What does buying new really cost? The total budget explained

Buying a new-build home is never just about the price on the programme brochure. Between ancillary fees, guarantees, taxation and upcoming charges, the true total cost can hold surprises… or good news. In 2026, understanding every item of expenditure is essential to building a solid project, whether you are a first-time buyer for your main residence or an investor.

At JL HOME, we help buyers break down their budget item by item every day. Here is a complete, educational and transparent guide to help you understand how much a new-build purchase really costs.

The purchase price: the visible part of the iceberg

The sale price of a new-build home is obviously the foundation of your budget. It depends on many factors: location, floor area, outdoor space (balcony, terrace, garden), parking, floor level and specifications.

In new-build sales, the price is usually quoted "turnkey" or excluding ancillary fees. It is therefore essential to clearly distinguish:

• the price of the home alone,
• the price of the parking space or garage (often charged separately),
• any optional fittings.

Good to know: buying new-build property is most often done under VEFA (Vente en l'État Futur d'Achèvement, or off-plan sale). You then pay in instalments, as the construction progresses. This spreads the financial outlay, but requires you to plan your cash flow in advance.

Reduced notary fees: a real advantage of new-build

This is one of the major advantages of new-build property. Unlike older homes, where notary fees are close to 7 to 8 %, they are markedly lower for new builds, roughly 2 to 3 % of the price (to be confirmed according to your situation and your programme).

On a home priced at 250 000 €, this represents a potential saving of several thousand euros compared with an older property. These fees mainly cover the notary's fees and registration duties.

Please note: these reduced fees are a significant argument, but the exact percentage depends on several parameters. An JL HOME adviser can give you a precise estimate for your project.

VAT: the standard rate and special cases

Most new-build homes are sold with VAT at the standard rate, already included in the displayed price.

In certain specific areas (such as urban regeneration neighbourhoods) and subject to strict conditions of income, location and use, a reduced VAT rate of 5,5 % may apply. Please note: this scheme is never automatic. It is governed by a precise regulatory framework that must be checked on a case-by-case basis.

If you are eligible, this can significantly reduce the total cost, but never assume you qualify without prior confirmation.

Included guarantees: a quantifiable safeguard

Buying new means benefiting from a set of statutory guarantees that do not exist for older homes. They are included in the price, but their value is very real:

• The one-year defect liability guarantee (1 year): covers all defects reported during the first year.
• The two-year guarantee (2 years): applies to separable equipment (shutters, taps, etc.).
• The ten-year guarantee (10 years): covers damage affecting the structural soundness of the building.

These protections greatly reduce the risk of major unforeseen works in the early years, a frequent item of expenditure in older properties.

Recurring charges and taxation

Beyond the purchase, you need to budget for recurring costs:

• Property tax (taxe foncière): new-build homes may benefit from a temporary exemption (partial or full) depending on the commune. Check with your local town hall.
• Service charges (charges de copropriété): often optimised in new builds thanks to recent standards.
• Energy bills: new homes meet demanding thermal standards (RE2020), which generally translates into more controlled consumption than in older properties.

Financing: including the loan in the total cost

The real cost of a new-build purchase also includes financing. Several options exist:

• The PTZ (Zero-Rate Loan, PTZ): reserved for first-time buyers subject to income conditions, with ceilings and proportions that vary according to your geographical area. It can finance part of your purchase interest-free.
• The main loan: its rate depends on current market conditions.
• The debt ratio: must be respected, capped at 35 % of your income (insurance included).

Aid such as that from Action Logement may also come into play depending on your employment situation. These amounts and conditions change over time and must be verified when your project takes shape.

A practical example: breaking down a budget

Take the case of Sophie and Karim, first-time buyers purchasing a T3 new-build home as their main residence. Their total budget is not limited to the price of the home: it adds the purchase price, the reduced notary fees and the price of the parking space, and incorporates their financing plan combining a main loan and potentially a PTZ depending on their area and income.

Thanks to the reduced notary fees and the absence of immediate works, their entry cost is better controlled than with an older property requiring renovation. This is exactly the type of simulation our advisers carry out for each profile.

Investors: other items to include

If you are buying to let, the total cost calculation extends to taxation. Depending on the regime chosen (micro-BIC with a 50 % allowance up to 77 700 € of income, the real regime, recent schemes, etc.), depreciation or expense deduction mechanisms change the economic equation.

Important: no return on investment is guaranteed and no tax benefit can be promised in advance. Every situation is unique and deserves a personalised study. Please also note that the new rental investment schemes are neither a successor to nor a replacement for Pinel: they are separate frameworks, with their own rules.

The real cost is the one you anticipate

The total cost of buying new is ultimately more predictable than buying existing property, provided everything is put on the table from the outset: price, notary fees, financing, service charges and taxation. New-build offers concrete advantages (reduced fees, guarantees, energy performance) that often offset a higher price per square metre.

Ready to know the real total cost of your project? Book an appointment with an adviser JL HOME or start your personalised simulation: we will break down each item with you, backed by figures, in complete transparency.