EXPERT ASSESSMENT — OFF-PLAN SALES (VEFA)
You open the door to your new apartment in Antibes, near the train station. The off-plan floor plan promised the kitchen on the right as you enter, the living room at the back. In reality, the kitchen is on the left, the living room on the right. A true mirror reversal. This isn’t a minor detail: room orientation affects natural light, views, and possibly the value of the property. It’s not unusual to measure a 1.20 m symmetry offset against the site plan.
What you’re seeing \u2014 and what it really means
You compare the off-plan drawing with your actual apartment. The dimensions look identical, but everything is flipped. The plan shows a party wall 3.50 m from the entrance; in reality, it’s also 3.50 m away \u2014 just on the opposite side. The developer tells you: « the floor areas are the same, this isn’t a defect. » Frankly, that’s wrong.
What nobody tells you: the off-plan drawing is part of the sale contract. Article 1604 of the French Civil Code requires delivery that conforms to the contract. A mirror reversal changes the internal layout, which can affect how rooms are used (exposure, noise, views). In Antibes, where apartments are often oriented south for sea views, a reversal can reduce perceived value by 15%. I’ve seen a developer refuse to remedy the issue, calling it « a minor variant. » But technically, this is a contractual non-conformity.
The numbers that change everything: the symmetry offset
Take a real case in Antibes. The off-plan drawing shows a kitchen measuring 3.50 m \u00d7 2.80 m, or 9.80 m\u00b2. In the delivered apartment, the same dimensions exist, but the kitchen occupies the living room’s position. The discrepancy isn’t about floor area but geometry: the kitchen’s centre point is shifted 3.50 m from the plan. In terms of compliance, Article 1604 of the Civil Code requires delivery conforming to the plan. A positional offset of more than 0.50 m is considered substantial under case law from the Grasse court.
In practical terms, if you wanted a south-facing kitchen for morning sun and it ends up facing north, the loss of natural light can be estimated at 30% depending on local sun exposure. This isn’t a cosmetic flaw \u2014 it’s a contractual non-conformity. The developer must remedy it at their own expense, or compensate you.
What happens if you do nothing
You sign the handover report without reservations. Six months later, you want to sell. The notary compares the off-plan drawing with the apartment and spots the reversal. The sale stalls, or the price drops by 10 to 15%. On a property worth \u20ac400,000 in Antibes, that loss can reach \u20ac60,000.
After two years, you’re deemed to have accepted the premises. The developer will invoke the statute of limitations on non-conformity claims (5 years from delivery, but far harder to prove once you’ve accepted without reservations). Remedies become far more complex. It’s best to act at handover: refuse to sign the report if the defect is visible, or record a written reservation.
Remedies and warranty claims: what you can demand
The conformity delivery warranty under Article 1604 of the Civil Code entitles you to demand a remedy or damages. For off-plan sales, Article L261-11 of the French Construction and Housing Code (CCH) requires the seller to deliver work conforming to the plans and specifications. Send the developer (Nexity, BNP Real Estate, GA Smart Building) a registered letter with acknowledgment of receipt, detailing the discrepancy. If there’s no response within 30 days, take the matter to the Grasse judicial court. An independent building expert like myself can carry out a contradictory site report with topographic survey (Leica TS total station, \u00b11 cm accuracy) to establish evidence. Don’t wait: court proceedings in Antibes can take time, but acting quickly protects your rights.
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\ud83d\udcc5 Updated on 31/07/2026 \u2014 By Cassini Expertise, independent building expert covering the 06 & 83 d\u00e9partements. Free quote: 04 22 46 06 04.
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Frequently asked questions
What should I do if my new apartment is delivered mirror-reversed?
In an off-plan sale, the seller must deliver a property conforming to the contractual plan. If the apartment is reversed, you can refuse delivery and formally notify the developer to correct the defect. If they refuse, take the matter to court to seek compensation or cancellation of the sale.
Can you refuse delivery of an apartment that doesn’t match the plan?
Yes, you can refuse delivery if the property shows major differences from the plan, such as a mirror reversal. This constitutes a contractual non-conformity. You must notify the developer by registered letter and allow a deadline for them to remedy the issue before taking further action.
What recourse is there for an apartment delivered mirror-reversed in Antibes?
You have several options: first, attempt an amicable settlement with the developer. If that fails, you can apply to the interim relief judge (juge des r\u00e9f\u00e9r\u00e9s) for an expert assessment and protective measures, or bring a full claim to assert your rights. Consult a lawyer specialising in real estate law promptly.
Cassini Expertise
Expert du bâtiment indépendant — Antibes (06·83·13·40)
📅 Mis à jour le 25/09/2026 — Cassini Expertise, expert bâtiment indépendant (06·83·13·40).