Standard vs. Upgrades in a New-Build Flat: How to Decide on Changes

The standard specification is the equipment included in the price of the flat under the contract and the technical specification. An upgrade is everything that differs from it and is paid for separately. It is best to decide on client changes according to what is hard and expensive to change later (utility routing, layout, windows), and to postpone what can be done at any time (furniture, lamps, accessories). Always rely on the developer's specific specification, not on visualisations and the show flat.

What the standard is and where to find it

The standard specification is set out in a document that is usually an annex to the reservation or purchase contract. It is called the technical specification, the description of the standard or the materials book. It usually contains:

• the type of flooring and wall tiles in each room,
• sanitaryware, taps and, where applicable, the bath or shower enclosure,
• interior doors, door frames and the entrance door to the flat,
• the number and placement of sockets, switches and light points,
• the heating method, and the type of radiators or underfloor heating,
• windows, shading and wall finishes (for example white paint, or only the base layer for it).

The text of the specification is decisive, not the visualisation or the show flat. A show flat is often furnished above the standard and frequently includes items that are not in the price. If you are unsure, ask for written confirmation of which of the things you see are part of the standard.

What an upgrade and a client change are

An upgrade is a higher-grade material or piece of equipment than the basic specification offers. Typically this means a different type of flooring, a larger tile format, a higher class of taps or doors with a different surface finish. A client change is a broader term: it also covers alterations to the layout, moving partition walls, shifting utility routing, additional sockets or adjustments to ventilation.

The difference matters for a practical reason. Changing a material usually just means a different choice from a sample range. A change to the layout or technical installations, however, affects the project and may influence other parts of the building, so the developer assesses it individually and it is usually subject to a time limit.

Which changes are worth deciding straight away

A simple question works as a guide: how difficult and expensive will it be to change this once I have moved in? It helps to divide things by whether they are built in or not.

Worth deciding before completion

• Layout and partition walls – moving or omitting a partition wall, the size of a walk-in wardrobe or bathroom.
• Electrical installation – the number of sockets, data cabling, connections for an induction hob, and preparation for air conditioning or charging.
• Water and waste pipes – the position of the washbasin, bath or shower, and connections for a washing machine and dishwasher.
• Heating – the position of radiators, or underfloor heating.
• Kitchen unit – the placement of connections according to the actual design of the kitchen.

Can be postponed until after you move in

• light fittings, curtains and shading accessories,
• free-standing furniture,
• painting in a different colour,
• bathroom accessories, such as mirrors or shelves.

Floors and tiles are a borderline case. If you want a different material, it is generally simpler and cheaper to arrange it during construction than to remove the old flooring later.

How to approach choosing changes

1. Go through the specification. Mark what is standard and, for each item, note whether you plan to keep it in the longer term.
2. Find out the deadline for changes. Developers generally set a deadline by which changes can be requested. After it, they are usually impossible or considerably more expensive.
3. Request a written offer. It should include a description of the change, the price including VAT, the effect on the completion date and the method of payment.
4. Compare with market prices. You can compare an upgrade item with what it would cost if carried out separately after you take over the flat. Sometimes your own tradesperson is cheaper; at other times a change made during construction is better value.
5. Have the changes confirmed in an addendum. Verbal agreements with a sales representative or site manager are not enough.

Financial and legal considerations

Client changes increase the total cost of the purchase, and this can affect financing. A mortgage bank usually assesses the price according to the contract and the valuation of the property. The additional cost of upgrades may therefore not be fully covered by the loan, and you may have to pay part of it from your own funds. Check this with a mortgage specialist before signing an addendum.

You can get an approximate idea of monthly repayments and total costs in our calculator. Include the expected cost of changes in it as well.

In the contract, pay attention to the following points: when and in what instalments the upgrade is paid, what happens if the contract is cancelled or you withdraw, how any delay to the completion date caused by the changes is handled, and who is responsible for defects in the work carried out. We recommend consulting a lawyer who specialises in property purchases about the exact wording.

General information about the whole process, from reservation to handover, can be found in the buying guide.

How to compare offers from different developers

Two flats with a similar price per square metre may have a completely different standard. When comparing, therefore, do not compare only the price but also the content of the specification. Look at whether the price includes a kitchen unit, flooring in all rooms, tiles, sanitaryware and interior doors, or whether you have to arrange them yourself.

Browse the offer in the project catalogue and narrow down your choice by location and equipment. Information about individual companies can be found in the overview of developers, or you can compare different locations. If you are not sure how to proceed, you can use the housing enquiry and have offers prepared according to your requirements.

Frequently asked questions

Can I swap a standard item for another without paying extra?

It depends on the developer. Some companies allow a choice from several variants within the standard, while others work with a fixed specification. Any price difference between variants should be confirmed in writing.

Is it better to have changes made by the developer or after handover?

Changes that affect structures and utility routing are usually worth arranging with the developer. Surface finishes and equipment can often be arranged more cheaply on your own after handover, but you need to allow for the time and the coordination of tradespeople.

Can I cancel an upgrade if my financial situation changes?

The options depend on the addendum and the contract. In general, the closer a change is to being carried out, the harder it is to cancel, and deposits paid may not be refundable. Check the terms before signing and, if anything is unclear, seek advice from a lawyer.