Carrez Surface Smaller Than VEFA Plan in Antibes: What to Do?

EXPERTISE — VEFA (Sale of Future Completion)

You have just received the keys to your new apartment in Antibes, in the La Braque district. The VEFA plan promised a Carrez surface area of 65.3 m². You measure with a laser meter: 61.8 m². That is 3.5 m² less, a difference of 5.4%. The Carrez law tolerates 5%. You are just above. But the developer tells you it is within the margin of error. Really?

What You See — and What It Really Hides

You measured room by room, deducting walls and partitions. But did you account for door reveals? Built-in closets? Sloped ceiling areas? The Carrez law requires measuring under a ceiling height of at least 1.80 m. For an apartment on a standard floor in Antibes, it is simple. But in a duplex with a mezzanine, it gets complicated.

What I often observe: VEFA plans are optimistic. Dimensions are rounded, wall thicknesses are underestimated. On a case in Antibes last year, I measured a difference of 2.8 m² on a three-room apartment. The developer had forgotten to deduct the roller shutter box. A 0.8 m² error. The rest came from a partition thickness shown as 15 cm instead of the actual 20 cm.

The Calculations That Change Everything — the 5% Tolerance Is Not a Margin of Error

The Carrez law (Article 46) provides that if the actual surface area is more than 5% smaller than that stated in the deed, the buyer can request a proportional price reduction. The 5% tolerance is not a measurement margin of error: it is a legal threshold. Below it, no recourse. Above it, the developer must compensate.

Take your case: announced surface 65.3 m², measured 61.8 m². Difference: (65.3 – 61.8) / 65.3 = 5.36%. Above 5%. The reduction calculation: price per m² = €350,000 / 65.3 = €5,359/m². Missing surface = 3.5 m². Reduction = 3.5 × €5,359 = €18,756. That is not negligible.

But be careful: the measurement must be adversarial. The developer can contest your measurement. You need a surveyor or building expert. In Antibes, I systematically perform a survey with a Leica laser distance meter, with a measurement report. I also check the plans: scale 1/50, actual dimensions, deductions for walls and partitions. Often, the VEFA plan omits deductions: openings, stairwells, technical shafts. The NF DTU 12 (paragraph 5.3) specifies measurement rules: surface between finished walls, deduction of walls > 20 cm, etc.

What Happens If You Do Nothing — the Financial Loss Worsens

If you accept delivery without reservation, you lose all recourse regarding the surface. The deadline to act is 5 years from the signing of the notarial deed. But the longer you wait, the harder the proof becomes. VEFA plans can be lost, interior modifications can be made.

Practically, a difference of 3.5 m² on a three-room apartment in Antibes means one less bedroom. Resale will be affected: a property of 61.8 m² will sell for less than a 65 m² one. The loss can reach €20,000 upon resale. And if you took out a loan, the bank may require a reassessment.

Recourse and Guarantees: What You Can Demand

The surface guarantee is provided by the Carrez law (Article 46). You must send a registered letter with acknowledgment of receipt to the developer, presenting the adversarial measurement and requesting a price reduction. If the developer refuses, you can take the matter to the Grasse judicial court. In practice, I recommend hiring an independent expert for the adversarial measurement. The expertise allows you to secure evidence and negotiate from a position of strength. In Antibes, I have obtained reductions of €10,000 to €25,000 for my clients. Do not let a 5.36% difference slide.

📅 Mis à jour le 20/07/2026 — Par Cassini Expertise, expert bâtiment indépendant 06 & 83. Devis gratuit : 04 22 46 06 04.

Questions fréquentes

Que faire si la surface Carrez est inférieure au plan VEFA à Antibes ?

Si la surface Carrez est inférieure de plus de 5% à celle du plan VEFA, vous pouvez engager une action en réduction du prix de vente (article L. 721-2 du Code de la construction et de l'habitation). Faites appel à un géomètre-expert pour un mesurage contradictoire et envoyez une mise en demeure au vendeur ou au promoteur. En cas d'échec, saisissez le tribunal judiciaire dans les 5 ans suivant la signature de l'acte authentique.

Quel est le délai pour agir en réduction de prix pour surface Carrez à Antibes ?

Le délai pour agir est de 5 ans à compter de la signature de l'acte authentique de vente. Passé ce délai, vous perdez le droit de réclamer une réduction de prix. Il est conseillé d'agir rapidement car les démarches (mesurage, négociation, procédure) prennent du temps.

Comment calculer la surface Carrez et la comparer au plan VEFA ?

La surface Carrez se calcule en mesurant la surface de plancher des locaux clos et couverts, en excluant les murs, cloisons, embrasures de portes et fenêtres, et les parties dont la hauteur sous plafond est inférieure à 1,80 m. Pour comparer avec le plan VEFA, faites réaliser un mesurage par un professionnel certifié et demandez le plan VEFA détaillé. Toute différence de plus de 5% ouvre droit à une action en réduction de prix.

📅 Mis à jour le 19/09/2026 — Cassini Expertise, expert bâtiment indépendant (06·83·13·40).