Buy an Apartment With or Without a Fit-Out?

Finishing works can sometimes take a great deal of time, which delays move-in to the purchased apartment. Today’s property market offers options both with various levels of fit-out and without. Each comes with its own advantages and drawbacks.

Pros and Cons of Apartments With a Developer Fit-Out

Developer-finished apartments offer several important advantages, including:

• the ability to move in immediately;
• no additional hassle;
• a warranty on finishing works.

For many buyers, the possibility of moving in quickly is the key requirement. Not everyone has alternative housing where they can stay during a renovation. Renting another place while owning your own often makes little sense. By purchasing a finished home, investors save themselves from numerous extra tasks—creating an interior design, selecting and buying finishing materials, hiring contractors, and supervising their work.

Developers are responsible for the quality of all works, including the fit-out. It’s important to have a formal contract with an official renovation team (a renovation studio), because if any defects are discovered, they will fix them free of charge. It is much harder to compel an “unofficial” crew to redo their work.

Potential drawbacks of such properties include awkward layouts and the possibility that the owner may be dissatisfied with the quality of materials or workmanship if this was not agreed in advance. Developers may also install standard sanitary ware that the owner doesn’t like, requiring replacement. In addition, because wallpaper, flooring, and plaster conceal wall, floor, and ceiling surfaces, structural defects can be harder to detect right away.

Pros and Cons of Apartments Without a Fit-Out

Unfinished apartments come either shell-and-core (no finishes) or with rough-in works.

Shell-and-Core (No Finishes)

If a unit is delivered after structural works only, buyers will see bare walls. This option is attractive because it allows you to:

• identify all defects;
• plan the layout yourself;
• route utilities as you wish;
• create your own interior design;
• ensure the finishing works are done to a high standard.

Without finishes, you can carefully inspect walls, floors, and ceilings. In a space with bare walls, you can create an original layout, install modern systems, and route utilities for maximum convenience. All finishing can be completed using premium or bespoke materials. When the buyer controls the entire process, there’s confidence in the quality and durability of the result.

Alongside its many advantages, this option has drawbacks. Owners must take on all the effort of fitting out the home: preparing a project, purchasing materials, and hiring a construction crew. They need to delve into renovation details and supervise the work, often at the expense of leisure and rest. Since a full renovation takes time, many buyers cannot move into the purchased home for a long while.

With Rough-In Works

Properties delivered with rough-in works also have pros and cons. What is rough-in? It generally includes plastering, electrical wiring, plumbing and gas piping, concrete screed floors, and installation of heating and ventilation systems.

With rough-in in place, residents can:

• avoid heavy and dirty preparatory work;
• design the interior and choose sanitary ware themselves;
• spend less time on the overall fit-out.

Although rough-in simplifies life for buyers, it can also conceal defects in walls, floors, and ceilings. Developers may place sockets and plumbing/gas lines in locations that are not ideal for the owner. While renovations under rough-in conditions take less time, they can still be fairly lengthy.

Which Option Is More Cost-Effective?

Many people decide whether to buy with or without a fit-out based on financial considerations. Apartments with bare walls are cheaper: they can cost 40–200% less than similarly sized turnkey properties. However, “post-construction” homes require substantial capital investment afterward. Often, a developer’s renovation ends up costing the client less than doing it independently, since construction companies purchase materials at wholesale prices and use their own crews.

Sometimes developers in Kyiv sell finished apartments at reduced prices to attract more buyers. This can be advantageous. Even if the finishes are not to the buyer’s taste, they can move in immediately and make changes gradually.