{"id":30691,"date":"2026-01-16T11:07:14","date_gmt":"2026-01-16T10:07:14","guid":{"rendered":"https:\/\/www.cyprusproperties.sk\/koupe-nemovitosti-ve-vystavbe-na-co-si-dat-pozor\/"},"modified":"2026-02-01T21:24:11","modified_gmt":"2026-02-01T20:24:11","slug":"koupe-nemovitosti-ve-vystavbe-na-co-si-dat-pozor","status":"publish","type":"post","link":"https:\/\/www.cyprusproperties.sk\/cs\/koupe-nemovitosti-ve-vystavbe-na-co-si-dat-pozor\/","title":{"rendered":"Koup\u011b nemovitosti ve v\u00fdstavb\u011b – na co si d\u00e1t pozor"},"content":{"rendered":"\n

\ud83c\udfd7\ufe0f Z\u00e1kladn\u00ed informace<\/strong>N\u00e1kup nemovitosti ve v\u00fdstavb\u011b nebo mimo pl\u00e1n znamen\u00e1, \u017ee kupuj\u00edc\u00ed kupuje byt, d\u016fm nebo vilu na z\u00e1klad\u011b projektu, vizualizac\u00ed a pl\u00e1nu – nikoliv hotovou stavbu. Tento typ investice je b\u011b\u017en\u00fd a bezpe\u010dn\u00fd, pokud jsou dodr\u017eeny spr\u00e1vn\u00e9 pr\u00e1vn\u00ed kroky, ale vy\u017eaduje pe\u010dlivou kontrolu developera, dokument\u016f a smlouvy. <\/p>\n\n

V\u00fdhody:<\/strong> ni\u017e\u0161\u00ed ceny (o 20-30 % ni\u017e\u0161\u00ed), bez\u00faro\u010dn\u00e9 spl\u00e1tkov\u00e9 pl\u00e1ny a vy\u0161\u0161\u00ed n\u00e1vratnost po dokon\u010den\u00ed. Rizika: zpo\u017ed\u011bn\u00ed, zm\u011bny projektu nebo developer bez dostate\u010dn\u00fdch z\u00e1ruk.<\/p>\n\n

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1\ufe0f\u20e3 Hlavn\u00ed v\u00fdhody koup\u011b mimo pl\u00e1n<\/strong>\u2705 Ni\u017e\u0161\u00ed cena ne\u017e u hotov\u00fdch projekt\u016f – zpo\u010d\u00e1tku \u010dasto o 20-30 % levn\u011bj\u0161\u00ed.\u2705 Bez\u00faro\u010dn\u00e9 spl\u00e1tky b\u011bhem v\u00fdstavby (developersk\u00e9 financov\u00e1n\u00ed).\u2705 Vysok\u00fd potenci\u00e1l r\u016fstu hodnoty – ceny po dokon\u010den\u00ed obvykle vzrostou o v\u00edce ne\u017e 20 %.\u2705 Mo\u017enost v\u00fdb\u011bru interi\u00e9ru (obklady, kuchyn\u011b, barvy).\u2705 Nov\u00e1 z\u00e1ruka – 1-2 roky na vybaven\u00ed, 10 let na konstrukci.<\/p>\n\n

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2\ufe0f\u20e3 Rizika, kter\u00e1 je t\u0159eba sledovat<\/strong>\u26a0\ufe0f Projekt zat\u00edm nem\u00e1 stavebn\u00ed povolen\u00ed – developer ho st\u00e1le vy\u0159izuje.\u26a0\ufe0f Developer nem\u00e1 dostatek finan\u010dn\u00edch prost\u0159edk\u016f – projekt se m\u016f\u017ee zpozdit.\u26a0\ufe0f Smlouva neobsahuje harmonogram v\u00fdstavby ani sankce za zpo\u017ed\u011bn\u00ed.\u26a0\ufe0f Nedostatek informac\u00ed o vlastnick\u00fdch pr\u00e1vech – nevypo\u0159\u00e1dan\u00e9 pozemky nebo chyb\u011bj\u00edc\u00ed samostatn\u00e9 listy vlastnictv\u00ed.\u26a0\ufe0f \u0160patn\u00e1 komunikace po podpisu smlouvy – n\u011bkte\u0159\u00ed develope\u0159i nezas\u00edlaj\u00ed pravideln\u00e9 zpr\u00e1vy o postupu prac\u00ed.<\/p>\n\n

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3\ufe0f\u20e3 Kl\u00ed\u010dov\u00e9 body pro kontrolu pr\u00e1vn\u00edkem (Due Diligence)<\/strong>Nez\u00e1visl\u00fd pr\u00e1vn\u00edk by m\u011bl zkontrolovat:<\/p>\n\n

