What to Check Before Reserving a New Build in London
A disciplined pre-reservation checklist for buyers who want certainty, not surprises
Reserving a new build in London is a commitment point, not a formality. Once a reservation fee is paid, leverage narrows and momentum favours the developer. The smartest buyers slow the process down before money changes hands.
Here’s what to verify—calmly, methodically—before you reserve.
1. The exact unit, not the brochure version
Confirm you are reserving a specific plot number with a fixed floor, aspect, and layout.
Check:
Orientation (north/south/east/west)
Proximity to lifts, refuse rooms, plant rooms
Any future obstruction risk to views
Ceiling heights for your unit (they often vary)
Never rely on CGI angles. Paper beats promise.
2. The floor plan efficiency
Square footage is meaningless if space is wasted.
Scrutinise:
Hallway-to-living space ratio
Bedroom proportions (real furniture fit)
Window placement and daylight reach
Storage included vs shown in staging
If a layout needs clever furniture to work, it won’t age well.
3. Specification list—line by line
Ask for the written specification, not the marketing summary.
Confirm:
Kitchen brand, appliance models, finishes
Bathroom fittings (brand and range, not just “Italian”)
Flooring type and thickness
Smart home systems and future compatibility
If it’s not written, it’s not guaranteed.
4. What can still change after reservation
Many buyers assume reservation locks everything. It doesn’t.
Clarify:
Which elements are fixed vs subject to “developer discretion”
Tolerance levels on room sizes
Substitute materials clauses
Right to relocate plant, vents, or risers
Small clauses can mean big compromises later.
5. The service charge—today and tomorrow
Do not just ask for the estimate. Ask what drives it.
Check:
Full service charge budget
Amenities included and their operating costs
Management company identity
Whether a reserve (sinking) fund starts immediately
Low early charges often rise sharply after handover.
6. Completion timeline realism
“Estimated completion” is not a promise.
Ask:
Build stage today
Historical delivery accuracy of this developer
Longstop date wording
Compensation or exit rights if delays occur
Your financing and life plans depend on this.
7. The developer’s after-sales track record
Build quality shows itself after completion.
Research:
Snagging responsiveness
How defects are handled post-handover
Resident sentiment in earlier schemes
Length and scope of defect liability period
A polished sales process means nothing if aftercare fails.
8. Warranty coverage (and exclusions)
Most homes have a structural warranty—but details matter.
Confirm:
Length of structural cover
What is excluded (often finishes, fittings, systems)
Who administers claims
Transferability on resale
A warranty is only as strong as its fine print.
9. Reservation terms and exit routes
Reservation fees are often non-refundable.
Before paying, ensure:
Reservation period length
Conditions under which the fee is refundable
What happens if legal enquiries reveal issues
Ability to assign or change buyer entity
Flexibility now prevents pressure later.
10. Comparable pricing inside the scheme
Do not negotiate blindly—compare intelligently.
Ask:
What has sold already (same line, different floors)
Premiums for views or terraces
Any incentives offered quietly elsewhere
You want the best-positioned unit, not just the first available one.
Quiet red flags to respect
Pressure to reserve “today”
Vague answers replaced with lifestyle language
Resistance to written confirmation
Heavy incentives masking weak demand
When urgency replaces clarity, pause.
Final Perspective
Reserving a new build in London should feel boringly precise, not exciting. Excitement belongs at completion; reservations demand discipline.
The strongest buyers don’t rush.
They reserve with confidence because they’ve already removed the risk.