Direct Purchase from the Developer in the City Center (No Commission): The Complete 2025 Guide

At Pirotska Residence, we build on 30 years of experience in residential development and new-build sales, turning the journey from first viewing to occupancy into a transparent, predictable path. This guide is practical, decision-oriented, and designed to help you choose City Center apartments with minimal risk and maximum clarity at each stage.

Prices & Availability (Guide)

Prices from: 1,917 €/sq.m (≈ 3,749.33 BGN/sq.m). This reference point is indicative and depends on floor, aspect, level of finish, storage rooms, and parking options.
Budgeting examples (indicative):

• Compact one-bed / small two-bed with net area ≈ 65 sq.m → ≈ 124,605 €.

• Two-bed with net area ≈ 85 sq.m → ≈ 162,945 €.

With direct developer communication you get live availability, potential layout tweaks, and bundled options for parking/storage. To avoid missing new units, follow the internal list “Apartments in the City Center.”

Who Benefits Most from Direct Purchase—and What You Gain

Core benefits that directly impact budget and control:

• No broker commission – typical savings 2–3% of the property price. At 250,000–350,000 €, that’s 5,000–10,500 € you can reinvest in kitchen, appliances, or interior.

• Direct access to information – construction stages, protocols, specifications, timelines, feasible change orders.

• Faster decisions – negotiate directly on payment schedules, stage acceptances, parking bays, and fit-out.

• Traceability – paper trail at every milestone; clearly defined responsibilities; signed protocols.

When a broker still adds value (balance):
If you lack time/experience for negotiations, need to sell your current home in parallel, or face a specific mortgage structure. Direct purchase preserves your choice and control—it doesn’t forbid additional expert input.

Trust Checklist: Comprehensive Developer Verification (30 Years of Experience)

This section consolidates every key verification step into one focused checklist, so you can assess credibility at a glance. Save it—this is the practical tool that protects your time and budget.

Public Sources

• Business Register – current corporate status, ownership, changes, encumbrances.

• Building Permit – number, date, validity; any amendments and compliance with the project.

• National Construction Supervision / Municipality – orders, prescriptions, sanctions, status of filed signals (if any).

Documents Before Signing

• Building right / Notarial deed for land – clear legal basis for construction.

• Design package + specification – façade systems, thermal & acoustic insulation, windows, HVAC/heat pump, common areas, lifts.

• Current construction stage – which Act has been reached (see next section); request stage protocols and a dated timeline.

• Payment schedule – tied to construction stages and signed protocols; escrow option recommended.

• Warranty terms – for works, façade, MEP systems, and common areas.

Red Flags

• Mismatches between promised specs and the contract/project documents.

• Excessive deposit without clear refund conditions and deadlines.

• Unclear land status or unrecorded changes to the building permit.

• Delays/refusals to provide stage protocols and handover documentation.

Act 14, Act 15 & Act 16—Explained Clearly

Understanding these three milestones prevents misunderstandings and lets you schedule payments based on facts, not promises.

Act 14 – Shell & Core

Confirms that the structural frame is complete (slabs, walls, roof). Typically a reference point for an intermediate payment. At this stage, the real geometry of the apartment is visible.

Act 15 – Investor Commissioning

A committee accepts the works from the contractor and issues a protocol listing snags and deadlines for remedy. Ask for written evidence that corrections have been completed before moving to the next payment.

Act 16 – Certificate of Occupancy

The building is officially commissioned and can be used. Best practice: link final payment / title transfer to Act 16 or to a clearly defined deadline with penalties.

Micro-checklist: Building Permit → Act 14 → Act 15 (snag list + remedies) → Act 16 → formal occupancy.

The No-Commission Buyer Journey—Step by Step

1) Financial planning
Seek pre-approval from 1–2 banks; confirm LTV range, monthly instalment, and lending fees. Budget a 3–5% buffer for municipal tax, notary fees, and land registry.

2) Reservation / deposit
Define amount, validity period, and refund conditions (e.g., bank refusal, seller-caused changes). Ideally, the deposit is tied to a stage/protocol, not vague wording.

3) Preliminary agreement
Fix the price, layout, payment schedule, delay clauses, force majeure, and escrow option. Attach a materials list and any custom changes with clear deadlines.

4) Stage-by-stage checks
Arrange site visits by milestones. Request work protocols, photo documentation, and updated deadlines. Clear points of contact reduce stress and speed up decisions.

