Building a house in France: where to save money and where to spend

Building a house is a dream for many who move to France, but it is worth proceeding carefully. From location to materials, we take a look at where to save – and where to spend.

Choice of land

Finding your dream plot requires research and planning.

“Be aware of planning regulations. Not all land can be built on in France – check thoroughly before you commit, or else it can be a significant financial error,” said Tom Easdown, architect and managing director of architectural and planning consultancy French Plans.

He identified three main issues:

• Planning policy – “While a parcel of land might appear to be buildable, the specifics on size, height and material palette, for example, can have a significant impact on a potential design.”

• Connection to infrastructure – “If the nearest supply is across a field, connection costs can be prohibitive.”

• Land price as a percentage of total budget – “If a plot is cheap, it might be for a good reason. Ground conditions or topography might be challenging, or the distance to local amenities.”

David Whitestone, who bought an acre of land in Lot-et-Garonne to build a timber-framed house, agrees.

“Take account of what it is like in all seasons. Does it flood in winter? Is the ground difficult to work?”

Plot location can affect overall costs.

Mr Easdown says: “Building on the Côte d’Azur will be significantly more expensive than building in Charente, for example. Both for land price and also construction cost.”

The approximate construction cost, excluding land, for a typical 120m² house in Provence-Alpes-Côte d’Azur is €229,000, according to a ministry for ecological transition survey, or roughly €204,000 in Nouvelle-Aquitaine.

Planning and budget

“The best thing people can do is to plan properly,” said Mr Easdown.

“A proper investigation as early as possible can save lots of money as it eliminates surprises. Having a clear design specification to communicate to a builder means there are no ambiguities that increase the cost.”

Mr Whitestone adds:

“Don’t do things twice. Get it right first time, including learning what is acceptable in France and only changing your mind if you are doing the work yourself.”

In terms of financial planning, he advises:

“Work out your budget, double it – and take account of exchange rates.

“Timescale is important and can be affected by so many issues. Having the money to do the major parts of work – groundworks, structure, roofing, walls and windows – at the right time is critical. Once the building is weather-tight, then working inside can be stretched to suit your finances.”

Hire experts

It might seem like an extravagance to hire an architect, but they could save you money in the long run and help you get your project through planning, said Mr Whitestone.

“Even if you have a lot of experience building [elsewhere], France is a different culture with different building regulations and ways of working, and this can lead to issues during a build that cause delays and cost increases,” said Mr Easdown.

“Working with the right team from an early stage is a great way of saving money and keeping the project on time and on budget.”

Always check that tradespeople are insured and Siret-registered.

Assurance décennale must be in place for builders working on new constructions, as well as for extensions and certain large renovations.

It can be taken out by builders, property developers, architects, artisans, or a single worker and offers a 10-year warranty covering a range of defects, most notably hidden defects (vices cachés) not noticed during the construction process.

Thermal performance

“A key area not to skimp on is the building fabric,” said Mr Easdown.

“Making sure the building works as hard as it can thermally ensures energy use is limited – costs are therefore reduced for a long period of time.”

Mr Whitestone agrees:

“Make sure you get the best insulation available. Winter can be colder than expected.”

Free materials

Check Facebook Marketplace and Leboncoin for free or discounted building materials.

Specialist apps, such as Cycle Zéro, also exist.

Created by a young architect astonished by the amount of discarded unused materials at construction sites, it lists free materials within a 100km radius, including carpet, insulation and kitchen units.