French off-plan property timeline
- laurenthalle3
- May 12
- 4 min read
From Reservation to Final Signature – With or Without a Mortgage - French off-plan property timeline
Buying a new build property (VEFA – Vente en l’État Futur d’Achèvement) in France is an exciting opportunity, but it’s important to understand the timeline especially when financing is involved or depending on the developer’s status regarding the GFA (financial guarantee of completion).
📝 1. Reservation Contract (Contrat de Réservation)
Once you select your property, you sign a reservation contract and typically pay a deposit of 2–5% of the purchase price. This document outlines the key terms of the sale, including price, property details, delivery timeline, and payment schedule. Once the developer has countersigned the contract, you will receive a copy by registered post or email with acknowledgment of receipt, triggering the mandatory 10-day cooling-off period. During this time, you may withdraw from the purchase without penalty. Only after this period ends does the process move toward the preparation of the final deed (Acte de Vente).
🔒 2. With GFA (Garantie Financière d’Achèvement)
If the developer already has the Financial guarantee in place, the process is faster and more secure. The notaire can prepare the deed of sale (Acte de Vente) soon after the reservation.
To obtain a GFA (Garantie Financière d’Achèvement), the developer must meet strict criteria, including valid planning permission, a solid construction budget, and sufficient pre-sales, typically 30–50% of the units. The guarantee is issued by a bank or insurance company after reviewing the project's financial viability, builder credentials, and insurance coverage. Without it, the final deed (acte de vente) cannot be signed, which may delay the buying timeline.
⏱ Estimated Timeframe:
Without a mortgage: 2–3 months
With a mortgage: 3–4 months (to allow for the bank’s loan offer, cooling-off period, and coordination with the notaire)
⚠️ 3. Without the financial guarantee in Place
If the financial guarantee is still being obtained, the notary cannot execute the deed until it’s secured. This adds a variable delay.
⏱ Estimated Timeframe:
Without a mortgage: 3–6 months (depending on when the GFA is issued)
With a mortgage: 4–7 months (includes financing time + GFA approval)
If the GFA cannot be obtained, the notaire is legally prohibited from proceeding with the signature of the final deed (acte de vente). This effectively pauses the buying process until the guarantee is secured. In rare cases where the GFA is ultimately denied for lack of pre-sale reservations, the developer may be forced to revise the project, delay sales, or cancel existing reservations, with the buyer’s deposit refunded in full.
🏦 4. With a Mortgage – Additional Steps
Mortgage-backed purchases require:
Mortgage application & supporting documents
Bank approval & issuance of loan offer
Mandatory 10-day reflection/cooling off period
Coordination between lender and notaire
💡 Tip: Start mortgage discussions early, ideally even before reserving so you can obtain a mortgage agreement in principle, especially for off-plan properties. This will strengthen your position, help you move faster once the reservation contract is signed, and reduce the risk of delays during the financing stage.
✅ 5. Final Step: Signature of the Deeds (Acte de Vente)
Once all conditions are met including financing approval and issuance of the GFA, you’ll be invited to sign the final deed (Acte de Vente) with the notaire. This is when stage payments begin, based on the progress of construction. The draft deed is typically sent 2 to 3 weeks before the scheduled signing, giving you and your notaire time to review and request any clarifications. If you're unable to attend the signing in person, you may sign by proxy (procuration), this involves authorising a representative, often the notaire, to sign on your behalf. International buyers will need to notarise and apostille the proxy document to ensure it is legally valid in France. Your notaire will guide you step by step through this process.
⏳ Summary Timeline Overview
Scenario | Timeline (Approx.) |
No mortgage, Financial guarantee in place | 2–3 months |
Mortgage, Financial guarantee in place | 3–4 months |
No mortgage, Financial guarantee pending | 3–6 months |
Mortgage, Financial guarantee pending | 4–7 months |
✍️ Final Thoughts
The buying timeline for a new build property in France varies depending on your financing method and the developer’s stage of readiness. Having a Financial guarantee in place significantly speeds up the process and secures your investment. For mortgage buyers, early preparation is key to avoiding delays.
Whether you’re considering a property by the sea, in the mountain, or near a bustling city centre, purchasing off-plan in France offers a smart, secure, and stylish route to ownership.
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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.
