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

Buying a new home is often the dream of many first-time buyers: everything is modern, guaranteed, without work... But is it always a good calculation? In 2025, between high prices, delivery times and fiscal subsidies, new housing has as many advantages as limits. This article makes it easy for you to weigh the pros and cons.

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🏗️ Why are so many French people turning to the new?

Buying a new home is attracting more and more first-time buyers in 2025, driven by comfort, tax advantages and reassuring guarantees.

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The typical profile of the buyer in new homes

Often a young couple or investor, the profile is looking for security. In 2024, off-plan sales represented nearly 30% of total sales according to the Notaries of France.

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New vs old: a market with different logics

New is more expensive because it meets recent environmental standards (RE2020), uses high-performance materials, and includes support costs (marketing costs, insurance, etc.).

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✅ The advantages of buying a new home

Buying new offers undeniable advantages: savings, comfort, security... Here is what you really gain.

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Reduced notary fees

In new homes, notary fees are limited to 2— 3% of the purchase price, compared to 7— 8% in the old one.
For example, for a property worth €250,000, this represents approximately €5,000 in savings.

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Optimal energy performances

One of the great advantages of a new home is its energy excellence. In 2025, all real estate programs must meet the standard RE2020, which succeeded RT2012. This regulation imposes a very low power consumption, sustainable materials, and better building design (orientation, ventilation, insulation).

In concrete terms, this means that new homes almost always have a Energy Performance Diagnosis (DPE) A or B, which represents the best possible energy class.

👉 Good energy performance means:

• Of very well insulated walls, floors and windows, which prevent heat loss
• One controlled ventilation (VMC double flow), which renews the air without losing heat
• Of high performance heaters, often collective or renewable energy (heat pumps, geothermal energy...)

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Concrete example:

A new 60 m² apartment with a DPE A in Toulouse costs between 200 and 300 €/year of heating, against more than €1,000/year for an old apartment in DPE E or F, according to ADEME.
These savings become significant over 10 to 15 years of occupation.

Another advantage: in case of resale, a Good DPE values your property. Conversely, homes classified F or G will be prohibited to rent from 2028, which devalues certain old properties as of today.

In summary, buying new also means permanently protecting yourself against energy inflation.

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Protective guarantees for the buyer

The purchase of a new apartment on VEFA (Vente en l'État Futur d'Accomplishment) is accompanied by solid legal guarantees, provided for by the Construction Code. They offer a unique security for the buyer, which no ancient property can claim.

🔹 Guarantee of perfect completion (1 year)

It covers all defects reported after delivery, whether they are visible or not. This can range from poorly laid parquet to a malfunctioning patio door. The promoter has a legal obligation to repair them within 12 months, without discussion.

🔹 Biennial warranty (2 years)

Also called guarantee of proper functioning, it covers separable equipment of the building: shutters, boiler, intercom, radiators, etc. If a shutter stops working within 24 months, it will be replaced free of charge.

🔹 10-year warranty (10 years)

It is the most well known guarantee. It protects against all serious damage affecting the solidity of the building or making it uninhabitable : infiltrations, structural cracks, foundation defects... It is automatically included in each VEFA.

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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 new can also hide constraints: budget, deadlines, location... so many elements to consider.

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A purchase price that is often higher

Nine is not well negotiated. In 2024, it was on average 15 to 25% more expensive than the old one for equivalent characteristics (Source: SeLoger). This can represent €40,000 difference!

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A long wait before moving in

VEFA deadlines often extend from 12 to 30 months between signing and taking possession. So you have to plan a double budget : loan repayment and rent.

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Fewer negotiation margins

Unlike the old one, new housing prices are fixed according to a commercial grid. There is little room for negotiation, especially in times of high demand.

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A limited choice of location

New programs are often located on the outskirts or in ZACs under construction. If you're looking for a central location, the choice may be narrow.

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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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❓ FAQ

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.

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