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Off-plan purchase (Vente en Etat Futur d'Achevement) — payment schedule, VAT, registration duties, completion guarantee
Contractual price excluding acquisition fees
Subject to 7% registration duties
= Price - Land (subject to VAT)
Qualifies for 3% reduced VAT and Bellegen Akt tax credit
Used to calculate mortgage registration fees
Used to calculate intercalary interest during construction
Format YYYY-MM (e.g. 2026-06)
Adjust the percentages to match your VEFA contract. The total must equal 100%.
Estimated duration: 26 months from contract to delivery. Dates are indicative and depend on actual construction progress.
| Milestone | % | Amount | Cumulative | Est. date |
|---|---|---|---|---|
| Contract signing | 5% | 32.500 € | 32.500 € | 06/2026 |
| Foundations complete | 15% | 97.500 € | 130.000 € | 10/2026 |
| Walls complete (hors d'eau) | 20% | 130.000 € | 260.000 € | 04/2027 |
| Roof complete (hors d'air) | 20% | 130.000 € | 390.000 € | 08/2027 |
| Interior partitions | 15% | 97.500 € | 487.500 € | 12/2027 |
| Finishing works | 15% | 97.500 € | 585.000 € | 04/2028 |
| Delivery (keys handover) | 10% | 65.000 € | 650.000 € | 08/2028 |
Indicative schedule based on construction progress. Payment calls are issued by the developer upon certification of each milestone by an independent architect.
During construction, the bank releases the loan progressively. The buyer pays interest on the capital already disbursed, without repaying the principal. This is the number one hidden cost of an off-plan purchase.
| Phase | Capital disbursed | Duration | Phase interest | Cumul. interest |
|---|---|---|---|---|
| Contract signing | 26.000 € | 4 months | 303 € | 303 € |
| Foundations complete | 104.000 € | 6 months | 1.820 € | 2.123 € |
| Walls complete (hors d'eau) | 208.000 € | 4 months | 2.427 € | 4.550 € |
| Roof complete (hors d'air) | 312.000 € | 4 months | 3.640 € | 8.190 € |
| Interior partitions | 390.000 € | 4 months | 4.550 € | 12.740 € |
| Finishing works | 468.000 € | 4 months | 5.460 € | 18.200 € |
| Delivery (keys handover) | 520.000 € | — | — | 18.200 € |
| Total intercalary interest | 18.200 € | |||
Estimated intercalary cost: 18.200 € over the entire construction period (3.5% annual on a 520.000 € loan). This amount is added to the total acquisition cost and represents 2.80 % of the property price.
Legal requirement — The developer must provide a completion guarantee (garantie extrinseque) issued by an approved Luxembourg financial institution. This guarantees the property will be completed even if the developer defaults.
Buyer protection — In VEFA transactions, buyer payments are legally protected. The notarial deed must reference the guarantee and its conditions. Payment calls cannot exceed the statutory percentages tied to actual construction progress.
Handover and defects — At delivery, the buyer can note defects (reserves). The developer must remedy them within a set timeframe. The 10-year structural guarantee (garantie decennale) covers major structural defects.
3% VAT for primary residence — The tax benefit is capped at 50.000 €. Beyond this threshold, the remaining VAT is charged at 17%. This benefit is granted once per lifetime per buyer and must be applied for with the Registration Duties and VAT Authority (AED).
Land vs. construction split — In a VEFA purchase, the land portion is subject to 7% registration duties while the construction portion is subject to VAT. The split is defined in the notarial deed.
Bellegen Akt — Tax credit of EUR 40,000 per buyer (EUR 80,000 for a couple) on registration duties. Only available for primary residences and first-time use.
Intercalary interest — During the construction phase (24 to 30 months), the bank releases the loan as payment calls come in. The buyer pays monthly interest on the capital already disbursed, without repaying the principal. This often-overlooked cost typically amounts to EUR 15,000 to 25,000 for a standard loan.
Construction timeline — Expect an average of 24 to 30 months from signing to delivery. The schedule depends on project size, weather conditions, and contractor availability.