A couple signs a sales agreement for an old apartment, only to discover during the diagnostic that the energy performance of the property requires extensive renovation work before it can be rented out. This type of situation, common in today’s market, illustrates how much a real estate project hinges on concrete checks well before negotiating the price.
Stabilized credit rates: adapting your financing strategy in 2026
After the rapid rise in interest rates between 2022 and 2023, the situation has calmed significantly. At the beginning of 2026, according to the Banque de France reported by Pierre Promotion, rates are around 3.07% for 10 years, 3.29% for 20 years, and 3.39% for 25 years. We are no longer in a race against time to borrow before another surge.
This context changes the game for assembling the file. Rather than rushing, it is better to secure the conditions: prioritize a fixed rate, negotiate a clause for renegotiation downwards if rates fall further, and compare borrower insurance. A good broker can obtain significant differences in insurance, sometimes more advantageous than a reduction in the nominal rate.
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The reflex to adopt: simulate the total cost of credit (interest + insurance + guarantee) rather than focusing solely on the rate. A loan at 3.29% with expensive group insurance can end up costing more than a loan at 3.40% with well-negotiated delegated insurance.
Energy diagnostics and work: the trap that the sale price does not reveal
The energy performance diagnostic (DPE) is not just an administrative formality. Since the gradual restrictions on renting thermal sieves, a property classified as F or G can lose part of its rental value, or even become impossible to rent without renovation.
On the ground, it is observed that many buyers look at the price per square meter and the location, but neglect the necessary renovation envelope to improve the energy class. An old apartment listed at an attractive price in a sought-after neighborhood may hide a renovation bill that cancels out the financial advantage.
What to check before signing the sales agreement
- The actual DPE class of the property and the recommendations from the diagnostician (insulation, heating, ventilation), not just the letter displayed in the listing
- The condition of the common areas in the co-ownership: a façade renovation or roof repair voted in the general assembly can represent a heavy call for funds in the months following the purchase
- The quotes for work obtained before signing, to integrate the renovation budget into the overall financing plan and negotiate the price accordingly
A property cheaper to buy but energy-intensive often costs more over five years than a better-rated home sold for a few thousand euros more. It is recommended to estimate the holding cost (charges, work, property tax) over the expected duration of occupancy.
Huwart Law and appeal period: what changes for construction projects
For those considering construction, an extension, or a raise, the law simplifying urban planning and housing law of November 26, 2025 (known as the Huwart law) modifies a specific point often a source of blockage. The period for a gracious or hierarchical appeal against an urban planning authorization is reduced to one month, without extending the contentious period.
In practice, this means that a definitive decision on a building permit is obtained more quickly. Before this reform, appeals could freeze a project for months, sometimes beyond the validity period of a loan agreement.
What this changes for the timeline of a purchase off-plan
For a purchase in VEFA or an individual house construction project, this shortening of the appeal period reduces the period of legal uncertainty. The unlocking of bank funds can be scheduled with more reliability. Feedback on this point varies by municipality, but the trend is towards smoother processing times.
If you are buying a building plot, check that the seller can provide a recent operational urban planning certificate. This document confirms that the land is buildable according to the current regulations, and obtaining it is faster since the reform.
Price negotiation: leveraging actual sales data
The DVF (Demandes de Valeurs Foncières) databases, accessible for free, allow you to consult the actual sale prices practiced in a municipality. Many buyers rely on estimates from listing portals, which reflect the asking prices, not the signed prices.
The gap between the displayed price and the actual sale price can be significant, especially in areas where the market has eased. Consulting the DVF by municipality provides a concrete argument in negotiations, based on actual transactions and not on approximate averages.
- Compare at least five recent sales in the same neighborhood and for a comparable area before making an offer
- Use DVF data as a discussion basis with the seller or agent, showing the prices actually practiced
- Do not hesitate to make an offer below the displayed price if the DVF shows a clear discrepancy with the actual market
Negotiation is not limited to price. You can also negotiate the coverage of work, the maintenance of certain equipment, or a sales schedule adapted to obtaining the loan.
A successful real estate project relies less on market timing than on the quality of checks made in advance: financing secured, diagnostics analyzed, actual price data consulted, legal framework of the permit clarified. These steps, taken one by one, transform a stressful purchase into a controlled decision.