Buying a new-build apartment in Belgrade: what to check
Before buying a new-build in Belgrade, verify four things: that the developer holds a building permit and is building in accordance with it, how the land is registered, what the purchase contract actually says, and whether the payment schedule is tied to construction stages rather than calendar dates. Buying off-plan carries genuine risk that cannot be eliminated — but it can be measured and limited by the contract.
What should I check about the developer?
Start with the building permit: that it exists, that it is issued to the developer, and that the building matches it. Then check the legal status of the land and how the building is registered at the relevant stage.
None of this is confidential. Building permits are publicly accessible through Serbia's unified procedure system, and land status through the cadastre. A developer reluctant to produce them has answered the question.
Also look at track record: how many buildings the developer has completed, whether they were delivered on time, and whether they were successfully registered. Completed buildings tell you more than renderings.
What must the contract with the developer say?
The contract must define the property precisely (which unit, what area, which floor, with what ancillary spaces), the price and payment terms, the completion and handover dates, the consequences of delay, the specification, and the warranties.
Five terms that are most often overlooked: how a final area differing from the contracted area is handled and how the price adjusts in both directions; whether late-delivery penalties exist and from what date; exactly what is included in the price (parking, storage, connections) and what is charged separately; the specification described in materials rather than "as per project"; and who initiates registration, within what deadline and at whose cost.
Should I sign the developer's standard contract?
Not without review. A developer's contract is a template written to protect the developer — which is legitimate, but it means the buyer needs their own reading of it.
For international buyers there is a second layer: clauses that are unremarkable in Serbia may be unusual in your home market, and the reverse. Have the contract read by a Serbian lawyer and explained in English before anything is signed or paid. Where KADENA Sotheby's acts as exclusive sales agent for a project, this review is included at no extra cost to the buyer, and the price is the same as buying directly from the developer.
Can I buy off-plan from abroad?
Yes. A purchase can be completed through a power of attorney granted to a representative in Serbia, in the form Serbian law requires and legalised abroad — an Apostille for Hague Convention countries.
Two practical points for remote off-plan purchases. First, arrange independent inspection at the construction stages your payments are tied to — someone should physically verify the stage before each instalment is released. Second, open the Serbian bank account early; instalment schedules do not wait for account opening.
Broader eligibility and process questions for non-residents are covered in our guide to buying property in Serbia as a foreigner.
How is the floor area calculated?
Advertised areas are stated on different bases, so before comparing prices establish what is included in the square metres being multiplied by the price per square metre.
The difference between usable area and area including a share of common parts can be substantial. Two apartments at the same price per square metre can represent materially different value.
The practical rule: always ask for the total price of the specific unit, then divide it by the usable area from the floor plan. That is the only number comparable across projects.
How should the payment schedule work?
Instalments should be tied to verified construction stages, not calendar dates. The buyer's risk is greatest when the amount paid substantially exceeds the value of work completed.
Buying early is cheaper, but the buyer is financing construction and carrying the risk of delay or non-completion. Buying close to completion costs more and carries far less risk. Neither is wrong — but the choice should be deliberate.
What taxes apply to a new build?
The first transfer of a newly built property is subject to VAT, at 10% on residential property, included in the price the buyer pays. Transfer tax does not apply in that case. Serbia operates a first-home VAT refund scheme, but its conditions — an adult Serbian citizen resident in Serbia, capped by floor area — mean it is generally not available to a foreign buyer. The full price including VAT must also be paid into the seller's bank account.
Full breakdown in our guide to costs and taxes in a Serbian property transaction.
What warranties apply after handover?
The developer is liable for defects within periods set by law and by the contract, which differ for structural elements and for fittings and installations.
At handover a report is drawn up listing every defect observed. What is not recorded then is far harder to establish later. Treat handover as a scheduled inspection with a checklist and time allowed — not a formality on moving day. If you cannot attend, appoint someone who can, with authority to record objections on your behalf.