A real estate project involves several tens of thousands of euros and commits for years. Before looking for a property or signing a mandate, three parameters deserve careful analysis: the actual acquisition cost (which varies by department and type of property), the energy performance of the targeted housing, and the negotiation margin that the market currently allows buyers.
Real estate acquisition costs: differences between new and old properties by department
Competitors list notary fees in one line. The reality is more granular since the finance law for 2025, which allowed departments to increase their share of transfer duties until April 30, 2028.
| Item | Purchase of new property | Purchase of old property |
|---|---|---|
| Transfer duties (departmental share) | Reduced (around 0.7%) | Variable, increased in most departments |
| Overall fee estimate | 2 to 3% of the price | 7 to 8% of the price, or even more locally |
| Reliability of an online estimate | Correct | Insufficient without localized notarial simulation |
In most departments, the possibility of an increase has been utilized. A buyer relying on a national simulator may therefore underestimate their fees by several thousand euros.
The localized notarial simulation remains the only reliable tool to integrate this item into the overall budget. This step, often postponed, should precede any purchase offer.
To delve deeper into the topic of budget and financial structuring, Cécile Bricole’s real estate advice details the preparation steps before embarking on a purchase.
EPC and co-ownership: two checks before buying an apartment
The energy performance diagnosis now impacts the price, the possibility of renting, and the cost of future renovations. Two recent developments change the game for a buyer in 2026.
Mandatory collective EPC for co-ownerships of 50 lots or fewer
As of January 1, 2026, co-ownerships of 50 lots or fewer with a building permit issued before January 1, 2013, must have a collective EPC. The buyer’s project must include not only the condition of the visited apartment but also the multi-year work plan and potential calls for funds voted in the general assembly.
An apartment rated D in a co-ownership with a multi-year plan for external insulation represents a hidden cost that the individual EPC alone does not reveal.
EPC coefficient modified on January 1, 2027
The conversion coefficient of electricity to primary energy will change from 1.9 to 1.7 on January 1, 2027. This technical modification could improve the rating of some electrically heated homes without any renovations.
For a selling owner, the consequence is direct: check if an updated EPC certificate can be obtained before setting a price or undertaking costly renovations. For a buyer, a property rated E today could become D tomorrow, which changes the negotiation.
- Request the collective EPC and the multi-year work plan before any offer in co-ownership, not just the individual EPC
- Check the date of the existing EPC: a diagnosis carried out before the 2027 coefficient change may be more unfavorable than reality
- Estimate the amount of planned calls for funds over the next three years with the property manager
Negotiation margin on real estate prices: what the market allows in 2026
The current market gives buyers more negotiating power than in previous years. This margin is not evenly distributed.
Renovated properties and energy guzzlers are negotiated differently. In the same city, two markets coexist: that of compliant properties, where demand remains strong, and that of energy-intensive homes, where sellers face a limited number of solvent buyers willing to finance renovations.
A buyer targeting a property rated F or G has a real negotiation lever, provided they present a quantified estimate of the energy renovation work. Without this document, the negotiation remains abstract, and the seller has no reason to concede a discount.
Mortgage and borrowing capacity: balancing price and renovations
The renovation budget must be integrated from the loan application, not after signing. An underestimated renovation envelope creates a gap between the borrowed amount and the actual project cost.
- Get a renovation quote before negotiating the price, not after the agreement
- Include the cost of additional diagnostics (asbestos, lead, electricity) in the projected budget
- Check if the targeted property is eligible for a renovation aid program, which modifies the remaining charge and thus the borrowing capacity
- Compare the total cost (price + renovations + fees) of a property to be renovated with that of a compliant property in the same area
Mandatory real estate diagnostics: the real filter before a purchase offer
Diagnostics are not just a legal obligation. They are the first analytical tool for a buyer who wants to avoid unpleasant surprises.
An incomplete or outdated diagnostic file is a warning signal. If the seller does not spontaneously provide the collective EPC, the maintenance log of the co-ownership, or the state of the electrical installations, caution is warranted.
The displayed price of a property does not reflect its real value until the diagnostics have been analyzed. An attractively priced apartment whose electrical diagnostic reveals a non-compliant installation can cost several thousand euros to bring up to standard, absorbing the entire apparent discount.
The key takeaway for any real estate project in 2026 remains this: actual costs vary significantly by department and type of property, and only a localized simulation allows for a reliable comparison of two options.
