Bondy · 93140

Les Reflets de l'Ourcq

Property development

Your home from€169,900VAT 5.5% · subject to conditionsHome price ref. A21 · Apartment · 1 main room (T1, French classification) · 28.61 m²Excluding notary fees. Developer data synchronised on 11 November 2026; price and availability to be confirmed with your adviser.

Schemes and conditions

Depending on the home and the rate chosen. Conditions are detailed on each home.

PTZ to be considered · 19 homes
For your main residence, subject to income and first-time buyer conditions to be verified and the bank's agreement. Your personal eligibility remains to be confirmed.
Reduced TVA subject to conditions · 19 homes
Résidence principale, sous conditions. Les conditions de ressources et le dispositif applicable restent à vérifier.
Notary fees on new-build properties · 19 homes
New home as a main residence. Notary fees and the applicable price are to be confirmed for your purchase.

View properties and prices Request the plans

A JL HOME adviser compares the homes with you and checks every detail before any decision.

Programme visual · non-contractual illustration

The 10 photos

A development to discover, a home to choose. Find the floor areas, prices and plans available, then speak with your JL HOME adviser.

Explore the residence

Homes available: 19
Floor areas: 28.61 to 89.98 m²
expected delivery: Q4 2028
Developer: Spirit

Understand this programme

Les Reflets de l'Ourcq is a new-build development in Bondy (93140), offered by Spirit. The selection includes 19 available new homes from 28.61 to 89.98 m²: 1 main room (T1, French classification), 2 main rooms (T2, French classification), 3 main rooms (T3, French classification), 4 main rooms (T4, French classification).

Prices start at €169,900 (VAT 5.5%, subject to conditions), excluding notary fees. The price and availability of the chosen property remain to be confirmed. Expected delivery : Q4 2028.

In the list below, a 'lot' refers to one home. Compare its floor area, floor and price, then request the plan to see its layout.

The developer's presentation

Les Reflets de l'Ourcq - New-build apartments in Bondy. The residence offers 49 apartments from studios to 5 rooms, suited to a range of lifestyles, whether as a main residence or as an investment.

Read the full description

Les Reflets de l'Ourcq - New-build apartments in Bondy. The residence offers 49 apartments from studio to 5-room, suited to different life projects, whether as a main residence or as an investment. Designed in a contemporary architectural style with clean lines, the residence harmoniously combines concrete, wood and glass. Elegant façades and glazed balustrades let in natural light and offer open views of the surroundings. On the garden side, a landscaped courtyard heart hosts a genuine urban micro-forest, with varied species and shared spaces that encourage biodiversity and conviviality. The apartments offer bright, functional living spaces, with an open-plan kitchen and living room and optimised layouts. Each home benefits from a private outdoor space (balcony, terrace or garden), conceived as a natural extension of the home. Highlights of the scheme: • Residence on the canal side, landscaped setting • Micro-forest, shared kitchen garden and green spaces • Bicycle store and soft mobility encouraged • Secure residence (video entry phone) • Quality finishes and summer comfort optimised (motorised shutters, suitable glazing) • Shops at street level Day to day, enjoy a strategic location: • Canal de l'Ourcq and cycle paths immediately nearby • "Pont de Bondy" tram stop T1 a few minutes away • RER E linking Paris Gare du Nord in around 23 minutes • Future Grand Paris Express 15 line (easier connection to La Défense) • Shops, markets, schools and facilities within walking distance A balanced living environment between urban energy and natural breathing space, on the edge of Paris, ideal for living in or investing in an area undergoing major transformation. Contact us now on 01 87 52 25 22 for more information and to discover the homes available. * Promotional offers valid from 01/11/2026 to 30/11/2026 inclusive, subject to available stock and to signing a reservation contract for a SPIRIT home. Discount of 3000€ per main room (excluding kitchen and bathroom), i.e. 6000€ for a T2, 9000€ for a T3, 12000€ for a T4. These discounts are calculated on the basis of the sale price including all taxes shown on the price list, according to the VAT rate in force, and granted under an amendment to the reservation contract. Lots A23 and B42: prices already discounted.

