Is it better to buy a new or old property?

New real estate are defined by article 257 of the General Tax Code as being” buildings that have not been completed in more than five years ”.

On the other hand, a property is considered old if it was built more than 5 years ago or if it has been the subject of a transfer of ownership.

Buying a new property like a property former has advantages and disadvantages. The right choice depends above all on your profile (e.g. first-time buyer, investor, etc.), your financing capacity, your personal tastes and the date you want to move in.

In this article, we've put together everything you need to know to help you decide between Buy a new or old property.

Sales price and acquisition costs

First of all, the selling price of a Old property is often lower than that of a new home. On average, prices per square meter for old homes are 20% to 30% lower than for new buildings.

However, in some cities, where housing demand is tight, the price of old properties is comparable to that of new ones.

In addition, it is important to take into account notary fees. For a Very old, these acquisition costs generally amount to 7-8% of the sales price, against only 2-3% for a new property. For example, for a property sold at €250,000, notary fees are between €17,500 and €20,000 if the property is old and between €5,000 and €7,500 if the property is new. That is a difference of €10,000 to €15,000.

Comfort and interior layout

An ancient property comes with a piece of history and a unique charm. Exposed beams, period stones, marble fireplaces... so many authentic details that give old homes an atmosphere that is often not found in new homes.

However, new homes more often include certain amenities that are more rarely found in older properties: spacious elevators, underground parking, large windows, balconies, terraces, etc...

Although older properties are generally more affordable, buying them sometimes involves renovation costs. It may simply be a matter of repainting certain rooms but sometimes, heavier work must be considered, such as bringing the electricity up to standard, improving insulation or modernizing the heating system. Before buying, it is therefore essential to call on a professional in order to obtain a quote that lists and figures the renovation work to be planned after the purchase.

That said, build your home or buy a property with work to be done allows you to benefit from a great deal of freedom to arrange the interior of the house or apartment. Indeed, building or rehabilitating real estate allows you to transform each room according to your personal tastes, to create a comfortable living space adapted to the needs of your home.

By using Kyka, you are accompanied at each Stage of your real estate purchase so that your project takes place in the best conditions. Once the sale is over, our interior design studio takes over in order to offer you a turnkey renovation of your new home.

”Despite my lack of time and experience in this area, Kyka transformed the purchase of my main residence in the 15th arrondissement into a smooth and pleasant experience. I would highly recommend their services”
Nans R.

Energy performances

New goods are mostly built to meet the latest environmental and energy standards. Often equipped with a DPE label A or B, these homes have efficient thermal and sound insulation, thus reducing the energy expenses of the home. This is a real asset at a time when energy prices are rising and new environmental standards seek to reduce the carbon footprint of homes. That said, stay vigilant, all of the new goods do not have excellent energy performances.

Improving the DPE of an old property can be a profitable investment. Faced with the tightening of legislation, some owners are looking to sell quickly because they do not have the means to carry out the necessary work.

As a buyer, this gives you the opportunity to:

• to negotiate the selling price of the apartment or house to be renovated,
• to rapidly increase real estate value thanks to renovation work.

In recent years, the real estate market has gone through a serious crisis. However, several positive signs suggest that the market is regaining some dynamism. The year 2025 may be a A good time to invest in real estate because supply remains (for the time being) greater than demand, putting buyers in a position of strength.

Geographic location

That you want buy your main residence or buy to rent, location is a central criterion.

Are you looking to buy in the city center in order to take advantage of proximity to shops or public transport? In this case, it is more interesting to turn to the antique property market because they are generally much better located.

Indeed, new buildings are often relegated to the periphery because that is where the building land is located.

Charges and maintenance costs

Buying a new property, it means opting for tranquility. With this type of housing, you don't have to spend your weekends tinkering or planning renovations in the near future. Indeed, buying a new home is generally accompanied by a period without “major work”, a major asset for those who wish to avoid unpleasant surprises.

