PTZ for a new build or existing property: the essential differences in 2026

Are you considering buying a home with a Prêt à Taux Zéro (PTZ)? Good news: this state aid scheme is open to you, whether you are looking at a small new-build block in your region or an older house to renovate. But note: the conditions, ceilings and timescales differ considerably between these two markets.

In this guide, we set out the concrete differences between the new-build PTZ and the older PTZ to help you make the right choice according to your profile, budget and project.

New-build PTZ and older PTZ: two schemes, distinct rules

The Prêt à Taux Zéro is an interest-free loan granted by a bank, guaranteed by the state. Since 2022, the PTZ has been reopened to first-time buyers in zones A, A bis and B1 (tight metropolitan areas and regeneration zones). But depending on whether you target new-build or older property, the frameworks change.

Why this distinction?

The state has historically favoured access to ownership in new build to support construction and housing supply. This is why the new-build PTZ benefits from more generous ceilings and a longer loan term. The older PTZ, by contrast, is mainly aimed at tourist regions or areas in demographic decline, with more restrictive conditions.

The PTZ ceilings: a major difference

New-build PTZ: more ambitious ceilings

In new-build property, purchase price ceilings vary according to the household composition and the geographical zone:

• Zone A bis (Île-de-France, coastal metropolises): up to 270 000 € for a couple (with progressive scales depending on the number of children).
• Zone A (other large conurbations): up to 240 000 €.
• Zone B1 (peri-urban areas, small towns undergoing revitalisation): up to 200 000 €.

The amount of the new-build PTZ can reach 40 % of the purchase price including all taxes (notary fees included), which is considerable.

PTZ on older property: reduced ceilings

For older property, the ceilings are halved, or even reduced further depending on the zone. The older-property PTZ mainly targets depressed tourist areas or areas undergoing urban renewal. Ceilings range between 80 000 and 150 000 € depending on the area.

Practical impact: with a new-build PTZ, you could finance a studio or a T2 in zone A bis; with older property, you would need to look in downgraded zones or carry out substantial renovation work.

Duration of the PTZ: new-build wins the race

Repayment on new-build

On new-build, the PTZ is spread over:

• A repayment deferral (0 to 2 years): you repay nothing.
• A repayment phase of 15 to 25 years, depending on your income.

This flexibility allows the repayment effort to be spread out and gives your situation time to stabilise.

Repayment on older property

On older property, the terms are generally reduced to 10–12 years, with no deferral. This is much shorter, and therefore monthly repayments are higher.

Eligibility conditions: where similarity prevails

Criteria common to new-build and older-property PTZ

Whatever type of property you are targeting, you must be:

• A first-time buyer (first acquisition of a main residence for at least 2 years).
• Under an income ceiling (varying according to the zone and family composition).
• A French citizen or a national of the EU/EEA with a valid residence permit.
• Buying your main residence (not a rental investment).

The sine qua non condition for new-build

For new-build, you must purchase the property before its completion. Once the town hall issues a certificate of conformity, the new-build PTZ is no longer available. This is a critical deadline: the construction work must still be in progress.

For older property, more flexibility… but with constraints

With older property, you can buy a property that is already completed. However, the older-property PTZ remains highly regionalised and subject to urban revitalisation zones (ZRU) or tourist zones. Your property must lie within one of these perimeters to be eligible.

Combining with other aid: an advantage of new-build

New-build PTZ + eco-PTZ?

In thermally efficient new-build property, the new-build PTZ can naturally be combined with energy renovation aid (MaPrimeRénov', CEE) if you were carrying out work on an older property in parallel. But above all, a new-build property already meets the RT 2012 or RE 2020 standards, so there is no need to invest in energy after purchase.

Older-property PTZ + works

On older property, the PTZ can be combined with an eco-PTZ (for thermal renovation works) under certain conditions. This is an advantage, but it requires adding a works phase to your project, with associated delays and extra costs.

Associated fees and costs: comparing the total

Notary fees on new-build

On new-build, notary fees are reduced to 2–3 % of the purchase price (compared with 7–8 % on older property). With a new-build PTZ covering up to 40 % of the property, the overall effort decreases.

Example: purchase of a new-build T3 at 250 000 € in zone A bis.

• New-build PTZ: 100 000 € (40 %).
• Notary fees: 5 000–7 500 € (2,5–3 %).
• Personal contribution + supplementary loan: approximately 150 000 €.

Fees on older property

On older property, fees rise to 7–8 %, which inflates the total cost. If the older-property PTZ covers less, you must mobilise more of your own capital or a supplementary loan to compensate.

Arrangement timescales: new-build is quicker

New-build PTZ: a construction dynamic

The new-build PTZ follows the construction schedule. You sign with the notary before the works are finished, the bank validates the loan, and you take possession on delivery. Overall duration: 12–24 months from signature of the sale contract.

Older-property PTZ: meticulous checks

On older property, banks often require a full survey (electricity, drainage, asbestos, lead, termites…) before releasing the PTZ. This can extend the timescale by 2–3 months. In addition, the zone's eligibility must be confirmed by the prefecture or the chamber of notaries.

Which PTZ to choose according to your profile?

Are you a first-time buyer in zone A/A bis with a tight budget?

The new-build PTZ is your best ally. The higher ceilings and long repayment term reduce your monthly effort. In addition, a new-build property means no defects, no hidden works, no energy surprises.

Are you targeting an older property in a depressed zone?

If you find a rare gem with an older-property PTZ (downgraded tourist zone or ZRU), go ahead. But first check the eligibility of the commune and the applicable ceilings. Do not rely on an older-property PTZ in zone A or B2: the scheme practically does not exist there.

Do you have time to renovate?

An older property with a PTZ + eco-PTZ + MaPrimeRénov' can become very financially attractive, especially if you find an undervalued property. But calculate the cost of the works carefully: the total (purchase + renovation + fees) must remain below that of new-build.

Frequently asked questions

Q: Can I combine a new-build PTZ and an older-property PTZ for two properties?

No. The PTZ is reserved for your single main residence. Once you have used it, even on older property, you can no longer use it, except after resale and a wait of 2 years.

Q: Does the new-build PTZ expire after 2026?

To be checked with JL HOME: the PTZ is currently extended until the end of 2027 in zones A/A bis/B1 subject to income conditions. Please check the current legislative timetable.

Q: Can I buy new-build turnkey with a PTZ?

Yes, as long as you buy before completion. Once the property has a certificate of conformity, access to the PTZ for new-build closes. Check the exact timing with the developer and your notary.

Q: Is there any point in paying less for an older property to save on the PTZ?

Not really: the PTZ is a financing tool, not a price subsidy. If an older property is cheaper, it is often because it needs work or is in an area with low demand. Do not choose your property on the basis of the PTZ, but on your real needs.

An expert's view on the JL HOME

The new-build PTZ and the older-property PTZ are two complementary schemes, not rivals. In 2026, the State clearly favours new build to boost construction. If you are a first-time buyer in zone A/A bis/B1, the new-build PTZ opens doors that the older-property PTZ will never reach: higher ceilings, longer terms, low fees.

But do not rely on the PTZ alone. Combine it with a supplementary loan at a reduced rate, Action Logement aid (to be checked: amounts 2026), and a personal contribution: that is the recipe for a solid project.

Still undecided? Our JL HOME advisers review your situation free of charge (income, zone, budget) and simulate the exact cost of your new-build PTZ. Book a no-obligation appointment!

To go further

• Need a personalised PTZ simulation? Access our JL HOME simulator.
• Explore our new-build programmes eligible for the PTZ in zone A/A bis: See the offers.
• Read our full guide to home-ownership aid: Read the article.