Buyer guide
New-build vs resale on the French Riviera
Most Riviera buyers are choosing between an existing home with character and a new or recently built villa with modern systems. Both have a real case. The decision affects your fees, your running costs and how soon you can move in.
The short version
| New-build (VEFA) | Resale (existing) | |
|---|---|---|
| Acquisition fees | Lower, around 2 to 3 percent | Higher, around 7 to 8 percent |
| Energy performance | Usually excellent | Varies, can be poor |
| Character | Modern, predictable | Period charm, one of a kind |
| Timing | May involve a wait if off-plan | Move in after completion |
| Choice on the coast | Limited at the top end | Where most prestige stock sits |
Fees: the big difference
The headline saving with a new-build is the acquisition cost. Buying a new property from a developer carries acquisition fees of roughly 2 to 3 percent, against the 7 to 8 percent on an existing home. On a large purchase that gap is significant, and it is the single strongest financial argument for new.
Energy performance and running costs
France now penalises poorly insulated homes, and an energy-hungry property can be both harder to resell and more expensive to run. New-builds are generally excellent here. With a resale, factor the energy rating into your offer, since an older villa may need work to bring it up to standard.
Character and supply
The catch is supply. At the top of the Riviera market, most of the desirable stock is existing: the period villas, the waterfront estates, the homes with mature gardens and a story. Truly new trophy homes are rarer. Many buyers accept the higher fees of a resale precisely because that is where the special properties are.
Buying off-plan
A new-build is often bought off-plan, known as VEFA, where you commit before completion and pay in stages. It can be a great way to get exactly what you want, but it involves a wait and its own contract. If you go this route, read the contract carefully and take advice.
Financing either route
A euro mortgage works for both and brings the usual benefits of currency hedging and a lower wealth-tax base. The cash you need differs, though, since the lower fees on a new-build change the total at completion.
See the notaire fees and taxes guide for the full cost picture.
Frequently asked questions
Are fees really lower on a new-build? Yes. Acquisition fees on a new property are around 2 to 3 percent, against 7 to 8 percent on an existing home, because the transaction is taxed differently.
Is a resale a worse choice then? Not at all. Most of the Riviera's finest properties are existing homes, and many buyers happily pay the higher fees for character and location.
What is VEFA? It is the French system for buying a property off-plan from a developer, paying in stages as the build progresses.
Does energy performance matter? Increasingly, yes. Poorly insulated homes can be harder to resell and costlier to run, so factor the energy rating into any resale offer.
This guide is general information, not legal, tax or financial advice. Take professional advice before you commit.
The owned audience
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