For two or three units, put the address and building, total cost through move-in, next payment, handover date and deal-breaker in one table. Start with criteria you cannot change after purchase.
How do you choose an area and address for a new build on the French Riviera?
To choose an address for a new build on the French Riviera, test your everyday journeys and check where the apartment sits within the development. The building, floor and orientation affect daylight, noise and access.
Ask for the exact address, site plan and floor plan. For example, if you expect to use the tram in Nice, try the route from the stop to the building with a suitcase. Try the route from the entrance to the parking space, public transport or shops at the time you would use it. If the car park and terrace are accessible, check the ramp and view on site. For an off-plan unit, check where the building will sit and record what remains uncertain. If there is no postal address yet, ask for the cadastral parcel reference and a location plan. Look up the planning rules for neighbouring plots and check the town hall’s documents for the status of any specific project. Look up natural hazards at the address as well. French planning portal · Géorisques · Choosing an area and address on the French Riviera
How do you compare the cost of two new builds on the French Riviera?
When comparing new builds on the French Riviera, calculate the full cost through move-in and list the payment dates separately. Similar asking prices can mean different amounts due at signing or before you get the keys.
For each unit, list the tax-inclusive price, parking and storage, acquisition costs estimated by the French notary, upfront loan fees and interest due before move-in, plus any finishes, kitchen or equipment you need. Confirm what the price already includes. Compare the lifetime cost of borrowing separately. Put principal repayments in your cash-flow schedule, since they pay for part of the price already counted. For costs after move-in, ask for the building’s estimated running costs if available and allow for insurance. If you have a firm move-in date, work out the cost of temporary accommodation in case of delay.
For a home under construction, ask for the payment schedule and the sum due at signing based on work already completed. For a completed home, ask the notary when funds will be needed. If you are borrowing, check both schedules with your lender. Service Public on off-plan payments · Purchase and ownership costs · Setting your mortgage budget
Which new-build stage suits your plans on the French Riviera?
On the French Riviera, start with off-plan homes if layout matters most, homes under construction if you can verify progress and timing, or completed homes if you need to see the apartment itself. If your move-in date is fixed, ask for a confirmed handover timetable.
| Stage | What you can check | What to ask for before deciding |
|---|---|---|
| Off-plan launch | Apartment and floor plans, orientation, position of the building and contractual specification | Status and expected start of work on that building, expected handover, payment schedule and written confirmation of options |
| Under construction | Progress on the building. Ask whether you can view the unit itself | Evidence of the stage reached, amount due at signing, remaining payments and handover timetable |
| Building completed | The actual apartment, daylight, noise, finishes and access if a viewing is confirmed | Availability of that unit, what the price includes, dates for signing and handing over the keys, and building documents where applicable |
If a particular layout determines your choice, ask for the current plan and specification. If timing matters most, check the contractual deadline and confirmed schedule against your deadline and the delay you could absorb. A development advertised as ready may still require a separate confirmation of viewing access and handover for your unit.
Comparison of three apartments in Nice at different stages
If you are weighing up several units, share the listing links, your maximum budget, how you plan to use the home and when you need the keys. This helps us identify which conditions to check first.
Discuss your options with IMMO BTCWhat should you ask before viewing a new build on the French Riviera?
Before travelling to view a new build on the French Riviera, ask for written confirmation of the price, availability and access to the exact apartment.
For each visit, ask for the unit number, building, floor, plan, exact address and time. If you will see a show apartment, ask how the selected unit differs in layout, orientation, floor and finishes.
On site, check what is hard to judge from plans: daylight, noise, windows facing yours, terrace privacy, parking access and the route from the street to the apartment. For an off-plan or under-construction unit, list what you need to verify in the documents or on a later visit. If a feature is essential and remains unconfirmed, put that unit on hold.
Which documents should you check before reserving or buying a new build in France?
Before reserving or buying a new build in France, give the notary the plan, specification, price, draft contract and handover terms. Confirm the type of sale and your obligations before signing.
Check which versions apply and ask for important commitments in writing.
If the developer offers a reservation agreement for an off-plan apartment or a unit under construction, ask for the draft and check with the notary whether a deposit is due and when it can be refunded. For the sale deed, check the guarantees, payment schedule and handover terms. Service Public on reservation agreements For a completed home, ask for the applicable co-ownership documents, service charges or estimates, and details of any work already planned. If you are buying before completion from abroad, continue with the contract and handover checks. Service Public on the off-plan sale contract · Service Public on buying in a co-owned building · Guide to buying off-plan and arranging handover
Sources and verification date
The rules on buying before completion and buying in a co-owned building were checked on 12 November 2026. Check the current planning documents and the risk report for the address you choose. Service Public — off-plan purchase · Service Public — buying in a co-owned building · French planning portal · Géorisques