On the other hand, the older a property is, the higher the risk of having to carry out maintenance or renovation work in the short or medium term. It is therefore essential to know Asking the right questions when viewing an apartment or a house in order to anticipate possible work to be done or equipment to be changed in the short or medium term.

By buying a property as is, you accept that it may have undergone certain wear and tear, with no possible recourse against the seller for the appearance of hidden defects after the conclusion of the real estate transaction.

Opting for new housing also means benefiting from a series of guarantees that protect you against various risks of deterioration or construction defects. In the case of an acquisition under VEFA (Vente en l'État Futur d'Accomplishment), which consists in acquiring a property to be built or which is under construction, these guarantees include in particular:

• The guarantee of perfect completion : covers conformity defects and defects in workmanship for the first year.
• The biennial guarantee : guarantees the proper functioning of the equipment (doors, windows, shutters, etc.) for two years.
• The ten-year guarantee : takes care of problems relating to the solidity of the building, such as foundations or watertightness, for ten years.
• Construction damage insurance : it covers defects and defects that compromise the solidity of the construction (e.g. cracks in the walls, subsidence of the floor, etc.)

If you buy an apartment, you are entering a condominium. It is then crucial to be aware of the condominium regulations and to anticipate regular charges or possible future work. These costs may correspond to the maintenance of the common areas, the elevator or the car park.

Before signing a promise to sell or a sales agreement in the old one, it is therefore advisable to carefully analyze the current expenses and to find out about the work voted on at the general meeting, but not yet completed. Also, check the planned date for fundraising so that you can anticipate these costs in your budget and, if necessary, include them in your funding request.

By signing a research mandate with Kyka, one of our real estate project managers takes care of finding the property that meets all your criteria. Thanks to their expertise in renovation, our project managers know how to identify properties that, once refurbished, can offer you good energy performance, comfort rivaling new properties and a great added value when it is time to sell your main residence to buy another.

“From the search for the property (a 5-legged sheep we had so many criteria) to the completion of the work until the final delivery (on time!!!) everything went very well. The team was very supportive, a high quality architect (attentive and with excellent advice). And above all a better apartment than we expected. I recommend Kyka”
Amine Achite

Deadlines before moving in

Buying a new property off-plan It often involves patience. In fact, the property can take between one and two years before being delivered, depending on the hazards of the site and the geographical sector. This means that after signing the reservation contract, you will have to wait on average between 12 and 18 months to enter your accommodation. Unfortunately, it can happen that a new property is delivered several months late: on average, one buyer out of three bears a delay of delivery of 5 months (source: UFC-Que Choisir survey)

On the other hand, the purchase of a new or old property already existing allows you to become an owner in just a few months. On average, the time to finalize the purchase of an old property after the signing of the sales agreement is around three to four months. This advantage is particularly appreciated by buyers who are in a hurry to settle in quickly or to make a rental investment without waiting.

However, if you plan to carry out renovation work directly after the sale is finalized, your move (or that of a tenant) will have to wait a few months to finalize the renovation work.

Real estate investment grants

Exemption from property tax

By investing in a new property to be built, you have the possibility of taking advantage of a partial exemption from property tax (with the exception of the household waste tax) for the first two years following the construction of your home. This tax boost applies as of January 1 following the end of construction work.

However, some municipalities reserve the right to limit the exemption from property tax for certain new buildings on their territory. Depending on budgetary choices and local priorities, property tax relief may therefore vary or even disappear.

The purchase of an old property does not make it possible to take advantage of this exemption, except in one specific case: for homes completed before January 1, 1989, you can obtain a partial exemption (from 50 to 100%) from property tax for three years if you undertake work to improve energy performance in an amount greater than 10,000€ TTC (excluding the purchase of materials and equipment). This measure aims to encourage investments in energy renovation and to support homeowners who want to improve the DPE of their homes. However, to benefit from this exemption, the work must be carried out by a certified RGE (Recognized Environmental Guarantor) professional.

