# What should you check before buying an apartment? 10 things you should not skip > A good apartment is not simply one you like. Before paying a deposit or completing the purchase, check the ownership, cadastre records, encumbrances, documentation, condition of the apartment, building and financing. - Web page: https://urbaniagent.rs/en/blog/what-should-you-check-before-buying-an-apartment-10-things-you-should-not-skip - Language: English - Other language: https://urbaniagent.rs/blog/sta-proveriti-pre-kupovine-stana-10-stvari-koje-ne-treba-preskociti.md - Updated: 2026-08-13 - Published on: 2026-08-13 - Author: Urbani Agent - Categories: Buying Property - Tags: buying apartment You like the apartment, the location works for you, the price seems reasonable and you are already imagining what the living room could look like. But before paying a deposit, there is a more important part of the purchase: **checking exactly what you are buying.** When buying property, it is not enough to look at the floor area, floor level and view. You need to understand who owns the property, what is registered in the cadastre, whether there are any encumbrances, what documentation exists, what condition the apartment is in and how the transaction will be completed. Most problems are much easier to address **before signing and paying** than after the purchase. ## 1. Check who is registered as the owner The first step is to establish who is formally registered as the owner of the apartment. Serbia's public eCadastre provides access to information about registered properties, property rights and other facts recorded in the cadastre. Properties can be searched using their address or cadastral parcel information. The person selling the apartment should correspond with the ownership documentation. If there are several co-owners, if the seller is represented by another person or if there is another specific ownership situation, you need to establish who must participate in the transaction and on what authority. A more complicated ownership structure does not automatically mean that the property cannot be purchased. It means that the situation should be clarified **before money changes hands**. ## 2. Check exactly what is registered in the cadastre Finding the seller's name is not enough. You should also check whether the registered information corresponds to the apartment being offered for sale: - unit number; - registered area; - floor; - type of property; - registered right; - mortgages, notices and other recorded facts. The Serbian cadastre contains information on land, buildings and individual parts of buildings such as apartments, commercial premises and garages, as well as registered rights and relevant facts. If the listing says the apartment has 75 m² while the cadastral record shows something different, this is something to clarify rather than overlook simply because you like the property. ## 3. Check for mortgages, notices and other encumbrances An apartment may appear completely straightforward during a viewing while the official record contains a mortgage or another fact that matters to the transaction. The existence of a mortgage **does not automatically mean that the property cannot be purchased**. It does mean that the transaction must be structured properly and that it must be clear how the existing secured debt will be settled and the mortgage removed. The Serbian Geodetic Authority requires the appropriate creditor documentation and consent as part of the mortgage deletion process. There is a significant difference between saying: “The apartment has a mortgage, so I cannot buy it,” and: “The apartment has a mortgage, so how exactly will the purchase and removal of that mortgage work?” The second question is the one a buyer should ask. ## 4. Check whether the apartment is registered A registered and an unregistered property do not involve exactly the same transaction. That does not mean every unregistered property is automatically problematic or impossible to purchase. However, the documentation and level of legal complexity may be different, particularly when establishing the chain of ownership. The National Bank of Serbia notes that mortgage applications involving unregistered properties require documentation establishing the chain of off-register ownership. We will cover this question separately in **“Can you buy an apartment that is not registered?”**, because it deserves a detailed explanation of its own. ## 5. Check the documentation, not only the current registry entry The cadastre is the essential starting point, but depending on the property, it may not be the only documentation that needs to be reviewed. The history of the property, the basis on which ownership was acquired, the status of the building or earlier agreements may be relevant to a particular transaction. The Serbian Geodetic Authority also provides a procedure for obtaining a history of changes relating to a property when a more detailed review of previous registrations is required. A newly built apartment and an apartment in a building constructed 70 years ago will not necessarily require exactly the same due diligence. ## 6. Check the actual condition of the apartment Perfect legal documentation does not mean the apartment itself has no problems. During the viewing, look beyond the layout and furniture. Check for signs of moisture or leaks, the condition of installations, windows, heating and cooling systems, bathrooms, drainage, floors, walls and terraces. Also look for evidence of substantial alterations to the original layout. If you are buying an older apartment that requires renovation, estimate