The glossy brochure is not the developer. Neither is the model unit, the polished sales centre, or the pressure line at the end of the visit.
The real question is simpler. Who is actually going to deliver the home, in what condition, on what timeline, and with what standard of follow-through once you own it?
Before you sign, five things matter.
1. Delivery history, not units sold
"Units sold" is a marketing number. "Units delivered properly" is the buying number. Ask what they have completed, when they originally promised handover, and what actually happened. Then go see it. Walk completed stock. Speak to owners. What past buyers say matters more than what current sales teams say.
2. How the project gets funded
A project can be funded through internal cash flow, pre-sales, bank financing, or a mix. The point is not that one structure is always bad. The point is whether the answer is clear, credible, and backed by delivery history. A vague answer here is not a small issue.
3. What happens after handover
A coastal property is not just a purchase. It is a long operating story. Ask who manages the community, how infrastructure is maintained, what service charges cover, and whether the developer has a history of keeping projects in shape after buyers move in. A weak post-handover reality can quietly destroy the value of a good-looking purchase.
4. What the contract actually says
Payment timing, construction milestones, handover definitions, delays, and buyer protections matter more than people admit in the sales office. Get legal review early. Not after you are emotionally committed.
5. The resale reality
Ask the least romantic question in the room: if you needed to sell in a few years, what would the exit really look like? A project can be attractive and still be illiquid. Those are not the same thing.
Most buyers do not lose money because they missed one dramatic red flag. They lose because they skipped basic due diligence and trusted presentation over structure.
If you are weighing a developer, think through the whole life of the asset, not just the launch moment.
If you're weighing this, we're happy to think it through with you. Start a conversation.