Oblast<\/th>Zkontrolov\u00e1no<\/th><\/tr><\/thead>
Stavebn\u00ed povolen\u00ed<\/td>Vyd\u00e1no nebo ve schvalovac\u00edm procesu<\/td><\/tr>
Pl\u00e1nov\u00e1n\u00ed m\u011bsta<\/td>Platn\u00e9 a v souladu s pl\u00e1nem m\u011bsta<\/td><\/tr>
Vlastnictv\u00ed pozemk\u016f<\/td>Developer vlastn\u00ed nebo si pronaj\u00edm\u00e1 pozemek<\/td><\/tr>
Financov\u00e1n\u00ed developera<\/td>Projekt nen\u00ed zastaven bance<\/td><\/tr>
F\u00e1ze v\u00fdstavby<\/td>Zah\u00e1jen\u00ed stavby a kdo ji zah\u00e1jil<\/td><\/tr>
Samostatn\u00e9 tituly<\/td>Odhadovan\u00e9 datum jednotliv\u00fdch titul\u016f<\/td><\/tr>
Lh\u016fty pro dokon\u010den\u00ed<\/td>Jasn\u011b uvedeno ve smlouv\u011b (nap\u0159. 24 m\u011bs\u00edc\u016f + 3m\u011bs\u00ed\u010dn\u00ed tolerance).<\/td><\/tr><\/tbody><\/table><\/figure>\n\n

\ud83d\udca1 Pokud n\u011bkter\u00fd z t\u011bchto bod\u016f chyb\u00ed, doporu\u010dujeme podpis odlo\u017eit, dokud v\u00fdvoj\u00e1\u0159 chyb\u011bj\u00edc\u00ed povolen\u00ed nedod\u00e1.<\/p>\n\n

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4\ufe0f\u20e3 Obsah smlouvy pro projekty mimo pl\u00e1n<\/strong>Smlouva mus\u00ed b\u00fdt p\u0159esn\u00e1, podrobn\u00e1 a mus\u00ed chr\u00e1nit kupuj\u00edc\u00edho. Kl\u00ed\u010dov\u00e1 ustanoven\u00ed: <\/p>\n\n

    \n
  • Term\u00edny v\u00fdstavby a p\u0159ed\u00e1n\u00ed<\/li>\n\n\n\n
  • Sankce\/kompenzace za zpo\u017ed\u011bn\u00ed<\/li>\n\n\n\n
  • Platebn\u00ed pl\u00e1n v\u00e1zan\u00fd na miln\u00edky (zalo\u017een\u00ed, stavba, dokon\u010den\u00ed…)<\/li>\n\n\n\n
  • Z\u00e1ruky developera (bankovn\u00ed z\u00e1ruka, depozitn\u00ed \u00fa\u010det, dolo\u017eka o zadr\u017een\u00ed)<\/li>\n\n\n\n
  • Mo\u017enost p\u0159evodu smlouvy (postoupen\u00ed) – pokud chce kupuj\u00edc\u00ed prodat p\u0159ed dokon\u010den\u00edm.<\/li>\n\n\n\n
  • Technick\u00e1 specifikace a p\u0159\u00edlohy (p\u016fdorys, seznam materi\u00e1l\u016f, fotografie)<\/li>\n\n\n\n
  • Dolo\u017eka pro registraci na pozemkov\u00e9m \u00fa\u0159ad\u011b – do 60 dn\u016f<\/li>\n<\/ul>\n\n
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    5\ufe0f\u20e3 Platebn\u00ed pl\u00e1n (financov\u00e1n\u00ed developera<\/strong>)Typick\u00fd model:<\/p>\n\n

    F\u00e1ze<\/th>% z ceny<\/th><\/tr><\/thead>
    Rezerva\u010dn\u00ed poplatek<\/td>2,000-5,000 \u20ac<\/td><\/tr>
    Podpis smlouvy<\/td>25-35 %<\/td><\/tr>
    Z\u00e1klad \/ kostra<\/td>20-25 %<\/td><\/tr>
    Struktura dokon\u010dena<\/td>20 %<\/td><\/tr>
    Pr\u00e1ce v interi\u00e9ru<\/td>10 %<\/td><\/tr>
    P\u0159ed\u00e1n\u00ed \/ list vlastnictv\u00ed<\/td>5-10 %<\/td><\/tr><\/tbody><\/table><\/figure>\n\n

    \ud83d\udca1 V\u011bt\u0161ina developer\u016f nab\u00edz\u00ed bez\u00faro\u010dn\u00e9 spl\u00e1tky b\u011bhem v\u00fdstavby, p\u0159i\u010dem\u017e posledn\u00ed spl\u00e1tka je splatn\u00e1 po dokon\u010den\u00ed.<\/p>\n\n

