The process of buying a new-build house is structured and predictable, but only if you know what to expect at each step. Unlike the secondary market, with new construction a significant part of the process takes place before the building is complete — sometimes before it has even begun.
Here is what the typical process looks like when buying a new single-family house and what to pay attention to along the way.
Choosing a project and viewing
Everything starts with finding the right project. Location, the character of the development, the developer's reputation, and what the specific project offers — space, a garden, views, materials — are the criteria you weigh above all else.
Viewing the plot or the building site matters even when the project is at an early stage. It gives you a sense of the scale, the orientation of the plot, the actual proximity to neighbouring buildings and the nature around. Photographs and renders are a good starting point, but a live impression is different.
Reservation and preliminary contract
Once you have chosen a specific unit, the next step is a reservation. This is usually accompanied by a deposit and reserves the property for a fixed period, during which both parties finalise the details of the transaction.
The preliminary contract is the next and more binding step. It describes the property in precise detail, along with the price, terms and timelines. Before signing, read every clause carefully, paying particular attention to penalty clauses and conditions in the event of delays. If you have any doubts, consult a lawyer.
Construction stages and payments
With new construction, payments are usually tied to specific building milestones: foundations, structural shell, roof, windows and doors, finishing. This structure is logical and protective — you pay for real progress, not everything upfront.
It is important to understand clearly what each stage covers and how the developer communicates progress to you. Transparent communication on the developer's part is a good indicator of their overall approach to clients.
Act 16 and the notarial deed
Act 16 (the occupancy permit) is the official certificate that the building is complete and meets the requirements for habitation. It is issued by the Directorate for National Construction Control and is a mandatory condition before ownership can be transferred.
The notarial deed is signed after Act 16 is issued and formalises the transfer of ownership. At this step the keys pass to you. The notary verifies all the documents and registers the deed in the Property Register.
What to watch out for
A few points deserve special attention. The developer's track record is a primary criterion — check completed projects and speak, if possible, with buyers from those. Read the preliminary contract carefully, especially the clauses on timelines and penalties. Understand precisely what is included in the price and what finishing work remains on your side.
Projects with a single owner and clear accountability from start to key handover — without subcontractors or ambiguities — give significantly greater confidence and a far more predictable end result.
Buying at Bistritsa Boutique Houses
Bistritsa Boutique Houses is an upcoming project by Kvartal Homes — four detached single-family houses at the foot of Vitosha. The Kvartal Homes standard means transparent terms, clear communication at every stage, and a single owner with full accountability from the first conversation to the handover of keys.
If you are considering buying a new single-family house in Bistritsa, register your interest and we will walk you through the project and the terms in detail.
