How to check an apartment before buying?

Buying an apartment is one of the biggest financial decisions. The ad shows the square footage, photos and price - but does not always show the risks: overpriced, poor location, noise, problems with the development plan or low rental potential.

What to check before buying an apartment?

The checklist below covers eight key areas that are worth analyzing before you sign a preliminary contract.

1

Price per m² compared to similar offers - are you overpaying?

Compare the price with current transactions in the same district and segment (year of construction, condition). A deviation above 10-15% from the median is a signal to negotiate or give up.
2

Location and communication - how far from the center, what transport lines?

Check access to the metro, tram and bus. The travel time to the center during rush hours often differs by 100% from the data on the maps - verify in reality.
3

Noise and surroundings - roads, railways, airports, industrial plants

Visit the apartment at different times - in the evening and on weekdays. Check noise maps (GDDKiA, GIOŚ) and the distance from main arteries and railway lines.
4

Local development plan and future development - what can be built in the neighborhood?

The Local Development Plan specifies what may be built on neighboring plots. The lack of a development plan (WZ) is an additional risk - the development can be determined by the investor without any view restrictions.
5

Building condition and technology - block of flats, tenement house, age, rent

Check the year of construction, technology (large slab, brick, monolithic) and installation condition. Ask about the rent amount, renovation fund and planned renovations of the facade or roof.
6

Rental potential - yield, demand, competition on the rental market

If you are considering renting, check the current offer on Otodom and OLX - how many apartments are available, at what price and how long they have been standing. Yield below 4% gross is a poor result in most Polish cities.
7

Additional costs - administrative rent, renovation, taxes

To the purchase price, add: monthly rent, possible renovation (15-25% of the apartment value in the case of renovation), PCC (2% for the secondary market) or VAT (primary market), notary and entry in the land and mortgage register.
8

Legal and technical risks - form of ownership, encumbrances, land and mortgage register

Verify the land and mortgage register (free of charge via eklw.ms.gov.pl): mortgages, easements, warning entries. Check the form of ownership - separate ownership of the premises is safer than cooperative ownership.

An example of a risk that is not visible in the announcement

The apartment may look attractive in photos, but an analysis of the neighborhood may show that price is above market by 15%, communication is poorer than the description suggests, and a new development is planned nearby, which will reduce the value of the property in the next 5 years.

AI identifies exactly such situations - analyzing hundreds of advertisements, data from the Central Statistical Office, Local Development Plan and environmental maps in parallel. An example of a full report with real data for Warsaw's Śródmieście district:

📄 Sample report - Śródmieście, Warsaw 📄 Sample report - Słodowiec, Warsaw

Why is it worth checking the Local Development Plan before purchasing?

The Local Development Plan specifies what can be built on neighboring plots. If a commercial building or expressway is planned next to your future window - you won't know about it until it's too late unless you check in advance.

The lack of a local development plan (the so-called "planning hole") means that a decision on development conditions can be issued for any investment based on an urban analysis. This risk is particularly important on the outskirts of cities, where the real estate market is developing dynamically.

How does SkanMieszkania help in analysis?

You paste a link to an ad from Otodom, Morizon or OLX - AI analyzes the price, location, risks, transport, schools, shops, local development plans and rental potential. You receive the full PDF report via email with a rating of 1-10 and 40-60 verified sources.

The report covers all eight areas from this checklist - collected automatically, without the need to manually search in several places. Check what the report looks like in practice: example of the Śródmieście report or Słodowiec.

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Full analysis: price, location, local development plan, noise, rental potential and legal risks.

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