Developer Promises vs Reality: How to Read Presentations and Layouts

Developer Promises vs Reality: How to Read Brochures and Floor Plans 🏢📏

Developer brochures and 3D visualizations sell a lifestyle. If you're buying off-plan or comparing offers, it's essential to translate those bright images into concrete checks. This guide gives practical steps to read presentations and floor plans so you make informed decisions.

Why you need to look beyond renderings

Renderings and staged photos are designed to impress. They rarely show technical details like wall thickness, ventilation shafts, or exact ceiling heights. Treat visual material as a starting point, not a contract.

Quick floor-plan checklist ✅

• Clarify which area is shown: gross area (including walls and common parts) or net/livable area.
• Look at room dimensions rather than only total square meters — furniture layouts reveal usability.
• Identify load-bearing walls and columns that restrict future changes.
• Check window placement and orientation for natural light and energy comfort.
• Ask about ceiling height, ducting, door sizes, and bathroom dimensions.

Key questions to send to the developer/agent ✉️

1. Can you provide the technical plan and an itemized room schedule with exact measurements?
2. Which finishing elements are included in the base price and which are optional extras?
3. What are the handover dates and the penalties for missed deadlines?
4. How are parking, storage rooms, and common areas allocated?
5. Can I see a sample sales agreement and the standard acceptance certificate?

Red flags to watch for 🚩

• Vague wording such as “planned” or “possible” without firm specifications.
• Refusal to provide technical drawings or project permits.
• Greatly discounted early prices that don't match market comparables.
• Mismatches between floor plans and 3D visuals (windows, balconies, façade).

Extra checks for investors 💼

• Analyze long-term location prospects: infrastructure plans, transport links, and municipal developments.
• Understand rules for renting and the use of communal areas.
• Ask for examples of the developer’s completed projects — note timelines and resale market behaviour.

Practical scenarios and examples

• Open-plan kitchens look nice in photos — confirm where the venting will be and if a hood can be installed.
• Built-in wardrobes in layouts: request exact dimensions and responsibility for installation.
• If a showroom finish is used in marketing, ask whether that finish is included in the base cost or sold separately.

What to do before signing

1. Request project documentation and building permits.
2. Meet the project manager with a prepared list of questions.
3. If possible, hire an independent expert to assess the technical plans and systems.
4. Insist on clear contract clauses about deadlines, finish quality, and liability for defects.

Final advice: balance optimism with diligence 🤝

Marketing helps shortlist attractive projects, but the final decision must rest on documents and clear specifications. Read floor plans carefully, record answers from the developer in writing, and make sure contractual terms protect you.

If you'd like help reviewing a brochure, floor plan, or contract draft, BuyHome’s team can assist with an expert check and a list of essential clarifications. Browse available apartments: https://buyhome.ge/en/apartments

Contact us — we’ll help you choose and verify a property step by step.