A pre-construction sale (VEFA), also known as an off-plan sale, is a contract under which you become the owner of a property that is yet to be built or is currently under construction. You become the owner of the land upon signing the sales contract at the notary’s office, and then the owner of the property as it is built. The seller agrees to deliver the property as soon as construction is complete.

The reservation agreement, or preliminary reservation agreement, is a preliminary contract that allows a buyer to reserve a new home when purchasing off-plan or under a VEFA agreement. The reservation agreement is signed as a private document without the involvement of a notary. The developer agrees to reserve the future property for the reserving party. In return, the reserving party agrees to purchase the property. The mandatory provisions of the contract are as follows: the terms of sale and delivery, the address of the property, the property description, the specifications of materials and fixtures, and the price.

Yes. When purchasing a property off-plan, the developer will always require the payment of a security deposit. The security deposit, specified in the reservation agreement and paid by the buyer upon signing the contract, guarantees the buyer’s commitment and effectively reserves the property. It is deposited into a special bank account opened with the notary handling the transaction. The amount of the security deposit is limited to:

– 5% of the sale price if the deed of sale is signed within one year of the contract being signed;
– 2% of the sale price if the deed is signed between one and two years after the reservation.

The amount of the security deposit will be deducted from the sale price when the notarized deed of sale is signed at the notary’s office.

You may withdraw from the purchase at any time if you are unable to obtain the mortgage specified as a condition precedent in the reservation agreement. In this case, you must notify the developer by certified mail with return receipt requested and provide proof of the loan denial. The notary handling the transaction will then refund your deposit.

When purchasing a property off-plan, you have a 10-day withdrawal period that begins the day after you first receive the registered letter notifying you of the signed contract. Within this 10-day period, you may cancel the signed reservation contract without having to provide a reason for your withdrawal. The withdrawal must be made by certified mail with return receipt requested addressed to the developer. After this 10-day period, you may withdraw at any time if you do not obtain the mortgage loan specified as a condition precedent in the contract. In this case, you must notify the developer by certified mail with return receipt requested and provide proof of the loan denial.

Villes & Villages all the necessary warranties and insurance policies to ensure the successful completion of your project. Villes & Villages complies with all applicable laws under the French Building and Housing Code. When you purchase a new home, you benefit from warranties that protect your purchase over time, including:

• The Financial Performance Bond (FPB)

This is a bank guarantee (also known as an “extrinsic guarantee”). A financial institution agrees that, in the event of the developer’s default, it will advance the funds necessary to complete the construction work. This guarantee is required by the notary and included in the deed of sale to safeguard your purchase and ensure the successful completion of the project.

• Warranty against apparent defects and non-conformities

The seller is liable for defects in construction or apparent defects in conformity. In this regard, the buyer has one month from the date of taking possession to report apparent defects. A claim for apparent defects must be filed within one year following the expiration of the aforementioned one-month period.

• The Soundproofing Warranty

For the construction of new off-plan housing, the NRA (New Acoustic Regulations) sets minimum sound insulation thresholds that developers must meet based on the use of each area (common areas, apartments, communal facilities, etc.). The developer is responsible for ensuring the property’s compliance with sound insulation standards for a period of one year from the date of project acceptance.

• The warranty of satisfactory completion

The warranty of satisfactory completion (GPA) is valid for one year. It covers defects and construction flaws that you noted in the final inspection report or that become apparent within one year of the report’s issuance. The builder is responsible for repairing these defects, which can include a variety of issues: a cracked tile, poorly applied paint, a non-functioning electrical outlet, a poorly fitted door, etc.

• The two-year warranty

The two-year warranty provided by the builder is valid for two years after the completion of the work. It covers damage to the home’s fixtures and fittings that can be separated from or removed from the home. This may include malfunctions affecting, for example, doors, the intercom, the air conditioner, carpeting, plumbing, etc.

• The ten-year warranty

The ten-year warranty covers major damage. It is taken out by the builder and is valid for 10 years from the date of delivery of the new home. It covers damage that compromises the structural integrity of the building or renders it unfit for its intended use. Once the common areas have been handed over to the property manager, if you notice a significant defect, you must notify the property manager by sending a registered letter with return receipt requested. The property manager must then require the contractor(s) involved to carry out the necessary repairs as soon as possible.