Choose your home

19 homes available

Filter by type, sort by price or floor area, compare up to 3 homes and open the plan of the home you are interested in.

Entry price: VAT 5.5% · subject to conditions. Excluding notary fees.

Sort

The VAT rate, and therefore the price, depends on your situation and on the property.

TVA 5,5 % : Reserved for a main residence, subject to income limits; the home must be in or near a priority urban area (ANRU / QPV), or covered by an assisted ownership scheme (BRS, PSLA, with a land fee under BRS). It must remain your main residence, otherwise additional VAT may be due. Your adviser checks your eligibility.

Am I eligible for the 5.5% TVA rate? % ? →

6 homes shown out of 19

Reference A21

Apartment · 1 main room (T1, French classification)

Surface area: 28,61 m²
Floor: Floor 2
Expected delivery: Q4 2028

VAT 20% · including all taxes: €193,2516,755 €/m²; Standard price, available to everyone
VAT 5.5%: €169,9005,938 €/m²; Main residence, subject to conditions

Understanding the home purchase aid (PTZ)

Zero-interest loan: estimate up to €75,000

for a household of 1 person, depending on your income

Indicative amount, to be checked against your project and your eligibility.

Estimate my PTZ for this home

PTZ to be considered
For your main residence, subject to income and first-time buyer conditions to be verified and the bank's agreement. Your personal eligibility remains to be confirmed.
Reduced TVA subject to conditions
Résidence principale, sous conditions. Les conditions de ressources et le dispositif applicable restent à vérifier.
Notary fees on new-build properties
New home as a main residence. Notary fees and the applicable price are to be confirmed for your purchase.

I'm interested in this home

View the plan Calculate my monthly payment

Reference A01

Apartment · 2 main rooms (T2, French classification)

Surface area: 47,38 m²
Floor: Ground floor
Expected delivery: Q4 2028

VAT 20% · including all taxes: €255,8105,399 €/m²; Standard price, available to everyone
VAT 5.5%: €224,9004,747 €/m²; Main residence, subject to conditions

Understanding the home purchase aid (PTZ)

Zero-interest loan: estimate up to €112,450

for a household of 2 people, depending on your income

Indicative amount, to be checked against your project and your eligibility.

Estimate my PTZ for this home

PTZ to be considered
For your main residence, subject to income and first-time buyer conditions to be verified and the bank's agreement. Your personal eligibility remains to be confirmed.
Reduced TVA subject to conditions
Résidence principale, sous conditions. Les conditions de ressources et le dispositif applicable restent à vérifier.
Notary fees on new-build properties
New home as a main residence. Notary fees and the applicable price are to be confirmed for your purchase.

I'm interested in this home

View the plan Calculate my monthly payment

Reference A22

Apartment · 3 main rooms (T3, French classification)

Surface area: 60,41 m²
Floor: Floor 2
Exterior: 4,63 m²
Expected delivery: Q4 2028

VAT 20% · including all taxes: €301,3084,988 €/m²; Standard price, available to everyone
VAT 5.5%: €264,9004,385 €/m²; Main residence, subject to conditions

Understanding the home purchase aid (PTZ)

Zero-interest loan: estimate up to €132,450

for a household of 3 people, depending on your income

Indicative amount, to be checked against your project and your eligibility.

Estimate my PTZ for this home

PTZ to be considered
For your main residence, subject to income and first-time buyer conditions to be verified and the bank's agreement. Your personal eligibility remains to be confirmed.
Reduced TVA subject to conditions
Résidence principale, sous conditions. Les conditions de ressources et le dispositif applicable restent à vérifier.
Notary fees on new-build properties
New home as a main residence. Notary fees and the applicable price are to be confirmed for your purchase.

