Buying or selling a home in 2026 means navigating a market that has changed shape. The Notaires de France describe a market that has reached a plateau, with the risk falling more on sales volumes than on a sudden drop in prices. Whether you’re buying or selling, having a sound strategy matters more than timing the market.
Buying a property that needs work: protect your budget when the DPE rating and heating system determine available grants
Thinking of buying an older property to renovate so you can pay less per square metre? It can make sense, as long as you don’t build your budget around a grant you haven’t secured.
If the property you’re considering is heated with oil or gas, your renovation plans and the heating system you install will determine whether you qualify for assistance. The actual amount of financial assistance depends on the heating system installed after the work is completed, not just the property’s current DPE rating.
A common pitfall is signing a preliminary sales agreement based on the assumption that you’ll receive MaPrimeRénov’, only to discover that the date you submit your grant application matters more than the date on the quote. Some buyers who signed a quote before submitting their application found their grant eligibility at risk. Before making an offer, check the requirements and application deadlines with Anah.
Professionals who compile this data make the market easier to understand. For example, Samh Web’s real estate website offers resources that bring together financing information and the technical features of properties.
Property prices in 2026: houses and apartments are following different trends
Looking at the national average can hide significant differences. Across mainland France, prices were down year over year, but houses were more affected than apartments.
Why the difference? Detached houses are more likely to be energy-inefficient. Buyers now factor the cost of energy-efficiency upgrades into their negotiations. A newer, better-insulated apartment in a condominium is less affected by this discount.
Preliminary sales agreements point to prices stabilising in autumn 2026. For sellers, this means that waiting doesn’t guarantee a better price. For buyers, there’s still room to negotiate, especially on energy-inefficient properties.
The DPE rating is changing the mix of properties sold
The share of homes rated C in transactions rose in the second quarter of 2026. The least energy-efficient properties (F and G) are still selling, but often at discounts that sellers underestimate. A property rated F or G is negotiated with energy-efficiency upgrades as a key bargaining point.
Financing and mortgages: three checks to make before signing
The maximum debt-to-income ratio remains capped at 35% of net monthly income. This rule, enforced by the Haut Conseil de stabilité financière, also limits loan terms to 25 years (27 years for a VEFA purchase). Here are some checks that many first-time buyers overlook:
- Compare mortgage insurance separately from the loan. This can account for a significant share of the total cost of borrowing. Under the Loi Lemoine, you can switch policies at any time without fees.
- Check whether you qualify for a zero-interest loan (PTZ) before finalising your financing plan. Eligibility requirements and income caps vary by location and household composition.
- Get written approval in principle from your bank or mortgage broker before making an offer. Without it, you risk committing to a property without guaranteed financing.
One point that’s often overlooked: the cost of energy-efficiency upgrades can be included in some mortgages, which affects the debt-to-income calculation. Ask your mortgage broker specifically about this option.
Property valuation and sale: set the right price from the outset
An overpriced property stays on the market, racks up days online and eventually sells for less than its market value. The pattern is well documented: buyers compare listings and spot properties that have been sitting there for weeks.
What makes a valuation reliable
An online valuation gives you a ballpark figure. It can’t replace an assessment that takes into account the property’s actual condition, its energy rating and recent sale prices in the neighbourhood. Notaries publish data on completed sales, not asking prices.
- Get at least two independent valuations (from a local estate agent and a notary).
- Compare against actual sale prices, not the asking prices in online listings.
- Factor the DPE rating into your asking price: buyers will estimate the cost of upgrades and negotiate accordingly.
- Prepare the property diagnostics file before the first viewing, not after the first offer.
A complete file (diagnostics, condominium general meeting minutes, property tax bill) reassures buyers and shortens the time between an offer and signing the preliminary sales agreement.
Sales file and signing with the notary: realistic timelines
Allow around three months between signing the preliminary sales agreement and the final deed. This timeframe isn’t negotiable: it’s the time needed to clear the right of pre-emption, obtain the final mortgage offer and gather the required paperwork.
An incomplete file is the main reason notary appointments are postponed. Gathering documents in advance (title deed, mortgage status report and up-to-date diagnostics) helps avoid weeks of delays that can put the transaction at risk.
The 2026 property market rewards preparation. Whether you’re buying a property that needs work or selling a home whose DPE rating is affecting its price, every check you make in advance reduces the risk of an unpleasant surprise at signing.