• Construction Liability Insurance

Construction liability insurance is a mandatory policy that the developer must purchase. It must be purchased before construction begins and will cover the policyholder (the project owner) and the successive (co-)owners of the structure for 10 years. It allows for reimbursement or the performance of all repairs covered by the ten-year warranty in the event of a claim, to be carried out by the insurer without necessarily waiting for a court decision.

You become the owner of the off-plan property upon signing the notarized deed of sale at the notary’s office. You thus become the legal owner of the property as it is being built, up until its delivery.

Under the VEFA agreement, the purchase price is payable in installments, which are called for based on the progress of the construction work. Upon receipt of the construction progress report issued by the general contractor, you will be asked to make the corresponding payment. The amounts called for will comply with the minimum legal payment requirements set forth in the French Building and Housing Code. Below is the payment schedule:

• 5% Signing of the notarized deed
• 20% Project commencement
• 10% of foundations completed
• 25% First slab
• 10% Drying
• 10% De-aeration
• 10% Partitions
• 4% Tile
• 6% Key handover

Your home is complete. It has been handed over. The final payment was made when you received the keys to your home. You are now responsible for paying the condominium fees.

Our showroom is designed to help you personalize your home. You can choose colors from the range offered by the developer, including: hardwood floors, tiles, wall tiles, bathroom fixtures, interior doors, and cabinet doors, etc. If you wish to select options outside of the standard range, this will be subject to an additional quote.

Yes, modifications to your home are possible. TMA (buyer-initiated modification work) allows for technical modifications such as moving walls, installing built-in closets, and making electrical and plumbing changes after you submit your technical plan. This plan identifies the locations of radiators, water outlets, light switches, and ceiling lights. If the requested work does not comply with accessibility standards for people with disabilities (PMR) and other applicable standards (electrical, plumbing, etc.), it cannot be performed. Any request for TMA will incur additional fees.

Yes. Buying a new home ensures that the buyer is purchasing a property that meets the latest building codes, such as RT2012 or, more recently, RE2020, and, for certain developments, NF Habitat certification.

As of January¹, 2022, RE2020 replaced RT2012, the previous thermal and environmental regulation. All building permits filed since that date must comply with the principles of the RE2020 standard, which aims to reduce the carbon footprint and improve the energy performance of new buildings.

Buying a new home offers many financial benefits, such as:

• Reduced notary fees (between 2% and 3% instead of 8% for existing homes);
• Zero-Interest Loan: Effective April 1, 2025, the PTZ has been expanded, subject to income eligibility, to cover the entire country and now applies to all new housing, including apartments and single-family homes, in both multi-unit and single-family buildings;
• 5.5% VAT instead of 20% (subject to conditions);
• Tax depreciation through the Jeanbrun scheme for a rental investment, allowing for an annual deduction of approximately 3% to 5.5% of the property’s value (excluding land) from rental income;
• Tax exemption under the Pinel Law (this program ended on December 31, 2024);
• No major work on the facade or roof is expected for many years;
• Purchase a home that meets the latest standards (insulation, heating, and amenities) to help reduce your heating bill.

Another advantage:

• Customizable housing
• Choose the home that meets your needs (type, size, terrace or garden, orientation, etc.)

The moment you’ve been waiting for! You will receive a registered letter notifying you of a specific date and time at least one month before the delivery date. At the time of delivery, you will conduct a walk-through of your home with the developer to ensure it complies with your sales contract. Following this inspection, you will be provided with a delivery report.

If you notice any issues during delivery, simply note them in the delivery report. After delivery, you have an additional month to raise any further concerns, which must be reported to the developer by certified mail with return receipt requested.

Construction sites are strictly off-limits to the public. Villes et Villages will support you throughout the project by organizing several technical meetings, including: the drywall inspection, the pre-delivery inspection, and the final delivery.

Customer support is a priority. You have access to a personal account where you can find your signed documents, floor plans, and photos that allow you to track the progress of the construction. You’ll be notified by email as soon as a new document is available in your account. You’ll have a single point of contact: your customer relations manager. They’ll guide you through every step of the home-buying process, from the initial contact to the delivery of your home.

Quality is our top priority. We conduct customer satisfaction surveys in partnership with Immodvisor to gauge our customers’ satisfaction levels.