The French real estate market is undergoing a period of transition. After the sharp rise in interest rates in 2022-2023, financing conditions have eased, but banks are applying stricter selection criteria on applications. Buying or selling a property in this context requires a keen reading of market signals and preparation that goes beyond a simple checklist.
EPC and energy sieves: a criterion that reshapes property value
Most real estate guides treat the energy performance diagnosis as an administrative formality. This is a misreading. Since the gradual implementation of the Climate and Resilience law, properties classified G+ are already excluded from the rental market for new leases.
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The ban will be extended to classes G and then F in the coming years. For a buyer, this radically changes the calculation: an older property listed at an attractive price may hide heavy energy renovation work, without which resale or rental will become impossible.
For a seller, the situation is symmetrical. An apartment classified F or G sees its market value decrease compared to better-rated equivalent properties. Having an energy audit conducted before putting the property up for sale allows for anticipating buyers’ objections and, in some cases, justifying a price that includes the cost of work already completed. Professionals like ALO Immobilier assist sellers and buyers with these valuation issues related to energy performance.
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Mortgage rates in 2024-2025: falling rates, rising refusals
Mortgage rates have decreased since 2024, which might suggest that financing is becoming accessible again. The reality is more nuanced. According to data from the Crédit Logement/CSA Observatory, banks have become more selective regarding job stability, disposable income, and credit scoring.
An application that would have been accepted without discussion in 2019 may today be refused despite a lower nominal rate than two years ago. Field feedback varies on this point depending on regions and institutions, but the underlying trend is clear: the rate alone is no longer sufficient to guarantee loan approval.
What banks prioritize
- The stability of income over the last two to three years, with particular attention to short contracts, temporary work, and recent unemployment periods
- The disposable income after repaying all charges, which must cover current expenses without strain, beyond the simple calculation of the debt ratio
- The personal contribution, which has become a discriminating criterion again after years when some banks financed without a contribution
For buyers, preparing the bank application deserves as much attention as searching for the property. Consolidating savings, paying off ongoing consumer loans, and stabilizing professional status before submitting an application significantly increases the chances of acceptance.
Real estate sales between individuals: opportunity or legal trap
The rise of transactions between individuals, facilitated by digital platforms, is changing market habits. Online estimation tools, visit management, and ad writing now allow bypassing the traditional agency circuit.
This trend has an obvious advantage: the savings on commission fees, which represent several thousand euros on a transaction. Directly engaging a notary to secure the sale remains the norm in this scheme.
Gray areas to be aware of
Selling without an intermediary requires mastering the entire chain: price estimation, ad writing, visit management, negotiation, compiling the mandatory diagnostic file, drafting the preliminary agreement. Each poorly managed link can delay the signing or jeopardize the sale.
Price estimation remains the most sensitive point. An overvalued property stagnates on the market and ends up selling below its actual value. An undervalued property generates a direct loss. Online tools provide a useful range, but they do not capture the specifics of a neighborhood, the actual condition of the property, or the local dynamics of supply and demand.
Mandatory property diagnostics: what sellers and buyers need to check
The technical diagnostics file (DDT) has become a central element of the transaction. Beyond the EPC, it includes the asbestos diagnosis, lead exposure risk assessment, the state of electrical and gas installations, the state of natural and technological risks, and the termite diagnosis depending on the areas.
- For sellers, all diagnostics must be completed before putting the property up for sale and attached to the ad or the preliminary agreement, otherwise the buyer may invoke a hidden defect
- For buyers, reading each diagnosis in detail (and not just the EPC) allows identifying necessary work that the listed price does not reflect
- The electrical and gas diagnosis, often overlooked, can reveal non-compliant installations that can be costly to bring up to standard
A missing or expired diagnosis can block the signing at the notary’s office. Anticipating their completion by checking the validity dates of each avoids delays that weaken the transaction, especially when the buyer has a loan offer with a deadline.
The signing of the authentic deed at the notary remains the final step that transfers ownership. The notary verifies the compliance of the entire file, but does not replace the vigilance of the parties regarding the quality of the diagnostics or the consistency of the price with the actual condition of the property. Every real estate project relies on the quality of prior preparation, much more than on the negotiation on the day itself.