Aid for the purchase of a new or old property

The acquisition of a new or old home comes with a range of aids and devices that reduce the total cost of a real estate investment. Among these aids, several come from local authorities and the State, often under the condition of resources, to facilitate access to property.

One of the most beneficial aids is the zero interest loan (PTZ), intended for first-time buyers, i.e. people who realize their first real estate purchase. This interest-free loan makes it possible to finance up to 40% of the cost of acquiring a main residence.

Some areas undergoing urban redevelopment benefit from a rate of VAT reduced to 5.5% for new homes, which represents a significant reduction compared to the traditional 20% VAT. This measure aims to encourage the revitalization of neighborhoods in transformation, while making new homes more affordable for buyers.

In terms of tax exemption, the Pinel system is an asset for people making a rental investment. Initially scheduled to end at the end of the year, this system was extended in the 2025 finance bill.

At the same time, a new device, called Super Pinel (or Pinel+) came into force in 2023. It allows investors to benefit from several tax advantages, such as a more significant reduction in income tax.

Reminder of the conditions to benefit from the Super Pinel device:

• The accommodation must be located in so-called “tense” areas (zones A, A bis or B1) where rental demand is high.
• The investor must commit to renting the property within 12 months after the end of the work and to comply with strict energy standards.
• The accommodation must be rented for a period of 6, 9 or 12 years.
• Tenants must respect a resource ceiling, which varies according to the geographical area and the fiscal household.
• The tax reduction base is limited to €300,000 per year, up to a limit of €5,500 per m².

Aid for the renovation of an old property

To invest in old real estate, several grants make it possible to finance renovation work, in particular in the field of energy efficiency.

MaPrimeRénov' is now the main aid to finance energy renovation works. Combined with income conditions, this subsidy is available to homeowners and landlords alike. The aid covers many types of energy improvement work, such as insulation, changing the heating system or even improving thermal insulation.

To benefit from MaPrimeRénov', certain conditions must be met:

• The house must have been built more than 15 years ago.
• It must be located in Metropolitan France or in DOM.
• For landlord owners, the property must be rented as a main residence for a minimum of 5 years.

Depending on income, the amount of assistance varies and is organized into different categories:

• MaPrimeRénov' Bleu: for households with very modest incomes.
• MaPrimeRénov' Jaune: for households with modest incomes.
• MaPrimeRénov' Violet: for middle income.
• MaPrimeRénov' Rose: for households with higher incomes.

For particularly ambitious renovation projects, MaPrimeRenov' Serenity offers greater financial support. This system is aimed at households with modest and very modest incomes, provided that the planned work allows an energy gain of at least 35%.

In addition, the renovation of an old property makes it possible to benefit fromeco-loan at zero interest (eco-PTZ). This is an interest-free loan designed to finance energy improvement work in your main residence. Accessible without resource conditions, this loan can be combined with assistance from ANAH and is aimed at works such as insulation, the installation of efficient heating systems or the production of hot water.

To reduce the cost of work, reduced VAT rates also apply to:

• 5.5% VAT for energy improvement works in main and secondary residences that are more than two years old.
• 10% VAT for other improvement works, with the exception of reconstruction or expansion projects.

Conclusion

Your choice to buy a new or old property must above all be based on your criteria, your profile and your financing capacity. It is possible to make a good real estate investment in both cases, provided you assess the starting price well and take into account the evolution of the neighborhood as well as of the property itself.

At Kyka, we offer tailor-made support to help you buy and renovate an old property as calmly as possible. Concretely, our services include:

1. The search for a property that perfectly matches your criteria
2. Architectural design with our architectural studio
3. Completion of renovation work (on time)
4. The layout and furnishing of the rooms (ex: assembling furniture, tailor-made carpentry)

By calling on us, you can invest in an old property with peace of mind. Once the work is finished, you can rent or move into an energy-efficient home, with all the modern comfort in the charm of the old.