Off-plan sales

Buying before completion gives you choice. It also asks more of you up front.

An off-plan property is a home bought before construction has been completed, and sometimes before it has started. Buyers commit on the strength of plans, specifications and imagery rather than a finished building, which is a genuinely different proposition from buying a home you can walk through.

Done with proper advice it can work very well. Done casually it is where people get caught.

What you are buying from

  • Architectural drawings and floor plans
  • The written specification
  • CGI imagery and development brochures
  • Site plans and location information
  • The developer's proposed completion programme

The finished property is assessed against the contractual documentation and the agreed specification, not against the marketing imagery. That distinction matters, and your solicitor will explain where the line falls in your particular contract.

Why buyers go off-plan

Early access and choice

Buying during the early release usually means a wider choice of plot, floor, aspect, layout, parking arrangement and outside space. Later purchasers take what is left.

Modern specification

New developments are built to contemporary standards, typically with modern kitchens, bathrooms, appliances, heating and insulation.

Investment considerations

Some buyers treat off-plan as part of an investment strategy. Values and rental returns are not guaranteed, and independent financial and tax advice should come before any decision. Our rental yield calculator is a starting point for the income side, not a substitute for that advice.

The off-plan journey

01Discover

We give you the location, availability, specification, pricing and anticipated completion information for current and upcoming developments.

02Register your interest

Tell us what you are looking for so we can keep you informed of relevant availability and launches.

03Consultation

We talk through the development, the available properties, the specification and how the purchase works.

04Select your property

Choose your preferred residence from current availability.

05Reservation

Where applicable, you reserve your selected property under the developer's reservation terms.

06Legal due diligence

You appoint an independent solicitor to review the contract, title, plans, specification and development documentation.

07Exchange

Subject to satisfactory legal and financial arrangements, contracts are exchanged under the developer's terms.

08Construction

The development progresses. We stay available for sales communication throughout.

09Completion

Once the property is legally ready and the contractual requirements are met, the purchase completes and ownership transfers.

What to check before you commit

About the development

  • Who is the developer, and what is their track record
  • What exactly is included in the specification
  • What communal facilities are proposed
  • What management or service charges will apply
  • What the anticipated completion arrangements are

About the property

  • The exact floor area, and how it is measured
  • Which floor, and which aspect
  • Whether there is a balcony, terrace or garden
  • Whether parking is included
  • Which fixtures and appliances are included, and to what standard of finish

About the money

  • The purchase price, the reservation fee and the deposit required
  • What is payable at reservation and at exchange
  • Expected service charges and any ground rent
  • What other costs will apply, including stamp duty
  • Whether mortgage finance will be available, and for how long the offer lasts
  • What happens contractually if completion is delayed

Your solicitor and your financial adviser should advise on the legal and financial aspects. That is not a formality.

Your professional team

Solicitor

Independently reviews the legal documentation, title, contract, plans, obligations and development documents. Appoint one who has handled new-build purchases before.

Mortgage adviser

An FCA-authorised adviser can assess your options and affordability. Mortgage offers have expiry dates, and off-plan timescales can outrun them, so this needs planning rather than reacting.

Surveyor

Depending on the property and circumstances, you may want independent professional advice on the property and the development.

Sable and Stone

We provide sales information, coordinate communication and guide you through the sales process. We do not replace independent legal, financial, tax or surveying advice, and we will not pretend otherwise.

New-build warranty

New-build properties may benefit from a structural warranty or other developer warranty arrangements. The provider, coverage, duration and terms vary between developments. Obtain the warranty documentation and review it with your solicitor before committing.

Completion dates

A development completion date is generally an estimate until the developer confirms the property is ready. Construction can be affected by build progress, planning or regulatory requirements, utility connections, supply chain, weather, contractor availability and other matters outside the developer's immediate control.

Do not make financial or moving arrangements solely on the basis of an estimated completion date. Ask your solicitor what your contract actually says about delay, long-stop dates and your rights if the date moves.

For investors

Off-plan can form part of an investment strategy, but the risks deserve the same attention as the potential. Consider the purchase price, financing costs, mortgage availability, rental demand, expected income, service charges, ground rent, maintenance, taxation, void periods, management costs, resale liquidity, and the possibility that values fall.

Past performance is not an indication of future results. Neither capital growth nor rental income is guaranteed. Obtain independent financial and tax advice before deciding.

Common questions

Can I buy before construction starts?

Sometimes. It depends on the development and the developer's sales strategy. Some schemes launch before construction begins, others once it is underway.

Can I choose my apartment or house?

Subject to availability. Early purchasers generally have more choice of plot, layout, floor and aspect.

Is the completion date guaranteed?

An anticipated completion date is not necessarily a guaranteed one. Your solicitor should explain the contractual position and any long-stop provisions before you exchange.

Can I get a mortgage on an off-plan property?

Potentially, subject to the lender, your circumstances, the property and the timing. Mortgage offers expire, so take independent advice early about how to handle the gap between exchange and completion.

Can I change the specification?

That depends entirely on the development and the stage of construction. Any change must be agreed with the developer in writing.

Is off-plan a good investment?

It suits some investors and not others. Values, rental income and returns are not guaranteed. Take independent financial and tax advice.

What if the development is delayed?

The consequences depend on your contract. Your solicitor should explain the relevant provisions before you exchange.

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