I'm interested in this home

View the plan Calculate my monthly payment

Reference A32

Apartment · 3 main rooms (T3, French classification)

Surface area: 60,41 m²
Floor: Floor 3
Exterior: 4,63 m²
Expected delivery: Q4 2028

VAT 20% · including all taxes: €306,9955,082 €/m²; Standard price, available to everyone
VAT 5.5%: €269,9004,468 €/m²; Main residence, subject to conditions

Understanding the home purchase aid (PTZ)

Zero-interest loan: estimate up to €134,950

for a household of 3 people, depending on your income

Indicative amount, to be checked against your project and your eligibility.

Estimate my PTZ for this home

PTZ to be considered
For your main residence, subject to income and first-time buyer conditions to be verified and the bank's agreement. Your personal eligibility remains to be confirmed.
Reduced TVA subject to conditions
Résidence principale, sous conditions. Les conditions de ressources et le dispositif applicable restent à vérifier.
Notary fees on new-build properties
New home as a main residence. Notary fees and the applicable price are to be confirmed for your purchase.

I'm interested in this home

View the plan Calculate my monthly payment

Reference B33

Apartment · 3 main rooms (T3, French classification)

Surface area: 62,35 m²
Floor: Floor 3
Exterior: 4,63 m²
Expected delivery: Q4 2028

VAT 20% · including all taxes: €306,9954,924 €/m²; Standard price, available to everyone
VAT 5.5%: €269,9004,329 €/m²; Main residence, subject to conditions

Understanding the home purchase aid (PTZ)

Zero-interest loan: estimate up to €134,950

for a household of 3 people, depending on your income

Indicative amount, to be checked against your project and your eligibility.

Estimate my PTZ for this home

PTZ to be considered
For your main residence, subject to income and first-time buyer conditions to be verified and the bank's agreement. Your personal eligibility remains to be confirmed.
Reduced TVA subject to conditions
Résidence principale, sous conditions. Les conditions de ressources et le dispositif applicable restent à vérifier.
Notary fees on new-build properties
New home as a main residence. Notary fees and the applicable price are to be confirmed for your purchase.

I'm interested in this home

View the plan Calculate my monthly payment

Reference B14

Apartment · 3 main rooms (T3, French classification)

Surface area: 63,21 m²
Floor: Floor 1
Exterior: 4,63 m²
Expected delivery: Q4 2028

VAT 20% · including all taxes: €306,9954,857 €/m²; Standard price, available to everyone
VAT 5.5%: €269,9004,270 €/m²; Main residence, subject to conditions

Understanding the home purchase aid (PTZ)

Zero-interest loan: estimate up to €134,950

for a household of 3 people, depending on your income

Indicative amount, to be checked against your project and your eligibility.

Estimate my PTZ for this home

PTZ to be considered
For your main residence, subject to income and first-time buyer conditions to be verified and the bank's agreement. Your personal eligibility remains to be confirmed.
Reduced TVA subject to conditions
Résidence principale, sous conditions. Les conditions de ressources et le dispositif applicable restent à vérifier.
Notary fees on new-build properties
New home as a main residence. Notary fees and the applicable price are to be confirmed for your purchase.

I'm interested in this home

View the plan Calculate my monthly payment

The residence in pictures

Open a photo to enlarge it.

Images not contractually binding.

Where is the programme located?

Rue Aretha Franklin · Bondy · 93140

Address provided by the developer. The location of your home and the access routes are to be confirmed with the adviser.

View the address on Google Maps ↗

To check for everyday life

Your journey to work, transport, shops and schools, according to your needs.

Ask a question about the location

Your JL HOME adviser

Floor plans, prices and clear answers

Are you interested in development Les Reflets de l'Ourcq? An adviser will call you back to check the homes available and help you understand the documents.

You submit your request.Enter your number and your callback preference.
We are checking the information.Availability, prices, orientation of the homes and support (PTZ, financing). Available plans and documents are to be confirmed.
You decide what happens next.Ask your questions and choose whether you wish to proceed. No booking is made here.

