A penthouse is the most emotional purchase in the premium market — which is exactly why it demands the most discipline. You see the view on the first visit; the problems, almost never. This is the verification I run before letting a client fall in love with the sunset.
Legal first: paper outranks marble
- Legal-status certification on the property: liens, encumbrances, oppositions. Requested from the Title Registry and read in full.
- Correct title and cadastral designation — including parking and terrace: in penthouses, the terrace is often common area with exclusive use rights, not owned area. Those are different things with different values.
- Property tax (IPI) current, with no gaps between declared and actual.
The building is part of the asset
You're buying the apartment, but you're also buying your neighbors and the building's management. I ask for recent owners' association minutes and reserve fund statements. A premium building with a weak reserve fund is a future special assessment with a nice view. Also: elevators, backup power, water pumps — the systems a penthouse depends on more than any other unit.
The roof: the most expensive square meters you'll own
Waterproofing, slopes, drainage, and who is responsible when it fails: the association or you? In a penthouse, the answer to that question can be worth more than the price difference you're negotiating. It gets inspected by an independent technician — not the seller's — and ideally right after heavy rain.
Liquidity: the number nobody mentions during the showing
The higher the ticket, the smaller the exit market. Before buying a penthouse I ask: how many real buyers exist for this unit at this price, and how long did the last comparable in the zone take to sell? Buying well includes being able to sell well. An exceptional asset with a narrow exit deserves an entry discount — not a premium.
Emotion picks the penthouse. Judgment decides whether you sign.
This list is general guidance, not legal advice. In every real transaction I work alongside the client's attorney — and if they don't have one, I refer independent options.