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    6\ufe0f\u20e3 P\u0159ed\u00e1n\u00ed a kontrola kvality (Snagging)<\/strong>P\u0159ed kone\u010dn\u00fdm p\u0159ed\u00e1n\u00edm: pr\u00e1vn\u00edk nebo technik zkontroluje, zda nemovitost odpov\u00edd\u00e1 pl\u00e1nu, a zkontroluje kvalitu. Sestav\u00ed se „snagging list“ (seznam z\u00e1vad), kter\u00e9 mus\u00ed developer ve stanoven\u00e9 lh\u016ft\u011b (nap\u0159. 30 dn\u016f) odstranit. Kupuj\u00edc\u00ed podep\u00ed\u0161e p\u0159ed\u00e1vac\u00ed protokol a\u017e po odstran\u011bn\u00ed z\u00e1vad.<\/p>\n\n

    \n\n

    7\ufe0f\u20e3 Poji\u0161t\u011bn\u00ed a z\u00e1ruky<\/strong><\/p>\n\n

      \n
    • Develope\u0159i mus\u00ed m\u00edt b\u011bhem v\u00fdstavby stavebn\u00ed poji\u0161t\u011bn\u00ed.<\/li>\n\n\n\n
    • Kupuj\u00edc\u00ed by m\u011bl po p\u0159evzet\u00ed kl\u00ed\u010d\u016f uzav\u0159\u00edt poji\u0161t\u011bn\u00ed nemovitosti.<\/li>\n\n\n\n
    • Standardn\u00ed z\u00e1ruky: 12-24 m\u011bs\u00edc\u016f na kov\u00e1n\u00ed, 10 let na konstrukci a statiku.<\/li>\n<\/ul>\n\n
      \n\n

      8\ufe0f\u20e3 \u010casov\u00fd r\u00e1mec<\/strong><\/p>\n\n

        \n
      • Mal\u00e9 projekty (vily): 12-18 m\u011bs\u00edc\u016f<\/li>\n\n\n\n
      • Bytov\u00e9 komplexy: 18-30 m\u011bs\u00edc\u016f<\/li>\n\n\n\n
      • Hotely a letoviska: 24-36 m\u011bs\u00edc\u016f<\/li>\n<\/ul>\n\n

        \ud83d\udca1 V\u017edy po\u010d\u00edtejte s rezervou 3-6 m\u011bs\u00edc\u016f pro p\u0159\u00edpad neo\u010dek\u00e1van\u00e9ho zpo\u017ed\u011bn\u00ed.<\/p>\n\n

        \n\n

        9\ufe0f\u20e3 Nej\u010dast\u011bj\u0161\u00ed chyby kupuj\u00edc\u00edch<\/strong>\u274c Podpis smlouvy p\u0159ed kontrolou stavebn\u00edho povolen\u00ed\u274c Platba p\u0159\u00edmo developerovi bez v\u00e1zan\u00e9ho \u00fa\u010dtu\u274c Smlouva nem\u00e1 sankce za prodlen\u00ed\u274c Nevy\u017e\u00e1d\u00e1n\u00ed si pravideln\u00fdch fotografi\u00ed nebo zpr\u00e1v o pr\u016fb\u011bhu prac\u00ed\u274c Ignorov\u00e1n\u00ed technick\u00fdch p\u0159\u00edloh (materi\u00e1ly, vybaven\u00ed).<\/p>\n","protected":false},"excerpt":{"rendered":"

        \ud83c\udfd7\ufe0f Z\u00e1kladn\u00ed informaceN\u00e1kup nemovitosti ve v\u00fdstavb\u011b nebo mimo pl\u00e1n znamen\u00e1, \u017ee kupuj\u00edc\u00ed kupuje byt, d\u016fm nebo vilu na z\u00e1klad\u011b projektu, vizualizac\u00ed a pl\u00e1nu – nikoliv hotovou stavbu. Tento typ investice je b\u011b\u017en\u00fd a bezpe\u010dn\u00fd, pokud jsou dodr\u017eeny spr\u00e1vn\u00e9 pr\u00e1vn\u00ed kroky, ale vy\u017eaduje pe\u010dlivou kontrolu developera, dokument\u016f a smlouvy. V\u00fdhody: ni\u017e\u0161\u00ed ceny (o 20-30 % ni\u017e\u0161\u00ed),…<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[669,676,673],"tags":[],"class_list":["post-30691","post","type-post","status-publish","format-standard","hentry","category-informace-pro-kupujici","category-nakup-jizni-kypr","category-nakup-nemovitosti"],"acf":[],"_links":{"self":[{"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/posts\/30691","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/comments?post=30691"}],"version-history":[{"count":1,"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/posts\/30691\/revisions"}],"predecessor-version":[{"id":30693,"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/posts\/30691\/revisions\/30693"}],"wp:attachment":[{"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/media?parent=30691"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/categories?post=30691"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.cyprusproperties.sk\/cs\/wp-json\/wp\/v2\/tags?post=30691"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}