VEFA, or Vente en l’état futur d’achèvement, is a unique real estate transaction model that has gained significant traction in various parts of the world. It offers an intriguing investment opportunity with its own set of advantages and challenges.

In this comprehensive guide, we delve into the intricacies of VEFA property transactions. We’ll explore how it operates as an investment model and why it’s particularly prevalent in regions like Mauritius. You’ll gain insights into the legal formalities involved, including crucial aspects such as GFA (Garantie Financière d’Achèvement).

VEFA: Buying Freehold Property Before It's Built

VEFA, or buying property off-plan, is a fancy French term for being ahead of the game. You get to secure your dream property at today’s prices without having to fork out the full amount upfront. Plus, you can witness its construction from the ground up – a unique experience in itself, by the best property developers and builders in Mauritius.

VEFA: The Smart Investor's Choice

Investing in property through VEFA is like watching your cake being baked and eating it too. You get to enjoy the benefits of property ownership without the hefty initial outlay. Plus, you can sometimes customise the property during construction, or chose the interior finish, allowing you to have a residence tailored to your desires.

VEFA: The Mauritian Way

Mauritius is a desirable destination for investors who seek to gain maximum returns from their Real Estate investments. With its attractive tax regime, stunning scenery, and laid-back lifestyle, it’s no wonder that real estate investments through VEFA are on the rise. Plus, you get access to top-notch facilities and amenities within gated communities, making it the perfect place to live, work, and play.

Investing in property through VEFA is a smart move, but it’s important to do your research and seek expert advice. With the right guidance, you can navigate the complexities of offshore property acquisition and make informed decisions that will help you achieve your investment goals.

Legal Formalities Involved in VEFA

The VEFA Scheme, or “Vente en l’Etat Futur d’Achèvement,” is a provision outlined in Article 1601-3 of the French Civil Code, which is also applicable in Mauritius. This scheme pertains to off-plan property sales. Under this arrangement, a seller immediately transfers their land rights and the ownership of any existing structures to the buyer.

VEFA, the sale in the future state of completion, is a popular real estate transaction method in Mauritius. To ensure transparency and protect interests, both parties must adhere to several legal formalities.

As the construction progresses, the emerging structures are deemed the property of the buyer. Consequently, the buyer is obligated to make payments based on the stages of construction completed. Throughout this process, the seller maintains the responsibilities of a project manager until all construction is finalized.

Steps to Finalize a VEFA Transaction

First, sign a preliminary reservation contract outlining the agreement terms before construction begins. Then, draft the deed of sale, including supporting documents such as plans, specifications, delivery dates, and payment schedules.

The Importance of GFA

The Financial Completion Guarantee (GFA short for Garantie Financiere d’Achevement in French) is a critical document in VEFA proceedings. It assures buyers that construction will complete as agreed upon and protects against potential financial risks associated with off-plan purchases.

Understanding each step of a VEFA transaction is crucial to protect your investment. Seek professional help when navigating complex regulations surrounding offshore properties, especially in exotic destinations like Mauritius, where local laws may differ significantly from mainstream markets.

Consult experienced professionals with extensive knowledge of local market conditions and regulatory frameworks to make informed decisions, maximizing returns and minimizing risks associated with offshore investments.

VEFA Payment Regulations: What You Need to Know

VEFA transactions have strict regulations around payments. Article 1601-3 prohibits any party from requesting payment or deposit before signing a notarized contract. This rule also applies to advance requests for construction.

Consequences for Violations

Violating these regulations can lead to fines, imprisonment, and legal action seeking compensation for losses incurred. It’s essential that all parties involved in VEFA transactions understand and adhere to these guidelines to ensure a smooth and hassle-free completion of the project.

Potential Pitfalls Associated With Off-Plan Purchases

Off-plan purchases have benefits, but they also have challenges.

Things to watch out for:

    • Premature Payment Requests: Ensure that proper documentation has been signed prior to making downpayments. Payment Schedule should be as per your agreement signed with the Property Developer and as per the notary signed documents.
    • Incomplete Documentation: All Property Developers have a due diligence process to complete when signing a new buyer. Make sure you provide these KYC documents on time for proper compliance. These are required by law in Mauritius.
    • Misrepresentation Of Property Details: Make sure that you are aware of the specified dates for each tier payment, of the amenities and features that will be available, and by when these will be.

Last Five Percent Payable Upon Delivery Rule And Its Implications

The last 5% payable upon delivery rule is like a security deposit for property buyers. It ensures that developers deliver properties up to the agreed standards and specifications. If there are any issues or defects, the withheld amount serves as leverage to expedite repair works.

Understanding the rule

The last 5% payable upon delivery rule is a critical aspect of the VEFA model. It encourages developers to adhere strictly to quality standards throughout construction phases. The last 5% payment upon delivery stipulation guarantees that customers receive the product they paid for.

Added protection for investors

The rule also protects buyers from substandard constructions or faulty developments. If required conditions aren’t met during the handover phase, buyers can retain part of the price until their concerns are addressed adequately. Recent legal precedents, however, indicate some flexibility around this rule depending on individual circumstances surrounding each transaction.

Investing through VEFA can offer numerous benefits such as tax advantages and potentially high returns. However, understanding its intricacies including rules like ‘Last 5% Payable Upon Delivery’ is crucial to safeguard one’s interests effectively against unforeseen challenges down the line. Thus, it is imperative to seek expert counsel prior to investing in any real estate opportunity, particularly when dealing with international markets where the legal frameworks may contrast markedly from one’s native land.

Making Smart Investment Decisions with VEFA Model

Investing in real estate through the VEFA model can be rewarding, but it’s not without challenges. Success lies in understanding complexities and making informed decisions based on expert advice rather than impulsive profit motives.

Do Your Homework

Understand VEFA transactions, legal formalities like GFA, payment regulations under Article 1601-3, and common pitfalls associated with off-plan purchases. Seek professional help from experts who have experience dealing with offshore properties like those in Mauritius.

Adapt to New Culture and Lifestyle

Investing offshore means adapting to a new culture and lifestyle. Prospective buyers should immerse themselves in Mauritian life and consider factors like accessibility, flights, tax regime, island benefits, and living there before making a decision to invest via VEFA model.

Read our article about local foods, local culture, and more on the #liveinmauritius blog.

FAQs in Relation to Vefa

A Vente en l’etat futur d’achèvement (VEFA), or off-plan purchase, is when you buy property before it’s fully constructed.

In French, ‘Vente en l’etat futur d’achèvement’ (VEFA) translates to ‘Sale in future state of completion’ – it’s buying property that’s not yet built.

VEFA has been around since the 1960s worldwide and was created to help developers finance their projects.

VEFA can be a great investment opportunity, but make sure you read the requirements carefully.


VEFA: the real estate investment model that’s all the rage. Legal formalities and regulations are a must for both developers and buyers. Disputes between developers and buyers can be resolved through best practices. VEFA is a must-know for professionals, real estate investors, and entrepreneurs and buyers in South Africa, UK, France, and mainland Europe seeking freehold offshore property in Mauritius.