How to customise a new-build home without voiding guarantees

One of the great advantages of buying new build off-plan is the chance to customise your home before it is built. But customising is not 'do whatever you want' — there are rules, deadlines and a clear limit separating legitimate customisation from modifications that can cost you your guarantee.

What you can customise

Level 1 — Finishes (most common)

Most developers offer finish customisation within a predefined catalogue: flooring (2-4 colour/model options), bathroom tiling, kitchen worktop colour, kitchen unit fronts, taps and sanitary ware colour, interior door colour, wall paint colour. Options within the catalogue are usually at no extra cost or minimal (€200-1 000). Materials outside the catalogue are accepted at a premium.

Level 2 — Layout (possible with conditions)

Merge two rooms, open kitchen to living room, convert a bedroom to office, add/remove a bathroom. Conditions: must be requested before partitions are built (Phase 4-5, usually 8-12 months before delivery); structural elements (columns, beams, load-bearing walls) cannot be moved; shared drains and ventilation ducts cannot be relocated. Cost: €500-5 000 depending on complexity.

Level 3 — Extras (à la carte)

Fitted wardrobes (€800-2 500 each), motorised shutters (€150-300/window), EV charger (€800-1 500), jacuzzi terrace pre-installation (€500-1 000), home automation pre-wiring (€500-1 500), underfloor heating (€3 000-6 000).

When to request changes

Developers set deadlines: finishes 3-6 months before interior work on your floor; layout before partition execution; extras depend on type. Ask everything as early as possible.

The red line: what NOT to do to keep guarantees

• Do not touch the structure: demolishing a load-bearing wall can compromise the building and void the 10-year guarantee. If in doubt, hire an architect to verify.
• Do not modify installations: altering electrics, plumbing or HVAC after handover without an authorised installer can void the developer's responsibility for related defects.
• Do not change facade materials: enclosing a terrace, changing windows or altering the facade can affect the execution project and first-occupation licence. The owners' community must authorise any facade change.
• Document everything: any post-handover modification should be documented with photos, installer invoices and a brief technical report.

How to manage customisation with the developer

1. Request the customisation catalogue before signing the contract.
2. Everything in writing — each agreed change must be reflected in a contract annex signed by both parties.
3. Confirm costs before accepting — request a detailed budget for each customisation.
4. Verify at snagging — before signing the deed, confirm all customisations have been correctly executed.

Frequently asked questions

Can I bring my own kitchen instead of the developer's?

Some developers allow it — they deduct the included kitchen price and you install your own after handover. Others do not. Ask before signing. Ensure pre-installations (water, gas, electric, drain) are compatible with your custom kitchen.

Can I request different flooring per room?

Technically yes, but most developers discourage it (extra cost, logistics). One floor type for wet areas (bathrooms, kitchen) and another for dry areas (living room, bedrooms) is standard and usually no extra. Three or four different floors starts getting complicated.

Does customisation delay delivery?

Not if requested within the deadline. Developers plan a margin. Late or very complex changes may cause a delay for your specific unit.

Can I sell my customised unit to another buyer during construction?

Yes — a contract assignment. The new buyer assumes your contractual position (including agreed customisations). The developer may charge a 1-2 % assignment fee.

Which customisations increase resale value?

Most value-adding: fitted wardrobes, underfloor heating, superior kitchen. Least: very personal colours, atypical layouts, very specific extras (terrace jacuzzi if the buyer does not want it).

If you want a home that is yours from day one, explore our available properties or contact us for a personalised consultation.