Reserving an off-plan apartment in Dakar: 20 questions to ask before you sign

Developer, land, contract, payments, finishes, handover: the 20 essential questions to ask before reserving an off-plan apartment in Dakar.

Introduction

Reserving an off-plan apartment is a major decision. You are committing to a property that does not yet exist, on the basis of plans, renderings and contractual documents, and you will pay for it in instalments over several months, sometimes several years. For this decision to be made with peace of mind, it must be an informed one.

The best way to achieve that is to ask the right questions before signing. A serious developer expects future buyers to question them and must be able to answer clearly, with supporting documents. Conversely, vague answers or pressure to sign quickly should prompt you to be cautious.

In this article we have gathered twenty essential questions, organised by theme: the developer, the land and permits, the property, the contract and payments, construction and handover, and finally the period after handover. Use them as a checklist during your discussions.

Questions about the developer

1. What have you built, and what projects are currently under way?

The developer's track record is a first indicator of reliability. Ask about past projects and current construction sites, and visit them if possible. A site that is visibly progressing says more than any brochure.

2. Who will be my point of contact throughout the project?

An off-plan purchase (VEFA, vente en l'état futur d'achèvement) extends over time. Knowing whom to contact for your questions, your payments and progress updates on the site is essential, particularly if you live abroad.

3. How will I be kept informed of construction progress?

Photos, videos, progress reports, site visits: ask what tools are planned and how often. At DKR Real Estate, we regularly share progress updates on our sites, such as Mykonos 2, where the raft foundation has been poured and the basement is under way.

Questions about the land and permits

4. What is the legal status of the land?

Is the plot on which the development is built held under a land title (titre foncier), a lease or another arrangement? This question is fundamental to the security of your purchase and to your ability to obtain a mortgage.

5. Has the building permit been obtained?

Ask whether the permit has been issued and what its references are. The project must comply with the permits obtained.

6. Which notary is handling the transaction?

The notary authenticates the deeds and checks that the transaction is in order. Knowing who they are allows you, if you wish, to contact them or to involve your own adviser.

Questions about the property

7. What is the exact floor area of the apartment, and how is it calculated?

Ask for a precise breakdown of the living area, the area of balconies or terraces, and the calculation method used. Check that the plans and the contract are consistent.

8. Where exactly is my unit located in the building?

Floor, orientation, view, exposure to sun and wind, proximity to the lift or plant rooms: these factors affect your comfort and the value of the property. Ask for the floor plans and the site plan.

9. What fittings and finishes are planned?

The specification sheet (notice descriptive) must detail the materials and equipment: floor and wall coverings, joinery, bathroom fittings, kitchen, air conditioning, electrical installation. The more precise it is, the better protected you will be at handover.

10. What facilities are provided in the common areas?

Lift, parking, security, generator or back-up power system, landscaped areas, rooftop if any: these facilities affect your day-to-day comfort and your future service charges.

11. Can the apartment be customised?

Depending on how far construction has progressed, some developers allow changes to partition walls or finishes. Ask what is possible, at what cost and until what date.

Questions about the contract and payments

12. What exactly does the reservation agreement contain?

The reservation agreement must specify the unit, the price, the payment terms, the expected handover date and the conditions for withdrawal. Read it carefully and take the time to have it reviewed.

13. How much do I pay on reservation, and when is it refundable?

The deposit or first payment must be clearly governed by the contract. Ask in which situations it will be returned to you: for example, if your loan is refused, if the development does not go ahead, or if the property is significantly altered.

14. What is the payment schedule?

Ask for the schedule of stage payments (calls for funds) and the construction milestones they correspond to. Check that it is compatible with your financing plan.

15. Is the price fixed? What additional costs are there?

Make sure the price is firm and final, and ask for an estimate of the ancillary costs: notary, registration, formalities, any utility connection fees. These costs must be built into your budget.

16. Which account should I make my payments to?

Payments must be made to clearly identified bank accounts, in the name of the selling company or the notary, and receipts must be issued. Avoid any cash payment to an intermediary.

Questions about construction and handover

17. What is the expected handover date, and what happens in the event of delay?

The contract must state a handover deadline and the legitimate grounds for postponement. Ask how you will be informed and what consequences are provided for in the event of delay.

18. How does handover take place?

Find out about the handover inspection, the possibility of recording snagging items (reservations) and the time allowed to resolve them. If you live abroad, ask whether you can be represented.

Questions about the period after handover

19. What guarantees apply after handover?

Ask for an explanation of the guarantees provided by law and by the contract for finishing defects, the proper functioning of equipment and more serious structural problems. The notary can clarify their scope for you.

20. How will the co-ownership be organised, and can you help me let my property?

The co-ownership rules, the appointment of a building manager (syndic) and an estimate of the service charges allow you to anticipate the running costs of the building. If you are planning to let, ask whether the developer offers a rental management service: DKR Real Estate does.

Warning signs

Certain behaviours should prompt you to be extra cautious:

  • pressure to sign or pay immediately, on the pretext of a limited offer;
  • the impossibility of obtaining written documents or precise answers;
  • requests for payment in cash or into personal accounts;
  • the absence of a named notary;
  • a price far below that of comparable developments in the same neighbourhood;
  • a construction site at a standstill with no clear explanation.

Comparing several developments with a simple scorecard

If you are hesitating between several projects, a comparison grid will help you reach an objective decision. For each development, give a rating (from 1 to 5, for example) against the following criteria:

  • Location: neighbourhood, access, nearby amenities, immediate surroundings.
  • Credibility of the developer: track record, transparency, quality of the answers obtained.
  • Legal security: land status, building permit, involvement of a notary.
  • Quality of the property: floor area, layout, orientation, fittings described in the specification sheet.
  • Financial terms: price, payment schedule, ancillary costs, compatibility with your financing.
  • Construction progress: stage of the works, regularity of updates.
  • Associated services: support, follow-up, availability of rental management after handover.

Then weight these criteria according to your priorities: an investor will probably give more weight to location and rental potential, while a family will favour floor area, fittings and surroundings. This approach prevents you from being guided solely by an attractive rendering or a headline price, and makes it easy to explain your choice to your family or your bank.

Remember that a disqualifying criterion, such as an uncertain land status or the absence of written documents, must outweigh all the others, however appealing the project may otherwise be.

Preparing your meeting with the developer

Bring your questions

Print or save this list and note down the answers you receive. They will help you compare developments with one another.

Ask for the documents

Plans, specification sheet, draft reservation agreement, payment schedule: ask to receive these documents before signing, so that you can study them at your leisure.

Take your time

A property purchase deserves careful thought. A serious developer understands that you may wish to consult your family, your bank or your notary before committing.

Visit the site and the neighbourhood

Go to the plot or the construction site, discover the surroundings, access routes, shops and services. If you are abroad, ask for recent videos or have someone you trust visit on your behalf.

Conclusion

Asking the right questions before reserving an off-plan apartment means giving yourself the means to buy with peace of mind. Developer, land, property, contract, payments, construction, handover and after-sales: each of these dimensions deserves careful examination. The answers you receive, and the way they are given, will tell you a great deal about how serious your counterpart is.

At DKR Real Estate, we encourage our future buyers to ask us all their questions. Whether you are interested in a one-bedroom (F2) or two-bedroom (F3) apartment at Mykonos 2, in the Oceania residence in Ngor or in our upcoming projects, contact our team: we will take the time to answer you, with supporting documents.