New build or older villa: the differences and what gets checked

Absheron's dacha settlements have two kinds of houses: new ones built in recent years and put up for sale, and older dachas built decades ago and renovated later. Each has its own features, and the choice often depends on what the buyer prioritises: a ready house with new systems, or a house with an established yard that may need updating. This article gives general information on the main differences.

New build: what the term means

On the market, a 'new build' usually means a house completed within the last few years and offered for sale for the first time. Its engineering systems (electrics, water, sewerage, heating) are new, and the pool and yard are often built together with the house as one project. The layout suits modern use: an open living room and kitchen, en-suite bathrooms and wide access to the yard.

Part of the construction work in a new house is not visible: foundation waterproofing, drainage and the lines inside the walls. Asking about the construction date, the main materials and, where possible, photos or videos of the construction stages therefore gives useful information. If the seller offers any warranty commitment, putting it in writing brings clarity for both parties.

Older dacha: how it differs

Older dacha plots are sometimes larger, with fruit trees that have grown over the years and established greenery. At the same time, a house's age affects the condition of its systems: old wiring may not be rated for the load of modern appliances, metal pipes may be corroded, and the roof and insulation may need renewing. The layout also often differs from today's needs.

One issue more common in older houses is later additions: a new room, a covered veranda or a second floor. If such additions are not reflected in the documents, the area in the registry extract differs from the actual area.

A short comparison

• Engineering systems: new in a new build; in an older house, their condition depends on age and past renovation.
• Yard: in a new build the pool and yard are one project and the trees are young; in an older house the greenery is established.
• Plot: older dacha plots are sometimes larger; new builds are more often on compact plots.
• Documents: in both cases the building and areas in the extract are checked against the actual state; in an older house, later additions need particular attention.
• Extra costs: renovation is more likely in an older house; in a new one, the main costs are more often furniture and finishing the yard.

What gets checked in both cases

• Whether the extract from the state real-estate registry (title deed) shows the building as well as the land, and whether the areas match the actual measurements.
• Official accounts for the gas, water and electricity meters, and whether any debt is outstanding.
• Damp, cracks and salt marks in the foundation and lower walls.
• The roof, gutters and how rainwater drains from the yard.
• The electrical panel, circuit breakers and earthing.
• Whether sewerage is connected to the central network or uses a septic system.
• If there is a pool: leaks in the equipment room and whether the pump and filter system works.

More on checking documents is in our article on the title deed and legal checks, and a general plan for inspecting construction quality is in our article on checking construction quality.

Note

This article is for general information only and is not a legal opinion, technical survey, offer or guarantee. Conclusions on a specific house's technical condition come from a qualified specialist, and on documents from a notary and the relevant state body.