Additional costs of buying new-build: the complete 2026 guide

Buying a new-build home is often the culmination of a life project or an investment strategy. But between the price shown in the programme brochure and the actual budget to be raised, there is a series of additional costs that are worth anticipating. Good news: in new-build, several items are lighter than in resale. Bad news: others often go unnoticed until signing.

At JL HOME, we support first-time buyers and investors every day in building their financing plan. Here, in 2026, is a clear and honest overview of all the costs to include in your calculation.

Why additional costs deserve your attention

A well-prepared property project is one where no surprise upsets your budget. Underestimating additional costs can weaken your financing plan, particularly in relation to the debt-to-income ratio of 35 % generally applied by banks.

These costs also influence the amount you must contribute yourself. Knowing them in advance allows you to negotiate calmly and avoid being stalled by a detail at a critical moment.

1. Notary fees: the major advantage of new-build

This is WHERE new-build really stands out. In resale, notary fees generally represent a significant share of the price. In new-build, they are reduced, to the order of 2 to 3 % of the property price (to be checked according to your situation and your programme).

Why the difference? Because in new-build, much of what is loosely called "notary fees" — in reality transfer duties — is reduced. Please note, however, that these fees cover the notary's remuneration (regulated fees), taxes and disbursements (costs advanced on your behalf).

Concrete example: for a new flat, a first-time buyer may thus save several thousand euros in fees compared with a resale property of equivalent price. A sum that can strengthen your deposit or fund your furniture.

2. VAT: understanding what is included

The price of a new-build home is generally displayed VAT included at the standard rate. In certain specific areas (for example urban regeneration neighbourhoods) and subject to conditions, a reduced VAT rate of 5,5 % may apply to the purchase of your main residence.

This scheme is not automatic: it depends on the location of the programme, income ceilings and occupancy conditions. Never assume you are eligible without checking. A JL HOME adviser can analyse your situation programme by programme.

3. Guarantee and bank arrangement fees

Once you finance your purchase with a loan, several fees arise:

Arrangement fees

The bank often charges fees for studying and arranging your loan. These are sometimes negotiable, especially if you present a solid application.

Loan guarantee

Your bank requires a guarantee: surety from a specialist body or a mortgage/lender's privilege. The cost varies according to the chosen formula and the amount borrowed.

Borrower insurance

Often overlooked in the initial calculation, loan insurance nonetheless represents a recurring cost over the entire term of the credit. You may put competition to work through insurance delegation.

4. Costs linked to the VEFA

Most new-build purchases are made under a VEFA (Vente en l'État Futur d'Achèvement, off-plan sale), that is, off-plan. This method of acquisition involves a few specifics:

• The deposit paid on reservation, regulated and deducted from the final price.
• Staged payments tied to construction progress: you pay as the building work advances.
• Interim interest: during the construction period, if your loan is released in stages, the bank may charge interest on sums already drawn, before standard repayments begin.

Anticipating this interim interest is essential, as it can weigh on your cash flow for several months.

5. Costs after handover of the keys

Once you are the owner, other items come into play:

Connections and commissioning

Electricity, water, gas, internet: setting up these contracts may involve initial costs.

Co-ownership service charges

From delivery, you contribute to service charges (maintenance of common areas, managing agent, grounds maintenance). Check the forecast budget of the co-ownership before signing.

Property tax

New-build property may benefit, subject to conditions and depending on the commune, from a partial temporary exemption from property tax (to be checked with your local authority). Never treat this advantage as guaranteed.

Fitting out and furniture

Fitted kitchen, lighting, interior fittings: in new-build homes these items are not always included. Allow a budget for them.

6. Costs to anticipate for investors

If you invest in new-build to let, further costs apply: letting management fees, accounting (notably under LMNP with the real regime), landlord insurance for non-occupying owners. Depending on the regime chosen (micro-BIC with a 50 % allowance up to 77 700 € of rental income, or the real regime), your tax strategy and deductible costs will differ.

Note: investing in new-build does not guarantee any return, and no gain is promised. Each project should be assessed individually.

How to budget your project properly

The key is to add up all of these items from the outset: property price + reduced notary fees + bank fees + interim interest + connections + first year of service charges. This gives you your true financing requirement.

Certain schemes such as the PTZ (Zero-Rate Loan), whose ceilings and proportions depend on your area and income, may ease financing for first-time buyers buying their main residence. The precise terms should be checked against your situation.

Take action with JL HOME

Every project is unique, and ancillary costs vary depending on the scheme, the area and your profile. Rather than relying on rough estimates, simulate your full budget or book an appointment with a JL HOME adviser. We will work with you to draw up a transparent financing plan, ancillary costs included, so you can buy new-build with confidence.

👉 Book an appointment with a JL HOME adviser or start your simulation now.