NEW BUILDS – BARGAIN HUNTING

HOW TO NEGOTIATE A BARGAIN NEW BUILD HOME

If you are very particular about the style or position of the new build house you want this will restrict your ability to negotiate with the developer. They are unlikely to want to bring down the price of the large corner plot or the size of a particular style of the house you would prefer. However, you can negotiate the price of a new build house with the developer in certain circumstances.

The first thing to do before you try to do this is look at similar, used properties in the area and see what they are priced at. Look closely at the square footage on offer making sure it is similar to the new build house.

New builds are usually sold at a premium price and negotiating a good deal is often a matter of timing:-

• If there are a number of developments in the area, competition will be high so see what all of the developers will offer you.
• Developers are not usually keen to lower the price because it sets a precedent for other buyers, so looking at other more creative ways to negotiate could be the way forward.
• Buying the show home is often a great deal, but they are often not available to buy in the early stages of the development. They may even say sold when, in actual fact, they are not. Lots of buyers fall in love with the show home and would prefer that one rather than make the effort of furnishing a new home themselves. Initially the show homes are very popular. They often only really come up for sale toward the time when the development is nearly completed.

OTHER WAYS TO BAG A BARGAIN NEW HOME

There are creative ways to buy a new home at a bargain price.

Ask the builder if he has any properties already built either on spec or which have not gone through with the purchase for some reason. Such houses will likely be finished or nearly so. The house will be standing empty and the builder will have money sat in it which he would prefer to release. This could give you are great bargaining tool if you are ready to complete quickly.

Look beyond the financing package that the builder offers. It may be he has a a deal with a particular mortgage provider, ask if there is any incentive package for going to this lender. Alternatively look around for a better deal, see if another mortgage provider will give you better rates, the savings could be quite substantial.

Ask the selling agent how long the property has been on the market. There is a rule of thumb that if a particular plot has not sold after 45 days of being released the developer may negotiate a better price. It could be that the plot is smaller than average or for some other reason. Make sure that you are happy with the detail of the plot before entering into discussions with the developer.

WHAT IF THE DEVELOPER REFUSES TO NEGOTIATE ON PRICE?

Often developers will not negotiate on price as doing so could lead to a domino effect on the remaining house prices. Previous buyers see the value of their homes go down and this can cause friction.

Asking for upgrades to be made, before completion or to be included in the price, can often be a great way to obtain better value on a new build.

You could ask the builder for upgraded kitchen or bathroom cabinets, these always add value and saleability to any property.

If you are looking at the new build long term with a view to an expanding family, you could ask for the loft space to be framed so that an extra bedroom could be added later, also asking for first fix electricity and plumbing to be fitted could save you a great deal of expenditure later down the line.

Another simple and relatively easy option for the developer is to provide is in situ plumbing and electrics for a future en-suite or additional later bathroom.

Landscaping, asking for more mature and larger bushes or trees to be provided could give you a great deal of immediate added value and a likely better resale chance if that is the route taken.

Upgraded, tiles, additional patio areas or better fencing can all be negotiated instead of a price reduction that the builder simply wont agree to.

OPTIONAL EXTRAS

Developers often offer ‘optional extras’ and the list can be extensive.

This is often a way developers make their house prices look higher than, in reality, they are. If they show the final price, inflated with all of the extras that have been purchased, prospective purchasers can be led to believe that this is the actual price of the property, being unaware it includes all of the extras. Being aware of this can assist in the negotiations even if the developer wont move on the actual price.

Asking for free or reduced price optional extras can be an great save when purchasing a new build home. Be wary of the value attributed to extras, do your homework. You may find that the same items are available at a lower price elsewhere.

Also be aware of negotiating for extras which in reality are of no value to you, such as modified footpaths or extended driveways. It could be that they are of no real benefit to you and will not-add value to the property in any event. Always try to ensure that you really understand the value of what you are asking for.

If the Property comes with carpets and curtains included in the price it could be that the mortgage company will reduce the value of the property and then your mortgage offer could be affected.

FINAL CHANCE TO NEGOTIATE

When the long awaited completion date is agreed, this is the final chance to negotiate costs reductions.

You may be able to agree a price reduction or contribution from the developer toward completion costs, such as legal fees and stamp duty, these can be real savings.

You may also be able to ask for other late stage cost contributions such as removal fees.

If the developer is buying your existing house you could ask for a contribution towards, the EPC, gas and electric certificates he will require.

WHEN IS THE BEST TIME TO NEGOTIATE?

The best time to look at new builds with a view to negotiating a good deal, is very early on in the development. The builder will be keen to tell other interested parties that they have already sold some houses. It improves their cash flow and gives them credence with the banks.

At the final stages of the development, developers often find they are left with a couple of houses to sell. The builder can close the show home and sales office more quickly, saving money, when the last of the houses are sold. These are all financial incentives for the builder to agree to a better deal.