownership issues: It is worth making sure that the land on which the house stands is not encumbered by any claims or mortgages.
– Zoning compliance: Checking that the land complies with the zoning plan will avoid problems with any future extensions or changes.

7 Purchase of land by foreigners

The purchase of land by foreigners may involve additional formalities and restrictions. In Poland, foreigners from outside the European Union may require a permit from the Ministry of Internal Affairs to purchase real estate. It is advisable to familiarise yourself with the applicable regulations in advance and prepare the relevant documents.


– Legal formalities: The process of obtaining permission to purchase land can be time-consuming and complicated. It is worth consulting a lawyer specialising in real estate law.
– Restrictions: In some cases, foreigners may face restrictions to purchase property in certain regions or property types.

Dom do wynajęcia - Milanówek, Vilea Property Butique 30

Why is buying a house usually more difficult than buying a flat?

1. higher purchase and maintenance costs

Houses tend to be more expensive than flats, both in terms of purchase and maintenance. Higher costs for repairs, heating or garden maintenance can put a lot of strain on the household budget. It’s worth looking carefully at all the costs involved in maintaining a home to avoid surprises.


– Hidden renovation costs: Renovating your home can prove to be much more expensive than initially anticipated, especially if structural repairs or replacement installations are required.
– Maintenance costs: The upkeep of a house, including heating, water, sewage and rubbish collection fees, can be significantly higher than for a flat.

2. greater responsibility

Buying a house involves more responsibility. The homeowner must take care of all repairs, maintenance and management of the property themselves. In the case of a flat, many of these responsibilities fall on the building manager. In addition, the homeowner has to take care of the surroundings, such as the garden, driveway or fence.


– Repair and maintenance costs: The homeowner is responsible for all repairs and maintenance, which can be costly and time-consuming.
– Property management: Managing the property yourself requires time and expertise, especially for larger homes with extensive infrastructure.

3. a complex buying process

The process of buying a house is usually more complicated than buying a flat. It requires more paperwork, detailed building condition surveys and more parties involved, such as estate agents, building inspectors or lawyers. It is worth preparing for a longer waiting time before the transaction is finalised.


– Making offers and negotiating: The process of making an offer and negotiating with the landlord can be time-consuming and require negotiation skills.
– Document verification: Verifying all documents related to the property, such as deeds, zoning plans or building permits, can be complicated.

4 Location and infrastructure

Houses are often located in suburbs or in less urbanised areas, which can mean longer distances to work, schools or shops. Flats, on the other hand, tend to be closer to city centres, making it easier to access urban infrastructure. It is worth considering carefully what our location priorities are.


– Commuting: A greater distance from the city centre can involve longer commutes to work or school, which can be inconvenient in the long run.
– Lack of infrastructure: Less urbanised locations may lack essential infrastructure such as shops, clinics or schools, which can reduce the quality of life.


Preparing to buy a house is a process that requires time, resources and commitment. Careful planning, financial analysis and choosing the right location are key elements that will help you make the right decision. Although buying a house is more difficult and complicated than buying a flat, for many people the dream of owning their own home is worth all the effort. Remember to make every decision carefully and consult with experts to avoid unpleasant surprises. Vilea Property Boutique has a team that specialises specifically in homes to provide certainty and security for anyone looking to sell, buy or rent a home. Find the contact for the advisors from the Homes team at: https://vilea.pl/zespol .


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