{"id":27432,"date":"2026-01-16T11:07:14","date_gmt":"2026-01-16T10:07:14","guid":{"rendered":"https:\/\/www.cyprusproperties.sk\/kupa-nehnutelnosti-vo-vystavbe-na-co-si-dat-pozor\/"},"modified":"2026-01-20T09:23:51","modified_gmt":"2026-01-20T08:23:51","slug":"kupa-nehnutelnosti-vo-vystavbe-na-co-si-dat-pozor","status":"publish","type":"post","link":"https:\/\/www.cyprusproperties.sk\/sk\/kupa-nehnutelnosti-vo-vystavbe-na-co-si-dat-pozor\/","title":{"rendered":"K\u00fapa nehnute\u013enosti vo v\u00fdstavbe – na \u010do si da\u0165 pozor"},"content":{"rendered":"\n

\ud83c\udfd7\ufe0f Z\u00e1kladn\u00e9 inform\u00e1cie<\/strong>K\u00fapa nehnute\u013enosti vo v\u00fdstavbe alebo mimo pl\u00e1nu znamen\u00e1, \u017ee kupuj\u00faci kupuje byt, dom alebo vilu na z\u00e1klade projektu, vizualiz\u00e1ci\u00ed a pl\u00e1nu – nie hotov\u00fa stavbu. Tento typ invest\u00edcie je be\u017en\u00fd a bezpe\u010dn\u00fd, ak sa dodr\u017eia spr\u00e1vne pr\u00e1vne kroky, ale vy\u017eaduje si d\u00f4kladn\u00fa kontrolu developera, dokumentov a zmluvy. <\/p>\n\n

V\u00fdhody: ni\u017e\u0161ie<\/strong> ceny (o 20 – 30 % ni\u017e\u0161ie), bez\u00faro\u010dn\u00e9 spl\u00e1tkov\u00e9 kalend\u00e1re a vy\u0161\u0161ia n\u00e1vratnos\u0165 po dokon\u010den\u00ed.Rizik\u00e1: me\u0161kanie<\/strong>, zmeny projektu alebo developer bez dostato\u010dn\u00fdch z\u00e1ruk.<\/p>\n\n

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1\ufe0f\u20e3 Hlavn\u00e9 v\u00fdhody k\u00fapy mimo pl\u00e1nu<\/strong>\u2705 Ni\u017e\u0161ia cena ako pri hotov\u00fdch projektoch – na za\u010diatku \u010dasto o 20-30 % lacnej\u0161ie.\u2705 Bez\u00faro\u010dn\u00e9 spl\u00e1tky po\u010das v\u00fdstavby (developersk\u00e9 financovanie).\u2705 Vysok\u00fd potenci\u00e1l rastu hodnoty – ceny po dokon\u010den\u00ed zvy\u010dajne st\u00fapnu o viac ako 20 %.\u2705 Mo\u017enos\u0165 v\u00fdberu interi\u00e9ru (obklady, kuchyne, farby).\u2705 Nov\u00e1 z\u00e1ruka – 1-2 roky na vybavenie, 10 rokov na kon\u0161trukciu.<\/p>\n\n

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2\ufe0f\u20e3 Rizik\u00e1, ktor\u00e9 treba sledova\u0165<\/strong>\u26a0\ufe0f Projekt e\u0161te nem\u00e1 stavebn\u00e9 povolenie – developer ho st\u00e1le vybavuje.\u26a0\ufe0f Developer nem\u00e1 dostatok finan\u010dn\u00fdch prostriedkov – projekt sa m\u00f4\u017ee oneskori\u0165.\u26a0\ufe0f Zmluva neobsahuje \u010dasov\u00fd harmonogram v\u00fdstavby ani sankcie za ome\u0161kanie.\u26a0\ufe0f Nedostatok inform\u00e1ci\u00ed o vlastn\u00edckych pr\u00e1vach – nevysporiadan\u00e9 pozemky alebo ch\u00fdbaj\u00face samostatn\u00e9 listy vlastn\u00edctva.\u26a0\ufe0f Slab\u00e1 komunik\u00e1cia po podpise zmluvy – niektor\u00ed developeri neposielaj\u00fa pravideln\u00e9 spr\u00e1vy o priebehu projektu.<\/p>\n\n

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3\ufe0f\u20e3 K\u013e\u00fa\u010dov\u00e9 body pre pr\u00e1vnikovu kontrolu (Due Diligence)<\/strong>Nez\u00e1visl\u00fd pr\u00e1vnik by mal skontrolova\u0165:<\/p>\n\n

