Why apartment listings can be misleading
Listings highlight the renovated kitchen, but rarely the 1970s plumbing risers, the empty repair fund or the planned facade reconstruction. As a buyer you need to separate the apartment from the building it sits in, and the building from the neighbourhood around it.
Price per m² and area basis
Price per square meter is the fastest sanity check, but only if you compare like-for-like. Balcony, terrace, loggia and cellar are usually counted differently than living area.
- Price per m² of living area only (without balcony and cellar)
- Compare with similar apartments in the same building or street
- Local price signals — rising, flat or softening
- Negotiation room based on how long the listing has been live
Monthly costs and repair fund
Even a renovated apartment can sit in a building that is one assembly vote away from a large special assessment. Ask for the latest statement from the homeowners' association.
- Monthly payment to the repair fund (fond opráv)
- Service charges and how they are split
- Existing loans of the homeowners' association
- Planned major works (roof, lift, facade, risers)
Building condition and renovation age
- Year of last facade insulation and roof renovation
- Condition of water, gas and electrical risers in the building
- Lift age and last inspection
- Common areas: cleanliness, lighting, security
Parking, balcony, terrace and storage
In Slovak cities, parking is often underrated but materially affects daily life and resale value. Confirm exactly what is included in the price.
- Dedicated parking space vs. residential zone permit
- Price of a parking spot if sold separately
- Balcony, terrace and loggia ownership and size
- Cellar or storage room and whether it is on the title
Energy certificate and heating
- Energy class on the energy performance certificate
- Type of heating: central, gas boiler, electric, heat pump
- Hot water source and metering
- Insulation of the building envelope
Location, public transport and amenities
- Walking distance to public transport and frequency
- Schools, shops and healthcare in the area
- Noise from traffic, trams or nightlife
- Orientation of main rooms and natural light
Mortgage and bank valuation sensitivity
Banks will value the apartment independently of the asking price. Older buildings, unusual layouts or weak documentation may reduce the LTV you can reach.
- Monthly payment at the current rate and at a +2% scenario
- Length of fixation and date when it ends
- LTV ceiling for this property type and location
- Documents the bank will require
Questions to ask the seller or broker
- Why is the owner selling and how long has the apartment been on the market?
- What is the monthly payment to the repair fund and for services?
- What major works are planned in the building?
- Is parking, a cellar or a balcony part of the price?
- When were the risers and electrical wiring last renovated?
Try Revalta Free Preview
Revalta is an AI-assisted buyer preview for Slovak real estate listings. Paste an apartment listing URL and receive a free overview covering price heat, monthly costs, location signals, mortgage sensitivity and questions to ask. Revalta does not replace legal, mortgage, technical or certified valuation advice. See also our house buying checklist and the overview of AI real estate listing analysis.