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| Key points | Details to remember |
|---|---|
| 🏗️ New housing | Recent standards and ten-year warranties |
| 🏠 Renovated old | Preserved charm with risk of additional costs |
| 📝 VEFA program | Purchase off-plan with staggered payments |
| 🔍 Criteria | Price, location, energy performance |
| 💰 Financing | Assistance (PTZ, Pinel scheme…) and bank guarantees |
| 🕒 Deadlines | Immediate or deferred delivery |
In Lyon, the housing offer ranges between recent constructions, inspiring renovations of old buildings, and VEFA programs. Each of these formats meets specific expectations: first purchase, high-end main residence, optimized rental investment. To discern what suits your priorities—budget, deadlines, architectural style, taxation—it is necessary to review the strengths and constraints of each option.
Sommaire
New housing in Lyon
Standards and modern comfort
Choosing new housing means ensuring services that comply with the latest thermal and acoustic regulations (RT 2012, soon RE2020). Enhanced insulation, efficient ventilation, and high-insulation joinery reduce energy bills. Furthermore, the materials used (formwork concrete, bio-sourced insulators) meet ecological criteria stricter than ten years ago.
Advantages and points of caution
- Reduced notary fees (2 to 3% of the sale price versus 7 to 8% for old properties).
- Ten-year warranty covered for 10 years by the builder.
- Connected programs (home automation, charging station) often included as options.
- Higher price per m² in sought-after neighborhoods, especially around Confluence or Part-Dieu.
- Delivery time can reach 18 to 24 months if the building permit is delayed.
Renovated old: charm and challenges
Lyonnais heritage and charm
When entering a Haussmannian apartment on the slopes of Croix-Rousse or a golden stone house in Villeurbanne, one immediately feels the patina of time. Molded ceilings, period fireplaces, and solid wood floors give a soul that no polished concrete can truly replace.
Surprises to Expect
But behind the charm, unexpected work often slips in: structure, plumbing, insulation. Even though a complete renovation allows you to rethink spaces and integrate eco-friendly solutions, each modification can generate a budget overrun. Calling on an experienced project manager avoids many disappointments, especially if the building is listed or in a protected area.
VEFA Programs in Lyon
Principle and Process
VEFA (Sale in Future State of Completion) consists of buying a property off-plan whose construction is not yet finished—or even started. The sales agreement outlines a payment schedule, typically 5 to 8 installments according to progress: foundations, walls, weatherproofing, finishing.
Security and Guarantees
Several guarantees protect the buyer: perfect completion guarantee, proper functioning guarantee, ten-year guarantee. Additionally, the developer must provide a financial completion guarantee, ensuring that the project will be completed even in case of default.
Numerical Comparison of the Three Options
| Criterion | New | Renovated Old | VEFA |
|---|---|---|---|
| Average price per m² | €5,500 | €4,200 (during major works) | €5,200 |
| Notary fees | 2.5% | 7% | 2.5% |
| Energy performance | A to B | D to E after renovation | A to B |
| Delivery times | Turnkey | Immediate (depending on condition) | 12–24 months |
| Tax advantages | Pinel, PTZ | Malraux, property deficit | Pinel, PTZ |
Invest or Live: Which Scenario for You?
If you are aiming for a first purchase without work constraints and with access to tax incentive schemes, new and VEFA offer a clear advantage. For a life project tinged with authenticity, renovated old remains unmatched, provided you have financial leeway for unforeseen expenses. Finally, on the rental investment side, rent quantification and profitability will be more decisive than aesthetics alone.
FAQ
Which type of housing to favor with a limited budget?
Renovated old can offer a more affordable price per m², but you must anticipate the work. With a tight budget, it is better to aim for a small compact new property or a VEFA in an up-and-coming neighborhood where prices remain contained.
How to finance a VEFA purchase?
You can combine a conventional loan, the zero-interest loan (PTZ) subject to income conditions, and sometimes a 1% housing loan. The developer provides the schedule to request the release of funds from the bank.
What are the risks of a poorly estimated renovation?
A superficial estimate of the work can lead to a 20 to 30% cost overrun. It is preferable to mandate a study office or an architect to precisely price each item.
Do tax schemes differ according to the type of housing?
Yes. In new and VEFA properties, you can benefit from the Pinel scheme or the PTZ. In renovated old, levers such as the Malraux law or property deficit can reduce your taxation.