Which new-build developments are eligible for the PTZ 2026 in Île-de-France for a first home purchase?

In short:

1. In 2026, the PTZ finances up to 50% of a new-build apartment in a multi-unit building, within a transaction cost cap of €150,000 to €360,000 in zone A depending on household size.
2. All new-build homes have been eligible, everywhere in France, since 1 April 2025. The scheme is extended until 31 December 2027.
3. The 2026 income caps are unchanged: €49,000 for a single person and €73,500 for a couple in zone A.
4. In Île-de-France, 14 of Sogeprom’s 15 new-build residences display the PTZ in October 2026, with entry prices from €169,000 to €374,000.

The PTZ 2026, or prêt à taux zéro (zero-interest loan for first-time buyers), is the most widely used aid among first-time buyers purchasing a new-build home in Île-de-France. It is a loan with no interest and no application fees, granted subject to income conditions, which supplements a standard mortgage.

In Île-de-France, almost all municipalities in the inner suburbs and a large part of the outer suburbs are classified as zone A bis or A, the zones with the highest caps. It is therefore the region where the PTZ amount can be the largest.

This guide covers the rules in force, provides a worked simulation and lists the eligible new-build developments on sale in October 2026.

What changes with the PTZ in 2026

The reform of 1 April 2025 profoundly changed the PTZ. Since that date, all new-build homes are eligible, apartments as well as detached houses, regardless of the geographic zone.

Before April 2025, the PTZ for new builds was reserved for apartments located in zones A bis, A and B1. New detached houses were excluded.

The 2026 finance law changed neither the income caps nor the transaction cost caps. An increase in the caps had been proposed by amendment, but it was not adopted.

The scheme is extended until 31 December 2027. Loan offers issued up to that date can benefit from it.

Conditions for obtaining the PTZ 2026

Four cumulative conditions apply.

• Be a first-time buyer: not having owned one’s main residence during the 2 years preceding the application.
• Comply with the income caps set according to the zone and the number of people in the household.
• Buy one’s main residence and live in it at least 8 months a year, within the year following the purchase or the completion of the works.
• Supplement another loan: the PTZ never finances a purchase on its own. According to Service-Public.fr, it « doit compléter un autre prêt » (must supplement another loan) with a term of at least 2 years.

The income taken into account is the higher of the revenu fiscal de référence (reference taxable income) for year N-2 and the total transaction cost divided by 9. This rule prevents a household with low declared income from obtaining a PTZ on a very expensive purchase.

PTZ 2026 income caps in Île-de-France

The caps depend on the zone and on the number of people who will live in the home. Zones A bis and A share the same caps.

Source: article D31-10-3-1 of the French Construction and Housing Code (code de la construction et de l’habitation), caps in force since 1 April 2025 and renewed in 2026.

In zone A, a couple without children declaring up to €73,500 of reference taxable income remains eligible. The PTZ is therefore not reserved for modest incomes.

PTZ 2026 amount: how much can you borrow?

The PTZ amount is equal to a percentage of the transaction cost, taken into account up to a cap.

The transaction cost cap in zone A

The financed share by income band

The band is determined by the household income divided by a family coefficient. The lower the income, the larger the financed share and the deferral.

Simulation: a couple buying a 2-room apartment for €230,000 in zone A

A couple without children buys a new-build apartment for €230,000 in a zone A municipality, such as Orly or Chevilly-Larue.

• The transaction cost is taken into account up to €225,000, the cap for 2 people in zone A.
• In band 1, the PTZ reaches €112,500 (50% of €225,000).
• In bands 2 or 3, it reaches €90,000 (40%).
• In band 4, it reaches €45,000 (20%).

In the best case, nearly half of the price is financed interest-free. The reduced notary fees for new builds, around 2% to 3% of the price versus 7% to 8% for existing homes, add a saving of about €10,000 on this budget.

The calculator below applies the same scales to your situation: zone, household size, reference taxable income and property price.

PTZ-eligible new-build developments in Île-de-France

Any new-build home meeting the conditions can be financed with a PTZ. In practice, developers indicate eligibility on their development pages. The following table lists the Sogeprom residences on sale in Île-de-France that display the PTZ in October 2026.

Sources: development pages of Sogeprom in Île-de-France, consulted on 5 October 2026. Entry prices including VAT, at 20% VAT unless otherwise stated.

Eleven of these fourteen developments start at €225,000 or less. For a couple in zone A, the entry price of these residences is therefore below the €225,000 transaction cost cap, which makes it possible to maximise the PTZ.

Val-de-Marne is home to six of these developments, with entry prices between €179,000 and €199,052 for the first units. Our guide to new-build developments in Val-de-Marne details them, with transport links and delivery dates.

Combining the PTZ with 5.5% VAT or the BRS

The PTZ can be combined with TVA à 5,5 % (reduced 5.5% VAT), granted in certain priority neighbourhoods or nearby, subject to income conditions. On a home priced at €200,000 including VAT, moving from 20% to 5.5% VAT reduces the price by about €24,000.

In Île-de-France, two Sogeprom residences offer 5.5% VAT in October 2026: Flora in Boissy-Saint-Léger and L’Orangerie in Colombes.

The PTZ is also available for the BRS (bail réel solidaire, a shared-equity land lease), a scheme that separates the land from the building to reduce the purchase price. The PTZ share is then calculated according to specific rules.

Mistakes to avoid with the PTZ

Waiting until the deed is signed to check eligibility is the most common mistake. It is better to run a simulation at the reservation stage, as the PTZ amount determines the financing plan.

Renting out the home too early means losing the benefit. Except in specific cases (job mobility, divorce, disability), the home must remain the main residence for 6 years.

Forgetting that the PTZ has a repayment deferral can distort the calculation of monthly payments. The bank must smooth the main loan so that the total monthly payment remains stable.

To compare developers offering eligible developments, see our comparison of property developers in Île-de-France.

Frequently asked questions