First-time buyer: the key steps in buying new-build property in 2026

Buying your first home is an exciting step… and sometimes a daunting one. Between financing, finding the property, signing at the notary's office and delivery, a first-time buyer's journey has several milestones that are worth anticipating. The good news: in 2026, buying new build offers a particularly suitable framework for buyers taking the plunge for the first time, notably thanks to reduced notary fees and support schemes such as the PTZ. Here, at JL HOME, is our complete guide to moving forward with confidence, step by step.

What exactly is a first-time buyer?

Generally, a first-time buyer is a person who has not been the owner of their main residence in the last two years. This status opens access to certain support schemes, including the well-known Zero-Rate Loan (PTZ), subject to income and geographical conditions.

Please note, however, that the precise eligibility criteria change regularly. Before making any plans, it is essential to have your situation checked by an adviser, as ceilings and zones may vary.

Step 1: setting your budget and debt ratio

Every project starts with a simple question: how much can I borrow? The reference rule in France is a maximum debt ratio of 35 % of your net income (including borrower insurance). In practical terms, this means that all of your loan repayments together must not exceed this threshold.

To establish your budget, take into account:

• your personal contribution (savings, family gift, employer loan);
• your stable income and your residual income;
• the aid you can draw on (PTZ, subsidised loans);
• the additional costs (notary, guarantee, any fitting-out work).

Good to know: in new build, notary fees are reduced, of the order of 2 to 3 % of the price, compared with 7 to 8 % for existing properties. A considerable saving for a first purchase.

Step 2: exploring financing aid

The Zero-Rate Loan (PTZ)

The PTZ is the main lever for first-time buyers. It is an interest-free loan that supplements your main financing. Its amount depends on your geographical zone, your income and the make-up of your household: the financeable proportion and the ceilings vary according to these criteria.

The PTZ is never granted automatically: it is subject to strict conditions. We therefore recommend having your eligibility simulated in advance rather than reasoning on an assumption.

Other helping hands

Depending on your profile, you may be able to draw on an Action Logement loan (if your employer contributes) or local aid. The amounts and conditions of these schemes change from year to year and should be checked when your project is under way.

Step 3: finding the right new-build programme

Once your budget is framed, it is time to search. In new build, you most often buy VEFA (off-plan sale, Vente en l'État Futur d'Achèvement), that is, off plan. Several criteria guide the choice:

• the location (transport, schools, shops, the vitality of the area);
• the orientation and brightness of the home;
• the specifications and energy standards (a new home meets the latest regulations, a guarantee of comfort and controlled charges);
• the developer's reliability.

Concrete example: a young couple with one child is looking for a T3 as their main residence. By opting for a new-build programme in an eligible zone, they combine thermal comfort, reduced notary fees and, potentially, an PTZ to lighten the monthly repayments. An adviser from JL HOME helps them compare several programmes against their real budget.

Step 4: the reservation and the contract

When you have found your home, you sign a reservation contract accompanied by a deposit (governed by law). This contract sets out the description of the property, the price, the expected delivery date and the conditions precedent, notably obtaining your loan.

You then have a statutory cooling-off period. This is an important safeguard for a first purchase: nothing is fixed until you have confirmed.

Step 5: obtaining a mortgage

In parallel, you assemble your financing file. Mortgage rates change constantly; it is therefore essential to compare bank offers and to let them compete, possibly through a broker. Your bank will examine your employment stability, your contribution and your debt ratio.

Once the loan offer has been issued, a statutory reflection period applies before acceptance. Do not neglect it: it is the moment to read every line carefully (rate, insurance, guarantees).

Step 6: signing at the notary's office

Signing the authentic sale deed (acte authentique de vente) makes your purchase official. Under VEFA, you become the owner as construction progresses, with staged payments (appels de fonds) made in line with regulated milestones (foundations, watertight stage, etc.). You therefore do not pay the full amount at once, but gradually.

Step 7: delivery of your home

The big day! On delivery, you carry out a handover inspection to check that the home complies. You may record any reservations (finishing work to be completed), which the developer must then resolve. You also benefit from the warranties that come with new-build homes: perfect completion (parfait achèvement), two-year (biennale) and ten-year (décennale) warranties, which protect you after you move in.

How long does the process take?

From reservation to delivery in VEFA, you should generally allow several months to a few years, depending on how far the scheme has progressed. This is worth building into your planning, especially if you are currently a tenant.

Take action with JL HOME

Every first-time buyer's project is unique: your area, your income and your household composition determine your aid and your actual budget. Rather than relying on estimates, review your position with an expert.

👉 Book your advice appointment or start your financing simulation at jl-home.fr. Our advisers support you free of charge, from setting your budget through to handing over the keys.

Context 2026 — The schemes, ceilings and rates mentioned change over time: always check your eligibility with an adviser at JL HOME before making any commitment.