Buying VEFA in Luxembourg: the checks that matter before signing

What is different about a VEFA purchase?

In a vente en l'état futur d'achèvement, the seller transfers rights in the land immediately and the buyer becomes owner of the building progressively as construction advances. Payments follow that progress.[^1] This mechanism matters because the buyer commits before the home is complete, so the contract and its annexes carry information that a finished-home viewing would normally reveal.

Use this guide to prepare questions, then have the notary apply the current law and the wording of your specific contract. You can also browse new homes, compare the mortgage tools and read other Luxembourg buying guides.

What should the reservation contract say?

Guichet.lu says a preliminary reservation contract may precede the final deed. The guarantee deposit must be paid to an account opened in the buyer's name and cannot exceed 2% of the forecast price.[^1] The official page also explains when the funds are returned, including if the seller does not conclude the final contract within the preliminary contract's deadline or if the proposed final contract contains an important difference.

Its example of an important difference is a final sale price more than 5% above the initial forecast, or a planned equipment item that is not delivered.[^1] Treat that example as a prompt to compare documents line by line; do not infer an automatic outcome for a different fact pattern without advice from the notary.

How should you check the final deed?

The sale must be completed by notarial deed. The official checklist includes the land and building owner's identity, the construction-authorisation date and conditions, a description of the property and agreed completion level, the price and payment terms, the delivery deadline and, for VEFA, a guarantee of full completion.[^1]

The deed must clearly say whether the price is revisable and, if it is, how. Guichet.lu warns that an index increase may allow the developer to apply a 2.5% increase to all payment tranches for the property under construction.[^1] Because that clause changes the amount ultimately paid, ask the notary to show the trigger and calculation in the draft deed before signature.

Which annexes should be present?

The deed must include construction plans, including façades, floor plans and a section; a technical description of the building and materials; and, for co-ownership, the co-ownership rules.[^1] These documents define the promised product. Therefore, record questions about finishes, substitutions, dimensions and delivery in writing before the deed is finalised.

What are the limits of this checklist?

This page summarises one official Guichet.lu information page last modified 2020-01-22 and accessed 2026-07-14. It does not interpret later legislation, case law, a developer's financial position or the clauses in a particular transaction. The signed documents and advice from the acting notary control.