Frequent questions

We combine personal agent service with our own My Urbanista app, strong marketing and precise pricing. The client keeps the deal, documents and communication under control online — not in a chaos of emails and WhatsApp messages.

Mainly in Bratislava and Slovakia. Legal seat: Belasá 1956/9, 900 41 Rovinka. Office on Google Maps: Polus Tower II, Vajnorská 100/B, Bratislava.

Sale of flats, houses and land, representation on purchase, rental and agent training at Urbanista Academy. We run every deal with a focus on price, legal cleanliness and the client’s comfort.

5.0 out of 5 on the Google Business Profile URBANISTA — real-estate agency. We do not inflate the rating with fictitious reviews.

A client app where you follow the deal, documents and communication: https://app.urbanista.sk/login

Yes. This site has a language picker in the header. A separate hub for foreigners remains at international.urbanista.sk. Listing texts stay in Slovak.

1) Initial consultation and gathering of documents. 2) Valuation and price strategy. 3) Property preparation and professional presentation. 4) Marketing and qualified viewings. 5) Negotiation and legal securing. 6) Signing, land-registry filing and handover. You also have the full process in the My Urbanista app.

It depends on location, condition, price and demand. With a well-set price and clean documents it is often weeks to several months. An unrealistically high price prolongs the sale — and often lowers the final proceeds.

We compare actually sold (not only advertised) properties, location, condition, layout, legal status and current demand. The goal is not “the highest figure on paper”, but the best achievable result in a reasonable time.

An inflated price deters serious buyers, prolongs the listing and signals to the market that the property is “stuck”. Later, even after a cut, it is harder to reach the originally realistic value. Professional pricing saves time and nerves.

Exclusivity makes sense when you want a single strategy, controlled viewings and full marketing pressure. Without it you get price chaos, uncoordinated viewings and a weaker result. We always explain the cooperation setup in advance.

We prepare documents, photos, the description, a legal overview and the communication line. We present the property so the buyer understands the value — not just “rooms and metres”.

We schedule them so you are not overloaded with unnecessary visits. We qualify buyers in advance (interest, financing, timeframe). After the viewing you get feedback.

A reservation binds a serious buyer (usually with a deposit) and creates room to prepare the purchase contract and financing. It protects the seller from “interested parties” who are only testing the market. We set the specific terms individually and legally cleanly.

The date follows from the contract — often at signing or after the ownership filing is granted. If the property has a bank mortgage, part of the funds go to paying it off. We explain the timetable before you sign.

A sale with a bank charge is common. We arrange cooperation with the bank, the outstanding-balance figure and the payment sequence so the buyer gets clean title and you a correct settlement.

On your own you save the commission, but you often lose on price, time, safety and negotiation. A professional sale typically returns the value in a better price, speed and legal certainty — that is why we exist.

Targeted advertising, quality visual presentation, a buyer database, social networks and active buyer search. An advert alone is not enough — the system and the agent’s work sell.

Yes — we recommend changes with the best cost / effect ratio (cleaning, small repairs, depersonalising, staging if needed). The goal is higher perceived value without unnecessary spend.

Bright, truthful photos, a floor plan if available, a clear description of layout, energy, legal status and surroundings. Poor photos and vague copy reduce the number of serious replies.

We protect the exact address by agreement — often only for qualified prospects. That cuts unnecessary traffic and protects your privacy.

Most often: ID, title deed, papers on encumbrances/mortgage, occupancy or project documents by property type, for flats also building/management info, and an energy certificate if needed. We prepare the list for the specific case.

It is a land-registry extract showing owners, parcels/the flat and encumbrances (mortgages, easements and similar). A sale’s legal cleanliness starts from it. Before signing we work with the current state.

It is the official registration of ownership after filing an application (usually with the purchase contract). Only after the filing is granted is the transfer complete in the registry. We explain deadlines and fees in advance.

An encumbrance (e.g. a bank mortgage) or an easement can limit free disposal of the property. Before the sale we identify them and propose a settlement so the buyer knows what they are buying.

In co-ownership or joint marital property, all entitled persons must cooperate (or consent). We set signatures and powers of attorney so the contract is valid and registrable.

Some situations (e.g. share co-ownership or contractual terms) can create a pre-emption right for someone else. Before the sale we check whether an offer duty arises and set the process correctly under the law.

On sale and rental, information on energy performance is usually required under current law. If you do not have a certificate, we advise how to obtain it at the right point in the deal.

A lawyer / notary prepares the contract as the parties agree. Urbanista coordinates commercial terms, dates, encumbrances and handover so the contract matches the deal — not just a “generic template from the internet”.

Tax consequences depend on the specific situation (e.g. holding period, how you acquired it, exemptions). We do not give tax advice in place of a tax adviser; we can name typical questions and point you to the right consultation before signing.

A cooperative flat is not a classic ownership transfer in the registry, but a transfer of membership rights. Procedure, cooperative consents and documents differ from condominium ownership — we set the process to the cooperative’s statutes.

No. The text is for basic orientation. We always assess a specific deal individually and work with specialists on legal/tax details. If you have a particular case, write to us at info@urbanista.sk.

Yes. We search for suitable properties, check legal and technical condition, negotiate the price and coordinate reservation, contracts and handover. A buyer equally deserves a clear process and protection of interests.

Ownership and encumbrances, match of area and layout, debts to the manager/association, technical condition, energy, planning limits on land and whether financing is realistic. A good purchase starts with a checklist, not emotion from a viewing.

Banks have their own deadlines for approval and drawdown. Reservation and purchase dates need to be set realistically. We help align seller, buyer and bank expectations so the deal does not fall on time pressure.

Rent valuation, listing prep, selection and screening of prospects, contract, handover with a protocol and taking the deposit. The goal is a stable tenant and fewer worries for the owner.

A financial security to cover possible arrears or damage under the contract. Amount and return rules should be clear in the contract. At handover we recommend a protocol with the property’s condition and meter readings.

We ask about income/ability to pay, references and motivation. No filter is perfect, but screening clearly reduces the risk of a problematic tenancy.

For a successful tip on a sale, purchase or rental you get 20% of the commission Urbanista actually receives on that deal. Programme line: “Your name. Our deal. Your fee.” Details on the Referral page.

After the deal closes successfully and Urbanista’s commission is credited. The referred contact must be new — not a client we already work with actively.

For anyone who knows a person with a real intent to sell, buy or rent. It is not “agent recruiting” — it is a fee for a quality tip.

Email info@urbanista.sk, phone +421 944 333 983. You will find the team on the Team page. We are glad to hear your intent and propose the next step.