Do you really need to buy a new apartment? Here's what you don't know (yet)

Buying a new home remains a dream for many French people, especially for first-time buyers. Between modern comfort, the absence of work, energy savings and legal guarantees, the promises are numerous. But is it still a wise choice in 2025, in the face of rising prices, sometimes long delivery times and an uncertain real estate context?

This article will help you get the hang of it. Objective: compare the real advantages of new homes, their limitations and the profiles for which this type of purchase is relevant.

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Why are so many French people turning to the new?

In 2025, the purchase of new housing is becoming more and more attractive, driven by a double trend: the search for serenity and the desire to invest in a sustainable property. Immediate comfort, the latest generation of energy standards, and legal guarantees reinforce this choice. According to the Notaries of France, nearlya third of transactions are now done off-the-order (Sale in Future Completion State), proof of the attractiveness of this model.

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The typical profile of the buyer in new homes

The new home market mainly attracts two types of buyers:

• Of first-time buyers, often young couples or families, who are looking for accommodation that is unsurprisingly, legally secure, and in accordance with the latest standards.
• Of investors, seduced by tax advantages (Pinel, exemption from property tax, reduced notary fees) and by a property that is easier to rent.

This choice is often dictated by a desire for peace of mind: no work required, optimal energy performance, a rewarding living environment.

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New vs old: a market with different logics

Why does the new often cost more than the old one? The answer is due to several factors:

• The nine answers to strict technical standards, in particular the RE2020, which requires bioclimatic design, sustainable materials, and efficient heating systems.
• It includes ancillary costs included in the price: marketing costs, promoter insurance, legal guarantees, development taxes, etc.
• Land is often more expensive because projects are located in dynamic areas or in urban renewal.

On the other hand, this price difference must be weighed against the operational savings over the long term (invoices, work, maintenance costs).

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The advantages of buying a new home

Buying in a new home is not only an immediate comfort. It is also a strategic choice, often winning in the long term.

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1. Reduced notary fees

In the old one, notary fees reach 7 to 8% of the price of the property. In the nine, they are limited to 2 to 3%. For a property worth €250,000, this represents savings of up to €12,000.

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2. High-level energy performances

Since RE2020, all new homes must have very low energy consumption. This results in:

• One reinforced thermal and sound insulation (walls, floors, triple glazed windows).
• One optimized ventilation (often double-flow VMC), ensuring constant air renewal without heat loss.
• Of modern heating systems : heat pumps, collective heating, solar or geothermal.

👉 Result: a classified Energy Performance Diagnosis (DPE) A or B, synonymous with economy and comfort.

Concrete example : in Toulouse, a new 60m² apartment with a DPE A costs less than 300€/year in heating, against more than €1,000 for a poorly insulated former home (DPE E or F), according to ADEME.

And that's not all: in case of resale, a good DPE highly values your property. Conversely, old homes that are poorly classified will see their value fall, especially with The ban on renting thermal sieves from 2028.

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Solid guarantees to secure your purchase

When you buy a new home under VEFA (Sale in the Future State of Completion), you benefit from powerful legal guarantees, specifically regulated by the Construction Code. These protections are unique to the new and have no equivalent in the old one. They ensure your peace of mind, long after the keys have been handed over.

Guarantee of perfect completion: 1 year

During the year following delivery, the promoter is required to repair all reported defects, whether they are visible or not. This may be due to poor parquet installation, a plumbing problem or a jammed shutter. This guarantee allows you to quickly have any malfunction detected corrected.

Biennial warranty: 2 years

Also called guarantee of proper functioning, it covers all the detachable equipment in the home for two years: roller shutters, radiators, intercom, boiler, etc. If one of these elements breaks down, it will have to be replaced or repaired by the manufacturer at no cost to you.

10-year warranty: 10 years

It's the The most well known guarantee, and undoubtedly the most reassuring. It protects your property against all serious defects that compromise its solidity or make it uninhabitable: water infiltration, major cracks, structural defects or foundation subsidence. It applies automatically to all new housing for 10 years from the date of receipt of the work.