A discussion about this programme and your search
Prices and availability to be confirmed with your adviser

Request the plans and a callback

An adviser will answer your questions. Email and budget are optional.

Les Reflets de l'Ourcq

Bondy · 93140

From €169,900

VAT 5.5% · subject to conditions

Expected delivery : Q4 2028

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Prepare your budget

The property price is a first step. Notary fees and financing must also be taken into account.

Estimate a monthly payment and understand possible support schemes

Your financing

Estimate your monthly payment

An instant estimate, no sign-up required. Refine with your income to include your interest-free loan.

The lotYour deposit (€)

Estimated monthly payment

924 € /month

Capital financed 174 148 € · of which insurance 52 €/month

Notary fees included: ≈ 4 248 € (new, approximately 2.5% of the price).

Assumptions: indicative market rate, June 2026 3,5 % · insurance 0,36 % included · term 25 years (up to 27 years for a VEFA).

Non-contractual estimate, which does not constitute a credit offer.

Speak to an adviser

Become a homeowner

Help for your first purchase

Becoming a homeowner with a new-build property is often more accessible than many people think. Depending on your project, several schemes may apply. An adviser will review the options with you.

Zero-rate loan (PTZ)
Depending on your circumstances and zone, the PTZ may help fund part of your main home in new build, interest-free.
Reduced VAT
In certain eligible areas, buying new may benefit from a reduced VAT rate, subject to income conditions and for a main residence.
Bail réel solidaire (BRS)
To become an owner at a controlled price, the BRS separates the land from the building, in the developments concerned.

These schemes depend on your situation and on the programme. No eligibility is guaranteed here: only a conversation can verify it.

Check my support options with an adviser

Frequently asked questions

Everything you need to know about Les Reflets de l'Ourcq

What is the price of the new-build home in the Les Reflets de l'Ourcq development?

Prices shown for Les Reflets de l'Ourcq start at €169,900 (VAT 5.5%, subject to conditions), excluding notary fees. The price depends on the home and the purchase scheme; the conditions are stated in the list of homes.

Which homes are available in the Les Reflets de l'Ourcq development?

The selection includes 19 available new homes from 28.61 to 89.98 m²: 1 main room (T1, French classification), 2 main rooms (T2, French classification), 3 main rooms (T3, French classification), 4 main rooms (T4, French classification). Breakdown: 1 main room (T1, French classification): 1 home; 2 main rooms (T2, French classification): 1 home; 3 main rooms (T3, French classification): 7 homes; 4 main rooms (T4, French classification): 10 homes. A T2 includes 2 main rooms, which does not mean 2 bedrooms.

Where is the Les Reflets de l'Ourcq development located?

Les Reflets de l'Ourcq is located in Bondy (93140). The address provided by the developer is Rue Aretha Franklin. The location of your home and access arrangements must be confirmed with the adviser before a visit.

When is the Les Reflets de l'Ourcq development due for delivery?

Expected delivery : Q4 2028. A forecast date does not confirm that the home has been delivered. The adviser checks progress and the date applicable to the chosen home.

Is Les Reflets de l'Ourcq eligible for the zero-interest loan (PTZ)?

Les Reflets de l'Ourcq is in zone A. Some homes may allow you to apply for a PTZ for a main residence, subject to income and personal circumstances. Eligibility of the home and your household must be checked with the adviser and the bank.

Can you buy to let in the Les Reflets de l'Ourcq development?

For Les Reflets de l'Ourcq, the possibility of buying to let depends on the home’s purchase scheme. A price reserved for a main residence does not apply to a buy-to-let purchase. Your adviser will check the rental conditions, expected rent, charges and tax treatment with you.

How do I get the plans and check whether a home is available?

Choose a home from the list, then request its floor plan. In the form, enter your contact details and, if you wish, the time you would prefer to be called back. A JL HOME adviser checks availability, price and the documents available. This request does not reserve the home.

To compare