Oblas\u0165<\/th>Skontrolovan\u00e9<\/th><\/tr><\/thead>
Stavebn\u00e9 povolenie<\/td>Vydan\u00e9 alebo v procese schva\u013eovania<\/td><\/tr>
Urbanistick\u00e9 pl\u00e1novanie<\/td>Platn\u00e9 a v s\u00falade s pl\u00e1nom mesta<\/td><\/tr>
Vlastn\u00edctvo p\u00f4dy<\/td>Developer vlastn\u00ed alebo si prenaj\u00edma pozemok<\/td><\/tr>
Financovanie zo strany developera<\/td>Projekt nie je zastaven\u00fd v prospech banky<\/td><\/tr>
F\u00e1za v\u00fdstavby<\/td>Za\u010datie v\u00fdstavby a kto ju za\u010dal<\/td><\/tr>
Samostatn\u00e9 tituly<\/td>Odhadovan\u00fd d\u00e1tum jednotliv\u00fdch titulov<\/td><\/tr>
Term\u00edny ukon\u010denia<\/td>Jasne uveden\u00e9 v zmluve (napr. 24 mesiacov + 3-mesa\u010dn\u00e1 tolerancia)<\/td><\/tr><\/tbody><\/table><\/figure>\n\n

\ud83d\udca1 Ak niektor\u00fd z t\u00fdchto bodov ch\u00fdba, odpor\u00fa\u010da sa odlo\u017ei\u0165 podpis, k\u00fdm developer neposkytne ch\u00fdbaj\u00face povolenia.<\/p>\n\n

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4\ufe0f\u20e3 Obsah zmluvy pre mimopl\u00e1nov\u00e9 projekty<\/strong>Zmluva mus\u00ed by\u0165 presn\u00e1, podrobn\u00e1 a mus\u00ed chr\u00e1ni\u0165 kupuj\u00faceho. K\u013e\u00fa\u010dov\u00e9 ustanovenia: <\/p>\n\n

    \n
  • Term\u00edny v\u00fdstavby a odovzdania<\/li>\n\n\n\n
  • Sankcie\/kompenz\u00e1cie za oneskorenie<\/li>\n\n\n\n
  • Platobn\u00fd pl\u00e1n viazan\u00fd na m\u00ed\u013eniky (z\u00e1klady, kon\u0161trukcia, dokon\u010dovacie pr\u00e1ce…)<\/li>\n\n\n\n
  • Z\u00e1ruky developera (bankov\u00e1 z\u00e1ruka, depozitn\u00fd \u00fa\u010det, dolo\u017eka o zadr\u017ean\u00ed)<\/li>\n\n\n\n
  • Mo\u017enos\u0165 prevodu zmluvy (post\u00fapenie) – ak chce kupuj\u00faci preda\u0165 pred dokon\u010den\u00edm<\/li>\n\n\n\n
  • Technick\u00e1 \u0161pecifik\u00e1cia a pr\u00edlohy (p\u00f4dorys, zoznam materi\u00e1lov, fotografie)<\/li>\n\n\n\n
  • Dolo\u017eka o registr\u00e1cii na pozemkovom \u00farade – do 60 dn\u00ed<\/li>\n<\/ul>\n\n
    \n\n

    5\ufe0f\u20e3 Platobn\u00fd pl\u00e1n (financovanie developerov)<\/strong>Typick\u00fd model:<\/p>\n\n

    Etapa<\/th>% z ceny<\/th><\/tr><\/thead>
    Rezerva\u010dn\u00fd poplatok<\/td>2,000-5,000 \u20ac<\/td><\/tr>
    Podp\u00edsanie zmluvy<\/td>25-35 %<\/td><\/tr>
    Z\u00e1klad \/ kostra<\/td>20-25 %<\/td><\/tr>
    Dokon\u010den\u00e1 \u0161trukt\u00fara<\/td>20 %<\/td><\/tr>
    Interi\u00e9rov\u00e9 pr\u00e1ce<\/td>10 %<\/td><\/tr>
    Odovzdanie \/ list vlastn\u00edctva<\/td>5-10 %<\/td><\/tr><\/tbody><\/table><\/figure>\n\n

