Note: aid schemes (including the PTZ) depend on conditions (first-time purchase, income, type of home, occupancy as a primary residence). The rules may change: always keep the official links at the bottom of the page.
Why buy new for your primary residence?
Financial benefits
The points first-time buyers care about most.
- PTZ (zero-interest loan): available in 2026 subject to conditions (first-time purchase, income, primary residence), with loan shares of up to 50% in certain cases (notably a new apartment, lowest bracket).
- Generally lower purchase costs than for existing homes (often around 2–3% vs 7–8%). The amounts vary by operation, department and tax structure. For a €200,000 home, this represents savings of around €8,000 to €10,000 compared with an existing home.
- Energy label and controlled running costs: a new home meets the RT2020 standards (or RE2020 depending on the construction date), which can significantly reduce energy bills and improve living comfort.
Guarantees & taxation
Legal security and temporary schemes.
- Ten-year guarantee: the builder is liable for 10 years for serious defects (structural soundness / unfitness for purpose).
- Two-year guarantee: covers defects affecting equipment items for 2 years.
- Perfect completion guarantee: the builder must fix all defects reported within one year of handover.
- Exceptional family gift (until 31/12/2026): certain money gifts can be tax-exempt within defined limits, to help with a property project (subject to conditions).
- VAT included in the price: for new builds, VAT is built into the sale price (no special VAT formalities for the buyer).
PTZ 2026: the key points
The PTZ is a subsidised loan at 0% (interest-free), on top of another mortgage loan.
Condition #1: First-time purchase
As a general rule, you must not have owned your primary residence during the last 2 years, with some exceptions.
Condition #2: Income ceilings
Based on the occupants' N-2 reference tax income (RFR) (and certain calculation rules).
Condition #3: Primary residence
The home must be occupied as a primary residence (often at least 8 months/year, with exceptions).
Indicative loan shares (2026 reminder)
The maximum percentage financed by the PTZ depends on your bracket (linked to income) and the type of home. To avoid publishing figures that change, we show a "range" summary here.
| Type of home | PTZ share (range) | Quick read |
|---|---|---|
| New apartment | 20% → 50% | Higher in the lower brackets |
| New detached house | 10% → 30% | More limited share than apartments |
The steps to buying a new home (off-plan / VEFA)
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1) Define your budget
Borrowing capacity, expenses, down payment, available aid (PTZ, local aid, etc.).
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2) Choose your home
Location, floor plans, finishes, energy label, services, running costs, parking.
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3) Reserve (reservation contract)
Security deposit (often around a few %) + 10-day cooling-off period.
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4) Secure the financing
Main loan + PTZ application if eligible. Prepare the supporting documents (N-2 reference tax income, situation, project).
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5) Sign at the notary
Signing of the deed: you become the owner under the agreed terms (VEFA: payments staged as construction progresses).
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6) Handover of the home
Handover inspection, reservations if needed, follow-up on fixes. Keep all the guarantee documents.
FAQ — Frequently asked questions
What is the difference between a primary residence and a secondary residence?
The primary residence is the home occupied most of the year (often at least 8 months/year), where you are domiciled for tax purposes. A secondary residence is occupied occasionally.
Can I buy a new home off-plan (VEFA)?
Yes. VEFA (sale before completion) is common: you buy a home to be built, with a payment schedule tied to construction progress.
What costs should I expect with a new build?
The main ones: purchase costs (notary), bank application fees, guarantee (guarantee company/mortgage), borrower's insurance, moving/fitting out. Depending on the development: kitchen, storage, parking, etc.
Can I resell quickly?
Yes, but if you benefited from aid (PTZ, reduced VAT, etc.), check the occupancy and resale conditions: some situations can trigger a repayment/adjustment. Refer to the official texts and your bank/notary.
What is the difference between a new and an existing home for a primary residence?
New builds generally offer: lower purchase costs, builder guarantees, an optimal energy label, and access to the PTZ nationwide since 2025. Existing homes can offer: sometimes lower prices per m², often more central locations, but higher costs and a PTZ limited to zones B2/C with works.
Can I combine the PTZ with other aid?
Yes, the PTZ can be combined with other schemes subject to conditions: reduced 5.5% VAT (if eligible), local aid (depending on the local authority), and the exceptional family gift. Check compatibility with your bank and the notary.
Compare home-ownership schemes
Depending on your situation (income, zone, project), different options may be available to you.
PTZ (zero-interest loan)
An interest-free loan of up to 50% of the price for first-time buyers, available nationwide since 2025.
5.5% VAT
For homes in QPV/ANRU areas, with income ceilings and capped prices. A significant VAT reduction (from 20% to 5.5%).
BRS (Bail Réel Solidaire)
Buy the building + lease the land from an OFS. Reduced price and regulated resale to preserve affordability.
Controlled-price housing
A local scheme: price capped by the local authority, with income conditions and anti-speculation clauses.
Disclaimer
The information in this article comes from the official sources listed in the "Official sources" section at the bottom of the page. Handee cannot be held liable for any errors, omissions or interpretations of the information presented.
If in doubt, or for any question specific to your situation, please consult the official sources mentioned directly (Service-Public.fr, economie.gouv.fr, Légifrance, etc.) or contact a qualified professional (notary, tax adviser, banker).
Eligibility conditions, scales and rules may change. Only official sources are authoritative.