Buying a New Build Property? 5 Red Flags to Watch Out for

There’s something undeniably tempting about buying a new build. The glossy show home, the fresh paint, the idea of being the first to live there, it all feels like a clean, exciting start.

But behind the sparkling surfaces, there are real risks that too many buyers only discover after they’ve moved in.

New Build Property

If you’re thinking about buying a new build in the UK, here are 5 red flags you need to watch out for and what to do about them.

1. Poor New Build Quality Hidden Behind Fresh Paint

New build properties are often constructed quickly to meet developer deadlines, which can lead to rushed or shoddy workmanship. Many buyers move in only to discover cracked plaster, misaligned doors, or even leaks.

What to do: Always book an independent professional snagging survey before you complete. It’ll identify defects the developer must fix, ideally before you move in.

2. Enhanced Asking Prices Disguised as “Incentives” on New Build Properties

Some developers inflate the price of the property, then offer “free extras” like stamp duty, flooring, or legal fees to sweeten the deal. But lenders often catch on, and the property may get down-valued during the mortgage valuation.

Why it matters: If your lender thinks the property isn’t worth the asking price, you could be left scrambling to fill the gap.

What to do: Compare the asking price to nearby resale properties of a similar size and spec and ask for a breakdown of what's included in the advertised price.

3. Delayed Completions That Leave You in Limbo

New build timelines are often “aspirational.” It’s not uncommon for buyers to be told a property will be ready in September… and find themselves waiting until the following February.

Why it’s a problem: Delays can cause your mortgage offer to expire, put your rental notice period at risk, and leave you in housing limbo.

What to do: Ask for realistic completion dates, not marketing estimates. Build in a buffer, and speak to your mortgage broker about flexibility on expiry dates.

4. Confusing Leasehold Terms or Surprise Management Fees

Many new builds (and even some freehold houses) come with management companies that charge ongoing fees for maintenance, bin collection, or green space upkeep.

Red flag: If the property is leasehold, review the ground rent and service charge terms carefully. These can increase over time and sometimes with no clear limit.

What to do: Ask your solicitor to flag any unusual clauses and review the TP1 (transfer document) and lease agreement thoroughly. If you're not sure, ask.

5. The Show Home Illusion

Show homes are designed to sell you a lifestyle and not to reflect the standard spec.

From mood lighting to built-in storage, many of the features you see are paid upgrades.

What to do Before you fall in love with a show home, ask for a specification sheet of what’s included in the actual unit you’re buying. If you can, view an unfinished version of your exact plot.

It's also smart to make sure that you ask for everything that is included in YOUR property in writing.

Buying a new build doesn’t have to be a horror story but you do need to go in with your eyes wide open.

Remember, developers are selling a product, and their job is to make it as appealing as possible. Your job is to protect yourself, ask the right questions, and treat the process with the same scrutiny you would with any major purchase.

At PropBubble our goal is to provide you with all the tools in order to make smart decisions. Make sure that you join our Smart Property Group, to stay updated when buying, selling, owning and renovating property.