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Renovate or New Build?
Weighing the costs, benefits, and regulations of renovation vs. new construction in France
Whether you are renovating an existing building or building a new home from scratch, embarking on a residential construction project in France is a challenging endeavour. The trade-offs between a renovation and a new build very much depend on the specific circumstances of a site and its context. Construction methods that apply to a barn renovation in Bordeaux will rarely apply to one in Provence, and the same goes for new builds.
Comprehensive planning: the key to project success
​Gathering as much information about a property at the earliest stages of a project is paramount to a successful build. To ensure that the end result meets the client's expectations, consider every aspect of a project carefully, from the internal layout to the rainwater drainage. Make no mistake, a detailed project brief will be a welcomed first step for all those involved in the project.​
Budget: Comparing renovation and new build costs
​For most, the first and most important element of a project is its budget. The most appropriate way to establish whether a renovation costs more or less than a new build is to compare two properties that have the same basic parameters from the outset. Generally speaking, as in the UK, people in France calculate the cost of a construction project using the "Surface de Plancher" or the internal surface area in m². For the purposes of this article, we will assume that we have two plots of land in the same village, each containing 1000 m² of buildable land. Plot A contains an existing barn of 200 m² in the middle of the land. Plot B has planning permission to build a 200 m² new-build house in the same location and orientation. We assume that a qualified builder will undertake the building works and consider all the appropriate insurance and guarantees.
On a national level, the cost for totally renovating an existing house can be between 900 - 2,500 € per m². This makes for an average of 1,700 € per m², bringing the total renovation cost for the barn on Plot A to approximately 340,000 €. However there are many caveats here, including whether the existing building on Plot A was originally a house or a barn. Usually, a house has sewage and electricity. Just as often, a barn does not. Authorities often refuse planning permits for converting agricultural buildings into homes. And if a permit has been granted, whether or not the building has a septic tank and running water can add anywhere between 10,000 - 20,000 € of additional costs. It is therefore very important to remember that, planning permits aside, the costs associated with the renovation of a building are directly related to its condition and use at the time.
For a new build, the average national cost can be anywhere between 1150 - 2700€ per m². This includes all the traditional construction methods of blockwork, timber, brickwork, etc, and the labour involved. With an average of 1925 € per m², the total cost of the new build on Plot B comes to approximately 385,000 €. However, as above, there are many parameters for any new build project. For example, the expected environmental performance of the home once you complete the project. French regulations regarding thermal comfort in new builds are increasingly rigorous and require higher levels of insulation, better performing windows, and more efficient heating systems. The average national cost of an ‘ecological’ home is 2075 € per m², totalling 415,000 € for our new 200m² home on Plot B.
Thermal efficiency: a major advantage of new build
​A strong case for new builds is that you can control how your home gets built from the outset. Insulation, plumbing, heating and electricity can all be adapted to optimise their performance and make the home as whole more efficient. Given the trend in European environmental targets for house building, it would be a good opportunity to build with the best thermal performance that one can afford. Not only does this save money for the user in the long run, but the thermal comfort that comes with it is a hard advantage to ignore.
Preserving France’s architectural heritage: design considerations and constraints
​If we put aside the practical things such as cost and environmental targets, another important part of any project is its design. France is a wonderfully rich country with a significant amount of cultural and historical heritage. Its buildings are no different, and the local authorities are very keenseem intent on keeping it that way. Although there are plenty of new contemporary buildings throughout the country, most urban areas of France are subject to strict regulations and restrictions on their design. For example, if authorities find either Plot A or Plot B within 500 metres of a historical building or church, the Architect des Bâtiments de France (ABF), the equivalent of a conservation officer, would provide a legally binding opinion for both. This means that both designs would need to align with a predefined set of conditions such as roof pitches, shutter colours, window sizes and even letterbox openings. Although the ABF’s opinion may not have much of an impact on the design of the renovation on Plot A, it could certainly limit what is buildable on Plot B. It is therefore always worth checking in advance what rules apply to any given property, since restrictions such as the ABF can be a real game changer for those looking at a more contemporary and modern design for their project. Often a sympathetic combination of traditional volumes with contemporary detailing provides a wonderful aesthetic that sits comfortably within its surroundings whilst also creating a unique home to enjoy.
Concluding thoughts
​As is often the case, the answer to a lot of the questions involving the trade-offs between a renovation and a new build is: it depends. The pros and cons for either are many, and they often offset each other. For example, the high energy performance in a new build project could be easier and cheaper to achieve. However, the embodied energy that comes with an existing building could offset this gap in performance. The same can be said for cost, since the cost saved by not building structural walls and a roof could be offset by the requirement to install a new septic tank for the sewage.
One of the best things about buildings is that, like the people living in them, they are all unique. Seeking the advice of experts is always a wise choice, since they can help identify risks that had been otherwise overlooked. Whether a renovation or new build, if you are thinking of starting a new construction project in France, then don’t hesitate to get in touch with us. We are here to help.
Would you like to know more?
​If you are looking to realise your own project in France, whether it is a renovation, a new build, an extension or another project, residential or commercial please contact us:
+33 (0)6 75 05 36 86