A buyer who signs a preliminary agreement in 2026 is not experiencing the same transaction as one in 2022. Credit conditions have changed, technical obligations in co-ownership have increased, and the balance of power between sellers and buyers has shifted. Understanding the real estate market today means first accepting that the benchmarks from three years ago no longer apply.
Technical diagnosis in co-ownership: what has changed since 2025
Before discussing prices or trends, we start with a point that most real estate guides overlook: the new technical obligations imposed on co-ownerships. Since January 1, 2025, co-ownerships with 50 to 200 lots must have a global technical diagnosis (DTG) and a collective energy performance certificate (DPE). For co-ownerships with more than 200 lots, this obligation was already in place.
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In practice, this means that a buyer looking for an apartment in a medium-sized residence must check if the DTG has been completed. Its absence can block the sale or, worse, hide upcoming work on the building’s envelope or networks.
To cross-reference property data with local price trends and current regulatory constraints, useful resources can be found on the real estate page of Veritaxis, which aggregates various types of analyses by geographical area.
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The collective DPE directly affects the value of the lot. A building rated F or G in terms of energy efficiency poses a risk of depreciation for each apartment, even if individually renovated. Feedback on this point varies according to local markets, but the trend is clear: a poor collective DPE impacts the price per square meter, sometimes more than the interior condition of the property.
Real estate prices in France: stabilization, not a rebound
After the correction of 2023-2024, the French real estate market has entered a phase that professionals describe as normalization. Prices are stabilizing in most urban areas. Transaction volumes are picking up again, but without frenzy.
We are not witnessing a spectacular rebound. The rebalancing between sellers and buyers remains the defining feature of 2025-2026. Sellers who set their prices based on the peaks of 2021-2022 are gradually accepting to adjust. Buyers, on the other hand, are regaining some negotiating power.
Mortgage rates: accessible, but selective
Loans are becoming accessible again for a broader segment of households. Banks are lending again, and conditions have eased compared to the low point at the end of 2023. However, the best offers remain reserved for the strongest profiles: significant down payment, job stability, and debt-to-income ratios well below the regulatory ceiling.
For a first purchase, the PTZ (zero-interest loan) for new properties still serves as a lever, but its geographical scope and resource conditions limit its real impact on the market. Personal contribution remains the primary selection criterion for banks, far ahead of gross income.
SRU Law and social housing: adjustments to know before investing
The SRU law, which imposes quotas for social housing on municipalities, has undergone recent changes with decree n° 2026-43. These adjustments have direct consequences for investors and buyers of primary residences in certain areas.
- 55 intercommunalities can now lower their social housing target from 25% to 20%, which alters local land pressure and may free up land for ownership programs
- 121 municipalities benefit from temporary exemptions, easing the constraints of social construction in their territory
- Conversely, underperforming municipalities face strengthened penalties with a higher minimum surcharge rate, increasing the cost of inaction for municipalities
Before buying in a municipality subject to the SRU law, check if it is on the list of underperforming municipalities. An underperforming municipality may announce social construction programs that will change the neighborhood environment in the coming years.
Real estate appraisal: the concrete pitfalls of a hasty evaluation
The appraisal of a property remains the moment that determines the success of a sale. We still see too many owners relying on a single valuation opinion, often the one that gives the most flattering price.
Compare sold properties, not properties for sale
The notaries’ database (DVF, demand for land values) provides access to prices that have actually been signed, not the prices displayed in listings. A gap of 10 to 15 points between listed price and signed price is not unusual in correcting markets.
- Check recent transactions in the same street or building, not just in the neighborhood
- Consider the floor, exposure, and actual condition of the lot (a partial refresh does not equate to a complete renovation)
- Include both individual and collective DPE in the comparison, as two identical apartments with different energy labels no longer sell for the same price
A reliable appraisal is based on signed prices, not on online listings. Data from notaries and professional comparative analysis tools are the only solid references.
The role of the agency in reading the local market
A real estate agent who knows their sector picks up on weak signals: lengthening sale times, increasing inventory, more frequent negotiations. These indicators of local economic conditions are not found in any public database. They come from the field, from visits, and from buyer feedback.
The real estate market of 2026 rewards precision. Neither sellers overvaluing their property nor buyers waiting for a hypothetical price drop are able to succeed. The transaction is completed when both parties read the same data and accept the price set by the market, not the one they hope for.