A Step-by-Step Guide to Buying Off-Plan Property in France
- laurenthalle3
- Apr 13
- 5 min read
Updated: May 1
For high-net-worth individuals seeking a luxurious second home or investment property in France, purchasing off-plan (known locally as “VEFA” Vente en l'État Futur d’Achèvement) offers an exceptional opportunity. Whether in the French Alps, on the Riviera, or in a charming Provencal village, off-plan property purchases combine refined living with intelligent financial planning.
In this article, we walk you through the entire process, from initial reservation of a unit to final handover and highlight the many advantages of securing a brand-new property in one of the world’s most elegant and stable real estate markets.
BUYING OFF-PLAN PROPERTY IN FRANCE?
Opting for an off-plan purchase allows buyers to invest in a property that is either under construction or yet to be built. This path offers a host of advantages, particularly appealing to those who value quality, control, latest regulations and long-term value:
Customisation: Tailor layouts and interior finishes to suit your lifestyle and aesthetic.
Capital Growth: Secure today’s price and benefit from potential appreciation during the build.
Reduced Notary Fees: Around 2–3% compared to 7–8% for resale properties.
Energy Efficiency: New builds meet the latest environmental and insulation standards.
Legal Protection: France offers a highly regulated system to protect buyers at every stage.
1 - Reservation Agreement (Contrat de Réservation)
Once you've chosen your preferred apartment, villa, or chalet within the development, the first official step is to sign a contrat de reservation IE: the reservation agreement.
This preliminary contract is a mutual commitment between you (the buyer) and the developer (The Seller). It outlines:
A detailed description of the property (size, layout, location within the development)
The agreed sale price Including VAT
Schedule of payment with the estimated completion date
Any optional features or upgrades
Special Conditions (e.g. obtaining a mortgage, planning permissions)
You will also be required to pay a reservation deposit, which typically ranges between 2% and 5% of the agreed sale price.
🔐 This deposit is securely held in escrow by the appointed French notaire, and forms part of the final purchase price, not an additional fee.
2 - A Built-In Safeguard: The 10-Day Cooling-Off Period
Once the contract signed by both parties is received by you (via registered mail or signed in person), a mandatory 10-day cooling-off period begins. During this period, you can withdraw from the purchase without any financial penalty and your deposit will be fully refunded.
This phase gives you time to:
Review the contract and building specifications in detail
Consult with legal or financial advisors
Confirm mortgage or financing arrangements (if applicable)
Once the 10 days have passed without withdrawal, the reservation becomes binding, and the process moves to the preparation of the VEFA contract (Deed of Sale), which formalises the sale.
3 - The VEFA Contract (Final Deed of Sales Agreement)
Approximately 2 to 3 months after signing the reservation contract, the next formal step is the signing of the VEFA contract (Vente en l'État Futur d’Achèvement), also known as the final deed of sale or "acte de vente". This contract is signed in front of a French notary (notaire),
The VEFA contract includes:
Full technical specifications and architectural plans
The exact plot or lot number within the development
A detailed construction timeline and expected delivery date
The price and payment schedule, linked to construction milestones
Legal & Completion guarantees, including the 10-year structural warranty
Any buyer-specific customisation requests (if applicable)
✍️ Signing can take place either in person in France or remotely via a power of attorney (procuration).
If you are unable to travel, the notaire can prepare a legal document in French with a certified translation, allowing you to appoint a representative (often someone from the notaire’s office or a legal advisor) to sign on your behalf. This process is commonly used by international buyers and is fully secure, streamlined, and recognised under French property law.
Once the VEFA contract is signed and notarised, it becomes legally binding. The developer is obligated to deliver the property according to the agreed plans and schedule, and the buyer follows the regulated payment schedule as construction progresses.
4 - Staggered Payments Tied to Construction Milestones
In France, payments for off-plan properties are strictly regulated by law and aligned with construction milestones . This protects the buyer limiting their financial exposure and ensures developers are only paid for completed work.
Typical payment schedule:
35% when the foundations are completed
70% when the building is weatherproof
95% upon full completion
100% upon final delivery and acceptance
Where are payments made?
Each stage payment is either:
Transferred to the developer’s bank account, but only after the notaire confirms that the relevant construction stage has been achieved, or
Paid via the notaire’s escrow account, depending on the structure of the contract
This ensures every transfer is traceable, documented, and legally compliant. The notaire acts as the central point of oversight, verifying construction progress and ensuring that no payments are released prematurely.
🔐 Your funds are protected throughout, and the developer cannot access them without legal validation tied to building progress.
These payments ensure peace of mind and accountability throughout the build.
5 - Updates & Customisation Opportunities
One of the greatest advantages of buying off-plan is the ability to personalise your future home to reflect your style, preferences, and lifestyle — all while the property is still under construction.
Most reputable developers offer a clear, structured customisation process, often referred to as TMA (Travaux Modificatifs Acquéreur), which allows buyers to request changes or upgrades to the interior finishes. Depending on the stage of construction, you may have the option to:
Choose from a curated selection of premium flooring options, from oak parquet to large-format ceramic tiles
Select cabinetry styles, worktop finishes, and appliance packages for kitchens and bathrooms
Customise lighting layouts, electrical socket placements, and even smart home features
Upgrade fittings and materials to luxury finishes in line with your aesthetic preferences
🌍 Even if you’re purchasing from abroad, developers often provide high-resolution design brochures, virtual showroom tours, and direct consultations with their interior design teams. This allows you to make informed decisions and co-create a space that feels uniquely yours, without needing to be on-site.
In addition to material choices, many developers also offer construction progress updates via:
Monthly newsletters or emails
Photographic reports from the site
Live video walkthroughs or drone footage
Optional site visits coordinated with the management team
These updates not only keep you involved at every stage, but also build excitement and confidence in the journey toward delivery.
6 - Final Inspection and Handover
Once the property is completed, you’ll be invited for a final inspection (procès-verbal de livraison). You’ll review the quality of work, note any minor adjustments, and take possession of your keys. From this point, the 10-year structural warranty (garantie décennale) begins.
WHO IS IT FOR?
Off-plan properties are ideal for:
Second-home buyers wanting a brand-new, turn-key residence
International investors seeking low-maintenance assets in prime markets
Buy-to-let owners interested in short- or long-term rental returns
Buyers looking for strong resale value due to high-quality design and future-proof features
YOUR NEXT STEP
Whether you’re considering a property by the sea, in the mountains, or near a bustling city centre, purchasing off-plan in France offers a smart, secure, and stylish route to ownership.
If you're ready to begin your property search or want to explore exclusive developments currently available, our team is here to help.
Request a one-on-one consultation, or join our private client list for first access to new releases.
Let us help you find a property as distinctive and refined as your lifestyle.
Disclaimer: This blog post is provided for informational purposes only and does not constitute legal, financial, or investment advice. While every effort has been made to ensure the accuracy of the information presented, property laws and procedures may vary depending on the region and can change over time. Readers are strongly advised to consult with a qualified notaire, legal advisor, or financial professional before making any property purchase in France.
