Costly mistakes when buying an apartment in Belgrade - Interview with real estate agent

Purchasing an apartment in Belgrade today requires more knowledge than ever—especially in new developments. The cost per square meter is climbing fast, offerings vary by location, and many important details are buried in the fine print of listings.

We spoke with Veljko Vukajlović, a real estate agent specializing in new construction who has been helping buyers invest wisely and securely for years. 

Where is the most profitable price per square meter in Belgrade today?

The most profitable price doesn’t always mean the cheapest. Investment buyers often seek pre‑construction units because they can secure prices up to 20 % below completed projects. Once built, the market value of these apartments typically rises—especially for small units of up to 35–40 sqm, which are rented or sold most quickly.

Which neighborhoods in Belgrade currently offer the best value and potential?

Zvezdara, Voždovac and Palilula are among the most balanced municipalities—they offer a good mix of price, infrastructure, and family‑friendly calm. For example, in areas like Mirijevo, Medaković or Braće Jerković, prices range from €2,200 to €2,800 per sqm, which is significantly lower than projects near Autokomanda or the Temple of Saint Sava.

Can you give an example of price disparities within the same municipality?

Zvezdara is a prime example. In Mirijevo, new‑build prices are around €2,200 per sqm, but near Cvetkova Pijaca apartments can go for as much as €3,300 per sqm. That’s a difference of over €1,000 within the same municipality—highlighting why it’s crucial to consult experts before deciding. Voždovac shows a similar pattern: near Autokomanda, prices reach €3,800–3,900 €/sqm, while just 3 km away, near Darvinova Pošta, similar projects are priced at about €2,900 €/sqm.

Which locations are marketed as attractive but actually don’t offer matching quality of life?

While Vračar remains highly valued for its central location and historic character, it’s not ideal for everyone. Many families struggle with limited parking, heavy traffic, and a lack of green spaces. For these reasons, more buyers are considering nearby suburbs, where for a lower price they can obtain larger apartments, quieter surroundings, and better family‑friendly conditions.

Are there parts of the city that are currently “in the shadows” but may become attractive in a few years?

Višnjička Banja, Karaburma, and larger zones within Zvezdara and Palilula have significant potential. Karaburma, in particular, is gaining importance due to the planned Linear Park and a future metro station. Suburban areas like Surčin, Stara Pazova, and the corridor toward Novi Sad are also strategically important, with infrastructure development poised to draw those regions closer to Belgrade.

What is the average price difference from early construction to completion?

On average, about 15–20 %, depending on location and demand. In highly regarded areas like Vračar, developers often launch new apartments while being built at already high, market‑level prices. In emerging zones, the price gap is greater because prices are expected to rise as the area develops.

Is it possible to negotiate the price of an apartment under construction?

Negotiation is common in new developments. For example, buyers paying a 50 % down payment may receive a discount of around 3–4 %. If the buyer can pay 90 % upfront, the total discount can reach up to 7 %.

Much depends on the sales phase—most negotiations happen within the first 30 to 60 days of a project’s launch. At that stage, both developers and early buyers aim to finalize as many deals as possible. Closer to completion, most units have been sold—typically larger apartments remain, which have a narrower pool of potential buyers.

Are new-build apartments always more profitable compared to secondary market?

It depends. Location can matter more than the construction phase. Profitability should be evaluated in context: location, construction quality, planned urban development, and projected price growth.

Legal risks are a concern in new developments, but they can be mitigated by thorough documentation review and legalizing preliminary agreements. Some projects also commit to penalty clauses in case of construction delays, adding protection for buyers. Having a reliable partner—like City Expert—is always recommended in new developments.

When an ad quotes “€1,900/m²,” what extras should you add?

Buyers should account for 10 % VAT unless the ad clearly states “price including VAT.” Additional costs include notary fees for contract authentication and potential legal fees. Our agency does not charge buyers commission and provide full legal support, eliminating the need for a separate lawyer.

Are there tricks in how square footage is billed that buyers often miss?

Yes. Terrace or balcony space often counts toward total square footage. Buyers often don’t notice this at first—so it's important to request a detailed floor plan and evaluate the functional utility of the space.

If you were buying an apartment now for yourself, which offers would you choose and which would you avoid?

I would seek a location with strong future potential—like Karaburma or Višnjička Banja—which are still affordable but currently under major development. The new bridge and Linear Park, which will connect Karaburma to Belgrade Waterfront and Ada Ciganlija, represent a transformative development in that part of the city.

What is the biggest mistake buyers make when considering new construction?

Focusing solely on location while overlooking construction quality. Many visually attractive buildings are made with cost‑saving materials. 

Projects using poor‑quality materials—even on good locations—are to be avoided. Pay careful attention to insulation, windows, and built‑in fixtures: these are features that most impact everyday living and long‑term durability.