those costs before deciding how much you are prepared to pay for the property itself. An apartment priced at €180,000 that requires another €40,000 of substantial work is not the same purchase as an apartment at the same price that is ready to move into. ## 7. Do not inspect only the apartment — inspect the building You are buying the apartment, but you will use the building every day. Look at the entrance, lift, facade, roof where relevant, basement, garage and common areas. Speaking to the building manager or residents can also help reveal issues that are not visible in the listing, such as planned works or recurring problems involving the lift, roof, moisture, installations or common spaces. This is particularly important for apartments on the top floor or ground floor, where certain building-related issues may be more relevant. A renovated interior cannot always compensate for a poorly maintained building. ## 8. Check the real monthly costs The purchase price is the largest expense, but it is not the only one. Before buying, obtain a realistic picture of the property's regular running costs. This may include heating, electricity and other utilities, building maintenance, garage costs and other recurring expenses associated with the property. This can matter particularly with larger apartments, newer developments with additional amenities and properties with specific heating or cooling systems. A difference of €100 or €200 per month may not change your decision, but you should know about it **before making that decision**. ## 9. If you are using a mortgage, involve the bank early A common mistake is assuming that because the apartment works for you, it will automatically work for your bank. For a housing loan, the bank assesses the borrower's creditworthiness, while the process also involves a valuation of the property used as mortgage security and the required mortgage documentation. Before paying a substantial deposit, you should therefore understand how dependent the purchase is on financing, how far you have progressed with the bank and what happens if financing is declined or the property does not meet the necessary requirements. This should also be properly addressed in the documents agreed between the buyer and seller. ## 10. Check exactly what has been agreed before paying the deposit Once the property and documentation have been reviewed, the transaction itself needs to be defined precisely. The purchase price is only one part of the agreement. The parties should understand the amount of the deposit, payment schedule, deadline for the final agreement, handover date, what remains in the apartment and what happens if either party fails to perform its obligations. Real estate transfer agreements in Serbia are subject to the prescribed notarial form. Public notaries perform relevant checks as part of the procedure and, after completing the transaction, forward the necessary documentation to the competent authorities. That provides an important level of legal protection, but the buyer should still understand the commercial and practical terms of the transaction **before signing**. ## What matters most? There is no single check that tells you whether an apartment is a “good purchase”. Three things need to come together: **the legal status of the property, its actual condition and the terms under which you are buying it.** You can have a perfectly registered apartment that requires extensive renovation. You can have an excellent apartment with a more complicated legal situation that needs to be resolved first. And you can have a completely straightforward property with a badly structured preliminary agreement or financing arrangement. So buying should not come down to: **“Do I like this apartment?”** The better question is: **“Do I understand what I am buying and under what conditions?”** ## Conclusion Before buying an apartment, check the ownership, cadastral records, encumbrances, documentation, physical condition of the property, building, running costs and financing. Not every irregularity means that you should automatically walk away. But every important issue should be **identified, understood and resolved before you take on a significant financial commitment.** That is the difference between simply viewing a property and managing the buying process properly. At Urbani Agent, our aim is not only to show buyers properties. We want them to understand the entire process until the property genuinely becomes theirs. *Note: This article is for informational purposes only and does not constitute legal advice. The checks required will depend on the specific property and legal circumstances.* ## Similar stories - [VAT refund for your first apartment in Serbia: who qualifies, how much can you claim and how to apply?](https://urbaniagent.rs/en/blog/vat-refund-for-your-first-apartment-in-serbia-who-qualifies-how-much-can-you-claim-and-how-to-apply.md) - [Deposit when buying an apartment: how much should you pay and what should you know beforehand?](https://urbaniagent.rs/en/blog/deposit-when-buying-an-apartment-how-much-should-you-pay-and-what-should-you-know-beforehand.md) - [Mistakes that can cost you your first-home VAT refund](https://urbaniagent.rs/en/blog/mistakes-that-can-cost-you-your-first-home-vat-refund.md) - [Tax on the transfer of absolute rights when purchasing an apartment: how much is it and who pays it?](https://urbaniagent.rs/en/blog/tax-on-the-transfer-of-absolute-rights-when-purchasing-an-apartment-how-much-is-it-and-who-pays-it.md) --- Contact: Urbani Agent · +381642420492 · info@urbaniagent.rs · Omladinskih brigada 90v, Novi Beograd