Buying an apartment in Yerevan is not only about choosing a district and a price. Along with the square meters, you are buying your future renovation, and what is hidden inside the walls and under the floor decides how much it will cost.

We design interiors and run apartment renovations in Yerevan, so this article is not about the legal details of the deal. It is about what to look at inside the apartment itself before you pay anything.

New build or resale

The difference is not only in price. It is in what you will have to deal with after the purchase.

  • In a new building, the walls, wiring and pipes are new, but the apartment is usually handed over without finishing or with rough finishing. There is still a lot of work to do after you get the keys.
  • In an older building, the finishing may already be done, but most often it has to be stripped back to the base. Surprises such as old wiring, weak floor slabs and uneven walls are noticeably more common.

If you choose a new build, ask the developer right away in what condition the apartment will be handed over and what exactly the finishing includes. Ask for the list of works on paper, not a verbal promise.

What to check in the apartment before buying

Bring a tape measure, a phone with a flashlight and a level, if you have one. The inspection takes an hour and sometimes saves months and serious money.

  • Walls and ceilings. Cracks, traces of moisture and mold in the corners. Dark spots almost always mean a leak or freezing.
  • Windows. Open and close each one, check the seals and the reveals. Also note which side the windows face, because the light in the rooms depends on it.
  • Wiring. Look at the electrical panel and count the sockets. Old wiring is often not designed for kitchen appliances and air conditioners.
  • Plumbing. Turn on the water in the kitchen and bathroom, and look at the pressure and the color of the water. Check that there is no dampness under the sink or around the riser.
  • Floor. Walk through the whole apartment, listen for creaks and see if there is a slope. A level floor makes finishing simpler and cheaper.
  • Elevator, entrance and noise. Step out onto the stairs, stand in the yard, and visit at different times of day if you can.

Photograph everything you find. It will help with negotiating the price and with making the estimate.

Layout and remodeling

Many people buy an apartment thinking "we will knock down the wall later." Before counting on that, find out which walls are load-bearing. They cannot be removed or seriously weakened. Any change to the layout has to be approved, and it is better to find this out before the purchase, not after. Then you will know in advance what apartment you really get.

A good approach is to order a layout solution from a designer while you are still choosing the apartment. From the measurements, we can prepare a layout and tell you whether it will fit an open kitchen-living room, a separate bedroom or a walk-in closet.

How much to budget for renovation

Nobody can name an exact figure without an inspection and a project. The cost depends on the area, the condition of the apartment, the materials and the amount of work. But the rule is simple: count the renovation before the purchase, not after, otherwise the budget for furniture and finishing may suddenly run out.

Ask contractors for an estimate with a list of works and materials. The more detailed the estimate, the fewer extra payments you will face along the way.

Documents and the legal side

Checking the rights to the apartment and the deal itself is a task for a lawyer or a notary, not a designer. You can get information about a property from the Cadastre Committee of Armenia, which has online services on cadastre.am. Be sure to consult a real estate specialist before buying.

What to do after the purchase

A good order is this:

  1. Measure the apartment and make an accurate plan.
  2. Plan the layout and the furniture arrangement.
  3. Prepare the electrical scheme and the lighting scheme.
  4. Approve the materials and the estimate.
  5. Only then start the renovation.

If you go in the opposite order, you will have to break and redo what is already finished.

If you are choosing an apartment in Yerevan and thinking about renovation

We help at any stage: visit the apartment with you and assess what will need to be changed, prepare the layout, create an interior design project and take the renovation of your apartment in Yerevan all the way to the end. If you are only looking at an apartment, this is a good time to write to us.

Write to us, and we will tell you how best to organize the design and renovation in your particular apartment.

We can help with real estate in Armenia

We help not only with design and renovation. If you need to buy, sell or rent property in Armenia, get in touch: we take on tasks of any complexity. We will find a suitable option, help assess the condition of the property and tell you right away what the renovation will cost, so you see the full picture before signing the documents.

Tell us what you need, and we will suggest where to start. Contact us.

Frequently asked questions

What should I check when buying an apartment in Yerevan? The condition of the walls, windows, wiring, plumbing and floor, and which walls are load-bearing. The legal side is checked by a lawyer or a notary.

Can I remodel after buying? Often yes, but any changes must be approved, and load-bearing walls cannot be touched. Find this out before the purchase.

How much does renovation cost after buying an apartment? It depends on the area, the condition and the materials. An exact amount can be named only after an inspection and an estimate.

Do you help with buying, selling and renting property? Yes, we help buy, sell or rent property in Armenia, including complex cases. Write to us and we will discuss your situation.

When is it best to contact a designer? Before the purchase or right after it, before the renovation starts. Then the layout and the electrics are planned in advance.