    \ud83d\udca1 V\u00e4\u010d\u0161ina developerov pon\u00faka po\u010das v\u00fdstavby bez\u00faro\u010dn\u00e9 platby, pri\u010dom posledn\u00e1 spl\u00e1tka je splatn\u00e1 po dokon\u010den\u00ed.<\/p>\n\n

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    6\ufe0f\u20e3 Odovzdanie a kontrola kvality (Snagging)<\/strong>Pred kone\u010dn\u00fdm odovzdan\u00edm: pr\u00e1vnik alebo technik skontroluje, \u010di nehnute\u013enos\u0165 zodpoved\u00e1 pl\u00e1nu a skontroluje kvalitu. Vyhotov\u00ed sa „snagging list“ (zoznam nedostatkov), ktor\u00e9 mus\u00ed developer odstr\u00e1ni\u0165 v stanovenej lehote (napr. 30 dn\u00ed). Kupuj\u00faci podp\u00ed\u0161e odovzd\u00e1vac\u00ed protokol a\u017e po odstr\u00e1nen\u00ed z\u00e1vad.<\/p>\n\n

    \n\n

    7\ufe0f\u20e3 Poistenie a z\u00e1ruky<\/strong><\/p>\n\n

      \n
    • Developeri musia ma\u0165 po\u010das v\u00fdstavby stavebn\u00e9 poistenie.<\/li>\n\n\n\n
    • Kupuj\u00faci by mal po prevzat\u00ed k\u013e\u00fa\u010dov uzavrie\u0165 poistenie nehnute\u013enosti.<\/li>\n\n\n\n
    • \u0160tandardn\u00e9 z\u00e1ruky: 12-24 mesiacov na pr\u00edslu\u0161enstvo, 10 rokov na kon\u0161trukciu 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 mesiacov<\/li>\n\n\n\n
      • Apartm\u00e1nov\u00e9 komplexy: 18-30 mesiacov<\/li>\n\n\n\n
      • Hotely a stredisk\u00e1: 24-36 mesiacov<\/li>\n<\/ul>\n\n

        \ud83d\udca1 V\u017edy si nechajte 3-6 mesa\u010dn\u00fa rezervu na neo\u010dak\u00e1van\u00e9 oneskorenie.<\/p>\n\n

        \n\n

        9\ufe0f\u20e3 Naj\u010dastej\u0161ie chyby kupuj\u00facich<\/strong>\u274c Podpis zmluvy pred kontrolou stavebn\u00e9ho povolenia\u274c Platba priamo developerovi bez depozitn\u00e9ho \u00fa\u010dtu\u274c Zmluva nem\u00e1 sankcie za ome\u0161kanie\u274c Nevy\u017eiadanie si pravideln\u00fdch fotografi\u00ed alebo spr\u00e1v o priebehu pr\u00e1c\u274c Ignorovanie technick\u00fdch pr\u00edloh (materi\u00e1ly, vybavenie)<\/p>\n","protected":false},"excerpt":{"rendered":"

        \ud83c\udfd7\ufe0f Z\u00e1kladn\u00e9 inform\u00e1cieK\u00fapa nehnute\u013enosti vo v\u00fdstavbe alebo mimo pl\u00e1nu znamen\u00e1, \u017ee kupuj\u00faci kupuje byt, dom alebo vilu na z\u00e1klade projektu, vizualiz\u00e1ci\u00ed a pl\u00e1nu – nie hotov\u00fa stavbu. Tento typ invest\u00edcie je be\u017en\u00fd a bezpe\u010dn\u00fd, ak sa dodr\u017eia spr\u00e1vne pr\u00e1vne kroky, ale vy\u017eaduje si d\u00f4kladn\u00fa kontrolu developera, dokumentov a zmluvy. V\u00fdhody: ni\u017e\u0161ie ceny (o 20 –…<\/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":[541,546,601],"tags":[],"class_list":["post-27432","post","type-post","status-publish","format-standard","hentry","category-informacie-pre-kupujucich","category-kupa-nehnutelnosti","category-kupa-nehnutelnosti-juzny-cyprus"],"acf":[],"_links":{"self":[{"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/posts\/27432","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/comments?post=27432"}],"version-history":[{"count":1,"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/posts\/27432\/revisions"}],"predecessor-version":[{"id":27433,"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/posts\/27432\/revisions\/27433"}],"wp:attachment":[{"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/media?parent=27432"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/categories?post=27432"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.cyprusproperties.sk\/sk\/wp-json\/wp\/v2\/tags?post=27432"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}