Buying New Property in Guadeloupe: Tax Benefits, Reduced Notary Fees & Off-Plan Guarantees

Acquiring a new-build property in Guadeloupe — whether through off-plan sales (VEFA) or a newly delivered residence — represents a high-performing choice for homeowners and investors alike. Combining modern energy efficiency, solid legal protections, and substantial upfront savings, new properties offer distinct advantages in the Caribbean.

Here is why new developments in Guadeloupe are attracting savvy capital in 2026.

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Article Summary

• 1. Notary Fees Slashed by Over 50%
• 2. Builder Warranties: Total Legal Security
• 3. RTAADOM Environmental & Thermal Standards
• 4. Why Baie-Mahault Leads the Demand for New Developments
• 5. Exclusive New Properties in Guadeloupe

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1. Notary Fees Slashed by Over 50%

One of the most immediate financial gains when buying a new property lies in the conveyance duties (commonly known as “notary fees”):

• Existing / Historic Properties: Acquisition fees typically range between 7% and 8% of the purchase price.
• New Developments: Notary fees are reduced to just 2% to 3%.

On a €300,000 apartment, this saves approximately €15,000, which can be directly allocated to interior furnishing or retained as working capital.

2. Builder Warranties: Total Legal Security

Buying in a certified new development provides full peace of mind under French building regulations:

1. Financial Completion Guarantee (GFA): Issued by an institutional bank, ensuring the construction will be completed even if the developer defaults.
2. Perfect Completion Guarantee (GPA): Covers all minor defects reported during the first year of handover.
3. Two-Year Warranty (Garantie Biennale): Protects all separable fittings (shutters, air conditioning units, plumbing fixtures) for 24 months.
4. Ten-Year Structural Warranty (Garantie Décennale): Protects structural integrity and weather tightness against tropical climate elements for a full decade.

Learn more about associated tax advantages in our guide on overseas tax exemptions and Girardin schemes.

3. RTAADOM Environmental & Thermal Standards

New residences in Guadeloupe comply with specific Overseas Thermal and Acoustic Regulations (RTAADOM):

• Passive solar shading and high-performance insulation.
• Cross-ventilation engineered to harness natural trade winds.
• Individual solar water heating drastically lowering electricity bills.
• Dedicated private parking spaces and barrier-free disability access.

4. Why Baie-Mahault Leads the Demand for New Developments

Strategically positioned at the crossroads of Grand-Terre and Basse-Terre, Baie-Mahault hosts Jarry Business Park — the largest commercial hub in the Lesser Antilles with over 3,500 enterprises and 15,000 professionals. Rental demand for modern apartments remains robust throughout the entire year.

5. Exclusive New Properties in Guadeloupe

Currently available for purchase within our Capifrance portfolio:

• New 3-Bedroom Apartment in Baie-Mahault (La Jaille): 75.72 m², 3 bedrooms, 2 shower rooms, covered terrace, 3 minutes from Jarry (€328,000 FAI).
• New 2-Bedroom Ground-Floor Apartment in Baie-Mahault (Destrellan): 62.75 m², Bel Canto residence, peaceful setting and contemporary finishes (€286,000 FAI).

Looking to design your own custom home? Discover our prime building plot in Deshaies or browse all our properties for sale.

Contact Caroline DE LIGNY to schedule a private viewing (WhatsApp: +33 690 49 39 96).