A couple signs a preliminary agreement for an old apartment rated D on the energy performance certificate (DPE). Three weeks later, the buyer discovers that the renovation voted in the general assembly will increase the charges by several thousand euros. The seller, on the other hand, had not anticipated this issue when putting the property on the market. This type of situation illustrates a point often underestimated: success in a real estate project relies on technical preparation, not on intuition.
Energy performance and property type: two variables that change everything in a real estate project
The market no longer treats all properties the same way. Old apartments show a slight price increase while houses stagnate or decline in many areas. This discrepancy is partly explained by location (apartments are concentrated in high-demand areas), but also by the living space, which is easier to renovate in a condominium than in a standalone house.
The energy label now weighs heavily in negotiations. Properties with good thermal performance sell faster, sometimes without any discussion on price. Conversely, energy-intensive homes face significantly more intense negotiations. For a seller, having an energy audit done before putting the property on the market helps determine if targeted renovations (attic insulation, replacing a boiler) can shift the DPE rating by one letter, thus changing the buyers’ perception of the property.
For a buyer, it is recommended to always request the complete DPE (not just the letter) and to estimate the cost of necessary renovations to reach at least class D. This is a factual negotiation lever, much more effective than a subjective argument about the price per square meter.
Professionals who assist with these transactions daily, like those found at https://www.accia-immobilier.fr/, incorporate this energy assessment right from the property valuation stage.
Sale price estimation: the method that avoids months of stagnation
Setting a price too high remains the primary cause of abnormally long sale delays. The classic reflex is to look at online listings in the same neighborhood, but these listed prices do not correspond to actual sale prices. Notarial databases publish transactions that have actually been signed, with a delay of a few months.
The concrete method when selling:
- Consult the actual prices per square meter practiced in the municipality through notarial data (available for free online), filtering by property type and recent period.
- Compare with at least three estimates from local agencies, asking them to justify any discrepancies between their estimate and the notarial data.
- Incorporate elements that can increase or decrease the price: floor, brightness, noise disturbances, voted or planned condominium works, and of course the DPE.
A properly estimated property from the start sells on average much faster than an overvalued property that is corrected after several weeks without offers. A price drop during marketing sends a negative signal to buyers, who imagine a hidden defect.
Real estate purchase and borrowing capacity: what the bank really looks at
Before visiting anything, the financing question is settled. Online simulations provide a first idea, but they do not replace a meeting with a broker or a bank advisor who has the complete file.
Criteria that block a purchase file
The debt-to-income ratio remains capped at one-third of net income in the vast majority of cases. What often causes issues is not the salary but the ongoing loans (car, consumer) and recurring charges. Paying off a consumer loan before submitting a mortgage application can increase borrowing capacity by several tens of thousands of euros.
The personal contribution also plays a role, but feedback on this point varies depending on the banks and periods. Some banks accept financing without a contribution for stable profiles, while others require at least the notary fees.
Preparing a solid file
A clean file speeds up processing. Specifically, this means: the last three bank statements without overdraft, recent pay slips, tax notices, and a realistic financing plan. Banks also look at professional stability (confirmed permanent contract, seniority, income progression).
Selling and buying at the same time: concrete pitfalls to anticipate
This is the most common configuration for homeowners changing their primary residence, and it is also the riskiest if not orchestrated correctly.
Selling first secures the budget: you know the exact amount available for the new purchase. The risk is having to rent between the two transactions if you do not find something immediately. Buying first assumes temporary financial capacity to carry two properties (bridging loan or personal cash), with a cost that is often underestimated.
Negotiating aligned timelines between the sale and the purchase remains the most effective solution. For example, you can condition the sale on a deferred enjoyment period of a few weeks, or insert a suspensive purchase clause in the preliminary sale agreement. These arrangements should be discussed as soon as the preliminary agreement is signed, not afterward.
- The bridging loan generally covers part of the value of the sold property, but its monthly cost adds to the main loan: it must be included in the debt-to-income ratio calculation.
- The substitution clause allows the buyer to be replaced by a real estate company or a third party, which can complicate the transaction if the seller is not informed in advance.
- The deposit paid on the preliminary agreement (often around five to ten percent of the price) remains blocked with the notary: in case of withdrawal outside the legal deadline, it can be lost.
The current market has regained some liquidity compared to the recent low point observed, with a notable increase in sales volumes over the year. However, the number of transactions remains significantly below the peak of 2021. This means that properly positioned properties find buyers, but overly greedy sellers or overly cautious buyers face longer delays.
Whether buying or selling, the guiding principle remains the same: document every decision with verifiable data, anticipate additional costs (notary, renovations, condominium charges), and never assume that a verbal agreement is binding. The signed preliminary agreement at the notary marks the true starting point of the transaction.