Developments are sold on the finished vision. The gaps between that vision and the first years of living there.
A new development is sold with images of a completed community. Buyers of the earliest units live in a construction site for years, and several other differences between the vision and the reality are foreseeable at purchase.
Why these keep happening
These mistakes involve accepting the completed vision as the thing being purchased. What is being purchased is a unit, plus a set of commitments about what will eventually surround it.
1. Not asking about the construction programme
The marketing shows the completed development and attention stays there.
- Avoid it by: Ask for the phasing programme and understand what will be built around you and when.
- Proof it is closed: A phasing plan with indicative dates.
What it costs you: Early buyers live alongside construction for years, with noise, dust, traffic and incomplete access.
2. Assuming amenities will be delivered
Amenities feature prominently in marketing and are assumed to be committed.
- Avoid it by: Establish which amenities are contractually committed and when, rather than which are shown.
- Proof it is closed: Written confirmation of what is committed and its timing.
What it costs you: Amenities dependent on later phases may be delayed or reduced, and the units bought partly for them do not receive them.
3. Ignoring the service charge trajectory
The initial charge is quoted and often subsidised during early phases.
- Avoid it by: Ask what the charge will be once the development is complete and fully operational.
- Proof it is closed: A projected service charge for the completed development.
What it costs you: The charge rises as amenities come into operation and as the developer's support ends.
4. Not checking what the developer retains control over
Buyers focus on their unit and assume common matters are settled.
- Avoid it by: Read the documentation regarding management, common areas and any retained rights.
- Proof it is closed: An understanding of what the developer retains and for how long.
What it costs you: Developers may retain control over management, common areas or future development within the site for an extended period.
5. Comparing prices against completed developments
Price per square metre appears comparable with established areas.
- Avoid it by: Discount for the period before the development is complete and for the risk of change.
- Proof it is closed: A comparison that accounts for the difference between a completed environment and a developing one.
What it costs you: The comparison omits the years of construction disruption and the uncertainty about final delivery.
A short check before you sign
- Do you have the phasing programme and know what will be built near you?
- Which amenities are contractually committed, and when?
- What will the service charge be at full operation?
- What does the developer retain control over, and for how long?
- Does your price comparison account for the development being incomplete?
If it has already happened
If you already own in a development that is progressing slowly, engage with other owners, since collective enquiry usually produces better information than individual requests. Establish what is contractually committed and hold the developer to that, separating commitments from the aspirations shown in marketing.
If you are buying a finished property, Domira can inspect it, verify the documentation and price the findings with you before you commit.
Frequently Asked Questions
Is it better to buy early or late in a development?
Early buyers usually pay less and live through the construction; later buyers pay more for a completed environment with known amenities. Which is better depends on your tolerance for disruption and your confidence in delivery.
What happens if the developer does not complete the later phases?
The outcome depends on the contractual arrangements and any applicable protections, and it is worth understanding before buying rather than afterwards. Units bought partly for amenities that never arrive are affected in both enjoyment and value.
How do I assess a developer's reliability?
Visit their completed projects, speak to owners there about delivery timing and defect handling, and look at whether earlier developments were completed as marketed. Past delivery is the most useful available indicator.
Have a Property Question?
Domira can help you navigate property, financing and investment decisions in Saudi Arabia. Speak with our team for an initial consultation.