5) Apartment acceptance
Prepare a snagging list, set remedy deadlines, and plan a re-inspection. It’s prudent to link a portion of payment to an acceptance free of material snags.

6) Notarisation
Final document review, title deed, and land-registry fee. Prepare post-deal admin (utility accounts, homeowners’ association setup/fees).

7) After-sales care
Clear warranty procedures, a contact for maintenance, and acceptance of common areas. Well-managed common parts protect value and reduce future costs.

Financial Upside & Scenarios (EUR-first)

Commission Savings

• Price 250,000 € → 2% = 5,000 €, 3% = 7,500 €.

• Price 350,000 € → 2% = 7,000 €, 3% = 10,500 €.

These amounts often cover a built-in kitchen, mid-range appliances, lighting, and initial textiles. In the upper market segment, optimising this line item is a tangible advantage of the “direct from developer” model.

Indicative Area-Based Calculations (baseline 1,917 €/sq.m)

• 65 sq.m → ≈ 124,605 €;

• 85 sq.m → ≈ 162,945 €.

In BGN (indicative): 3,749.33 BGN/sq.m. Final figures reflect common-area shares, selected parking, level of finish, and any upgrades (extra electrical points, enhanced lighting, wet-room fit-out, etc.).

How Pirotska Residence Answers the Buyer’s Key Questions

• Prime City-Center location – walkable access to transport, culture, and daily services; superior liquidity on resale.

• Contemporary new-build – predictable timelines, documented traceability, stage protocols, quality control.

• Energy & acoustic comfort – integrated thermal and sound insulation, modern HVAC/heat-pump solutions, lower operating costs.

• Functional floorplans – 1–3 rooms with smart storage, daylight, and everyday ergonomics (niches, laundry/store).

• Transparent communication – direct line to the developer, fast feedback, and personalised solutions within project limits.

Frequently Asked Questions

Is the deposit refundable if I withdraw?
Yes—if the contract defines it clearly: validity period, permitted reasons (e.g., bank refusal), and the method/timing of refund. Avoid ambiguous clauses.

When do I sign the preliminary agreement?
After reservation and completed document checks. The agreement must fix price, deadlines, stage payments, and specifications.

Can I change the layout/materials?
Yes, up to a defined stage. Requires written approval; surcharges and revised deadlines may apply.

What do Acts 14/15/16 mean for me as a buyer?
They are milestones—from structure (Act 14), through investor acceptance (Act 15), to occupancy (Act 16). Tie payments and acceptance to them.

Do I need a broker if I buy directly?
Not mandatory. Helpful if you lack time/experience or are selling a property in parallel. Direct purchase gives you control, yet still allows an independent second opinion.

Calls to Action

1. Download the “Developer Verification Checklist (PDF)” – your main lead magnet, lowest entry barrier, highest perceived value.

2. Book a viewing – short form with preferred days/hours; weekday and weekend slots.

3. Subscribe to the monthly construction update – concise photo summaries and act-status notes.

Extra Tips for Viewings & Negotiations

• Visit at different hours – assess daylight, ambient noise, and traffic morning/evening.

• Technical specifics – ask about U-values for façade/windows, insulation thickness, acoustic solutions between units and towards the staircase/lift.

• Common-area maintenance – review the service budget, what it covers (cleaning, lighting, lift, landscaping), and how the HOA is managed.

• Parking/storage – inspect real parking bays and storerooms; check clear heights, ramps, and turning widths.

• Contract clauses – fix deadlines, penalties, and stage acceptances; place all custom changes in a signed appendix with exact specs.

Internal Navigation

• “Apartments in the City Center” – live listings and layouts.

• “Pirotska Residence — Building” – description, stages, materials, common areas.

• “Stop Deposit: Risks & Refunds” – extended legal angle and templates.

• “Reliable Developer: How to Verify” – in-depth legal guide and registries.

Final Takeaway:
A direct purchase from the developer is an efficient route to new-build in the City Center when you combine proper verification, stage acceptances via Acts 14/15/16, and a well-drafted contract. With prices from 1,917 €/sq.m (≈ 3,749.33 BGN/sq.m) and a focus on energy performance, acoustic comfort, and functional layouts, Pirotska Residence offers a modern urban experience with a predictable budget and strong long-term liquidity. Your smartest first move is simple: download the checklist, compare availability, and book a viewing on a day that suits you.