VEFA and Breyne Law: buying an off-plan new home
VEFA is one of the most protective purchase modes in Belgium — provided you understand the mechanism. The Breyne Law fully applies.
1. What is VEFA?
Sale in Future State of Completion: you buy from a developer a property not yet built (off-plan) or under construction. The contract covers the finished property, to be delivered on an agreed date.
Ownership transfers gradually as the works progress — that is the big difference from a classic purchase.
2. Breyne Law protections
Every VEFA purchase is subject to the Breyne Law:
- 5% security deposit (detail).
- Completion guarantee (Article 12).
- Two-step reception (Article 9).
- Mandatory clauses (Article 7).
No derogation possible — it is of public order.
3. The standard schedule
Staggered payments according to progress:
- Compromise: 5% max.
- Foundations: 10-15%.
- Shell: 30-35%.
- Second fix: 25-30%.
- Finishes and balance: 15-25%.
See payment instalments for detail and control.
4. Good practices
- Regular visits to the site (foundations, closed shell, second fix, finishes).
- Dated photos at each stage (progress proof).
- Advisory architect to validate stages (recommended).
- Contract audit by a lawyer before signing.
Compare with our cluster turnkey contract for differences.
Our Breyne Law advisory covers everything: compromise, contract audit, site follow-up, pre-completion and final reception.