New-build villa with pool: what to check during construction

2026-09-03 · 4 min read · MARDECO

«Off-plan» buying at project stage is 20-30% cheaper than finished but risky. What to check during construction and 2026 investment rules.

1. Document check

Before deposit: 1) Construction permit; 2) «Residential» land; 3) Expertise conclusion; 4) Energy certificate A-B; 5) Project passport. Without these 5 — no off-plan.

2. Materials — visible on site

On-site visible: 1) Wall material (30 cm ceramic block vs cheap 20 cm); 2) Insulation (basalt 100 mm+); 3) Roof (bitumen-polymer or EPDM); 4) Windows (double-chamber aluminium); 5) Pool shell (concrete quality).

3. Pool engineering

Pool construction stage is the most critical check: 1) reinforcement scheme (must be visible); 2) 3-stage waterproofing (bandage + membrane + top); 3) technical room location; 4) skimmer vs overflow — system type set in advance; 5) drainage. These five — fixing later costs 3× more.

4. Payment schedule

Right off-plan schedule: 1) Deposit 5-10% (notary escrow); 2) Roof 30%; 3) Internal works start 30%; 4) Keys 25%; 5) Cadastre registration 5%. Never pay 100% upfront — it lets the builder hide surprises. Staged payment is your main protection.

Off-plan villa — payment and checks

A new build is a «partnership with a developer». Earning that 20% discount takes 12-18 months of patience and 8 critical checks. Paying «all upfront» — never. Staged payment is your main protection.

8 construction-stage checks

• Document set full — 5 legal papers.
• Foundation — with insulation.
• Walls — 30 cm ceramic block.
• Insulation — basalt 100 mm+.
• Windows — double-chamber aluminium.
• Pool — rebar and waterproofing.
• HVAC — heat recovery.
• Registry — before final payment.

See also: construction permit, picking an architect, picking a pool.