Buying or selling a property requires very different skills: evaluating a price, preparing a financing file, interpreting a technical diagnosis. Each poorly calibrated step can delay a project by several months or even cause it to fail. Understanding the concrete mechanisms that condition a transaction helps avoid the most costly mistakes, whether you are on the buyer’s or seller’s side.
The DPE, a technical lever that modifies the value of a property in 2026
Even before setting a price or signing a mandate, the energy performance diagnosis (DPE) conditions the next steps. Since January 1, 2026, the electricity conversion coefficient has changed from 2.3 to 1.9 in the DPE calculation. In practice, a property heated by electricity can gain an energy class without any work.
Why does this matter so much for your project? Because a property classified F or G is negotiated downwards, and some properties reclassified E can once again be rented without restrictions. For a seller, having a DPE redone with the new method can increase the displayed price. For a buyer, checking the date of the diagnosis helps avoid overpaying for a property that actually has a better rating.
The decree of June 11, 2026, prepares a new format for the DPE for January 2027, with additional information: remaining lifespan of the heating system, presence of renewable energies, ability to respond to signals from the electrical grid. A real estate project launched today must anticipate these changes, as the diagnosis carried out in 2026 will not present the same information as that of 2027.
Platforms like immoproxima.fr allow for cross-referencing listings with the technical data of properties, making it easier to compare homes based on objective criteria like energy labels.
Mortgage rates and borrowing capacity: what has changed
Mortgage rates have stabilized since the beginning of 2026 after a period of increase. This stabilization changes the game for buyers who had postponed their projects.
Calculating your borrowing capacity before visiting
Your borrowing capacity is calculated based on your net income, minus your fixed expenses (ongoing loans, pensions, taxes). The maximum monthly payment should generally not exceed one-third of your income. Knowing this limit before searching for a property avoids months of unnecessary visits.
A simple example: if your net household income reaches 3,600 euros per month, your maximum monthly payment is around 1,200 euros. Depending on the loan duration and the rate obtained, the amount you can borrow varies significantly. Extending the duration increases the borrowed capital but also the total cost of the loan.
What the bank looks at beyond the rate
The displayed rate is just one parameter. The lending institution also examines:
- The stability of your income over the last two or three years, with particular attention to employment contracts and seniority.
- The amount of personal contribution, which reduces the risk for the bank and improves negotiable conditions.
- The absence of recent banking incidents, as a recurring overdraft can be enough to have a file rejected even if the debt ratio is correct.
Preparing a solid file before the first bank appointment speeds up obtaining a principle agreement. This document, even provisional, strengthens your position against a seller.
Selling a property: setting the right price from the start
An overvalued property stays online for weeks, accumulates few visits, and ends up selling for less than its actual value. The asking price determines the speed and final amount of the transaction.
You may have noticed that some listings remain online for months while others disappear in a few days? The difference rarely lies in the quality of the property. It lies in the pricing strategy.
Real estate appraisal: combining several methods
One estimate is not enough. Combining at least two approaches yields a more reliable result:
- The comparative analysis is based on the actual sale prices (not the displayed prices) of similar properties in the same geographical area, available from notaries.
- The evaluation by a field professional takes into account elements that databases ignore: orientation, noise disturbances, condition of the co-ownership, voted works.
- Online automatic estimation tools provide a useful ballpark figure as a starting point, but do not replace field analysis for atypical properties.
In the first quarter of 2026, the Notaires-INSEE index shows nearly stable prices in the old market, with a slight gap between apartments (slightly up) and houses (slightly down). In the provinces, stability prevails. These trends confirm that a well-positioned price from the outset remains the determining factor for selling within a reasonable timeframe.
The role of the notary in securing the transaction
The notary intervenes at several key moments, not just during the final signature. From the preliminary sales agreement, he checks the legal compliance of the property: easements, ongoing mortgages, applicable urban planning rules.
The preliminary sales agreement legally binds both parties, subject to suspensive conditions (obtaining the loan, absence of preemption by the municipality). A buyer who signs without understanding these clauses takes a real risk.
The notary also calculates the acquisition costs, often referred to as “notary fees.” These fees mainly include taxes paid to the state and local authorities, with the notary’s remuneration representing only a minority portion. Requesting a detailed breakdown before signing helps avoid unpleasant surprises regarding the total amount to be unlocked.
Whether you are buying or selling, asking your questions to the notary before the preliminary agreement costs zero euros and can prevent a later dispute. Most notary offices offer a first informational meeting free of charge.
