Parking, Cellar and Front Garden: What to Consider When Buying a New-Build Property

In new-build developments, a garage space, cellar and front garden are often separate items with their own legal regime, not an automatic part of the flat. Before reserving, therefore, check three things: whether they are included in the price of the flat, who will own them once the building is completed, and how they will be recorded in the land register (katastr nemovitostí). In practice, the difference between ownership and a right of exclusive use shows up when you sell, when you arrange financing and in your monthly costs.

Why ancillary items often need to be addressed alongside the flat

A developer's offer often lists a flat and, next to it, further items: a parking space, a garage space, a cellar storage unit or a garden belonging to a ground-floor flat. Each of these may have a different price, a different method of transfer and different rules of use. Buyers often concentrate on the layout and floor area and leave the ancillary items to the last minute.

Practical advice: ask about ancillary items at your first contact and have the developer confirm for each one whether it is included in the price of the flat or paid for separately. You can compare offers from different developers in the project catalogue, and you will find a basic overview of the whole process in the buyer's guide.

Garage and parking spaces

Even the basic type of parking varies. It may be a space in an underground garage, in a shared garage within the building, a covered space, or an outdoor space on the plot. A separately lockable garage or box may also be offered.

• Legal form: the space may be a separate unit, part of the residential unit, or merely a right of use. Each option has different consequences for sale and for mortgage security. Have a lawyer assess the details.
• Dimensions and manoeuvring: check the width of the space, the height of the entrance, the gradient of the ramp and the room to open the doors. Verify this on scale drawings, not just from a visualisation.
• Type of vehicle: if you have a larger car, an SUV or a van, find out whether it will really fit. It is also worth asking about storage for bicycles or a motorbike.
• Electric vehicle charging: ask whether the electrical wiring is prepared, who will bear the costs and how charging will be billed.
• Entry and access control: how the gate opens, how many remote controls you will receive and how operation is handled in the event of a fault.

A garage space usually increases the total purchase price and therefore the size of the loan. You can get an approximate idea of how this affects your repayments in the calculator. Always check the specific financing conditions for the space, in particular whether the bank will include it in the security, with a mortgage specialist.

Cellar and cellar storage units

A cellar is an unobtrusive item that anyone living in a layout without a pantry will appreciate. In new builds, however, the quality of cellars differs more than you might expect.

• Size and shape: mark on the drawing what you want to store there. A narrow, deep unit is harder to use than a shorter, wider one.
• Access: is there a lift, or only stairs? How far is the unit from the entrance and from the garage?
• Damp and ventilation: ask about insulation, ventilation and the material of the partitions. This matters if you plan to store appliances, clothing or bicycles.
• Lock and lighting: find out whether the unit can be locked, whether it has its own lighting and possibly a socket, and who pays for the electricity used.
• Link to the flat: check whether the cellar is permanently assigned to the flat or can be transferred separately.

If there is no cellar, find out whether the developer offers shared bicycle rooms, pram rooms or storage space, and under what conditions they can be used.

Front garden, terrace and garden

For ground-floor flats, the front garden is often the main reason for choosing them. However, you need to distinguish exactly what you are getting. The land in front of the flat may be in your ownership, in co-ownership with a right of exclusive use, or merely reserved for your use under a contract.

• What you may alter: fencing, roofing, a pergola, raised beds or paving may be restricted by the building permit, the house rules or the by-laws of the owners' association.
• Privacy: look at how the front garden is oriented in relation to the pavement, the entrance to the building and the neighbours' windows.
• Technical lines: utility networks may run beneath a terrace or flower bed. Ask whether the building manager must have access to them.
• Maintenance: find out who looks after the lawn, trees and drainage, and whether maintenance is included in the charges.
• Completion: for projects under construction, ask when and in what condition the land will be handed over. Landscaping and turfing are often the last phase.

Similar questions apply to balconies, loggias and roof terraces. For these, also consider the orientation, the view and any restrictions on use arising from the building's façade.

What to check in contracts and documents

When buying a new build, you usually sign a reservation agreement and then either a contract for a future contract (smlouva o smlouvě budoucí) or directly a purchase contract. Ancillary items must appear in them specifically, not just in a general wording.

1. Precise identification of the parking space, cellar and garden by number, floor and plan.
2. The price of each item stated separately, including the method of payment.
3. The method of transfer and of registration in the land register.
4. The rules of use and any restrictions, for example on letting or selling separately from the flat.
5. The handover date and the procedure for defects or deviations from the design.

Have the contracts reviewed before signing by a lawyer who specialises in property purchases. Discuss loan conditions and security with a mortgage specialist before you pay the reservation fee.

Running costs that are easy to forget

In addition to the purchase price, allow for regular payments. For a garage these may include a share of the costs of operating the gate, ventilation and lighting; for cellars and gardens, a share of the maintenance of the common areas. Ask for an estimate of advance payments, for insurance and for any local fees or taxes connected with owning a parking space or land. The developer or the building manager can tell you the exact amounts; consult a professional about the tax implications.

If you are looking for a specific offer and need a flat with certain ancillary items, you can use the housing enquiry. You can also search by city and district through the overview of locations, or by developers building in a given location.

Frequently asked questions

Is a garage space always included in the price of the flat?

No. It is often sold separately and has its own price. Always have the developer confirm what exactly is included in the price, and ask for it in writing.

Can I sell a parking space or cellar independently of the flat?

It depends on the legal form. If it is a separate unit, this is usually possible; with a right of use tied to the flat, it usually is not. Verify this in the contract and with a lawyer.

What if the actual front garden differs from the visualisation?

The contract and the design documentation are what count, not the visualisation. Therefore insist that the area, fittings and method of handover are stated directly in the contract or its annex.