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💡 To find out more about how these guarantees work, check out the official state website: Service-public.fr — Legal guarantees for new housing

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Possible exemption from property tax

Another attractive advantage for new buyers: Some municipalities grant a partial or total exemption from property tax for 2 years. It only concerns main residences, and the allowance can reach 100% depending on the city.

Example:

TO lyons or montpellier, a new 65 m² home exempt from property tax can save between €1,500 and €2,000 over two years, according to the rates voted locally.

You can check the eligibility of your municipality here: Service-public.fr — Exemption from property tax in new buildings

This exemption is automatic in some cities, but in others, it is necessary to do so. the request to the tax office within 90 days following the completion of the work.

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The personalization of the accommodation before delivery

Another strong asset of the new, often underestimated, is the possibility to personalize your home. In the majority of VEFA programs, the purchaser can choose materials and finishes before delivery: type of parquet, tiling, wall paint, kitchen furniture or even socket locations.

In some cases, it is even possible toAdjust the interior configuration, such as moving a partition or transforming a bathroom into a master suite (depending on the progress of the construction site). This level of customization allows you to create an interior that suits you, without having to plan post-purchase work.

Example:

In a new program in Rennes, a couple was able to opt for a light parquet floor instead of standard tiling, add RJ45 sockets in each room, and choose a more modern vanity unit for the bathroom. The result: a turnkey home, delivered exactly to their liking.

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The disadvantages that are often underestimated

Buying a new home, although attractive, can have significant constraints. You have to know them in order to anticipate well.

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A purchase price that is often higher

New comes at a high price. The price per m² is often there 15% to 25% higher than in the old one for similar benefits. (Source: Cabinet (Roche & Cie) In other words, the difference can represent several tens of thousands of euros. This initial additional cost is not always offset in the short term by energy savings or reduced costs.

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A long wait before moving in

When you buy on plan (Off-plan), the gap between the reservation/purchase and the delivery of the keys can range from 12 to 30 months depending on the stage of the construction site. During this period, you often have to provide for a double budget : the possible repayment of a loan + rent, or temporary housing.

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Fewer negotiation margins

Unlike the old one, in the new one the prices are often fixed on a commercial scale. There is little room for negotiation, especially during tense times. Beyond the price, modifying certain options or arrangements can be expensive, or even impossible, depending on the progress of the project.

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A choice of location that is often limited

New programs are often found on the outskirts or in development areas (ZAC), where land is available. If you are aiming for a downtown or a historic district, the choice is often more limited than the old one. The remoteness or the not very dynamic environment (neighborhood under construction) can also influence the quality of life or for future resale.

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Uncertainties related to the construction site or the promoter

Even if a home is new, risks remain : late delivery, defects, non-compliant modifications.
If the promoter is experiencing financial difficulties, recourse to its financial guarantee of completion (GFA) needs to be checked. Otherwise, the buyer runs the risk of seeing the construction site blocked.

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New or old: a comparative table

Before you start, it is useful to visualize at a glance the main differences between these two types of real estate purchases. Cost, guarantees, work, taxation: each criterion can weigh heavily in the balance depending on your project.

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Conclusion: a choice to make according to your project

Buying in the new is a Long-term bet : comfort, guarantees and energy savings in the line of sight. On the other hand, it involves waiting, a higher budget and particular vigilance.

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For a balanced portrait: the VEFA is ideal if you want a new property, without work, ready to live in and secure.

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👉 Against all odds, be well supported: find out about the promoter, check the guarantees, anticipate costs and deadlines, and make sure that the program corresponds to your life project.

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Get help from professionals like Mecaza to find the new property of your dreams. Learn more about our services here.

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FAQS

Can we resell a new apartment before delivery?‍

Yes, by transfer of contract to a third party. This involves an administrative procedure and sometimes transfer fees.

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Is the new one more fiscally attractive than the old one?‍

Yes. Between reduced notary fees, possible 5.5% VAT and exemptions, new homes offer advantages.

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Can a new home be rented immediately?‍

Yes, as soon as the keys are handed over. The property is secure for short or long term rentals, and the guarantees reassure tenants.