A real estate project in 2026 is no longer influenced by the same parameters as it was two years ago. Credit rates have stabilized around 3 to 3.4% depending on the duration and profile, the volume of transactions remains moderate, and a regulatory constraint often underestimated (the energy audit) alters the timeline for putting many properties on the market.
Understanding these variables before signing anything changes the very nature of the decisions to be made, whether buying or selling.
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Mandatory energy audit: the criterion that delays or accelerates a sale
Since April 1, 2023, the sale of a single-family home or a property in single ownership classified F or G in the energy performance diagnosis (DPE) requires a regulatory energy audit before being put on the market. In overseas territories, this obligation applies to F or G rated housing since July 1, 2024. A phased schedule plans for the generalization to D rated housing starting January 1, 2034.
For a seller, this constraint has concrete consequences. The audit is not limited to the classic energy performance diagnosis: it includes quantified and prioritized work scenarios. The time required to obtain the audit, the cost of the audit itself, and the effect on the perception of the property by potential buyers must be integrated into the sales timeline.
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For a buyer, the presence or absence of this audit in the sales file serves as a signal. A property classified F put up for sale without a compliant audit cannot legally be subject to a compromise. This issue regularly blocks transactions that both parties believed were advanced. Listings on directimmobilier.net allow filtering properties by their energy classification, which helps avoid wasting time on incomplete files.
Real estate prices and market 2026: buyers and sellers facing reversed dynamics
The real estate market in 2026 is described as “calm” by several observers. Buyers have more time to compare offers, while sellers must accept price adjustments to close a transaction.
This rebalancing produces notable disparities depending on the type of project. The table below summarizes the key parameters for a buyer and a seller in the current context.
| Parameter | Buyer | Seller |
|---|---|---|
| Pressure on deadlines | Low (more properties available, increased comparison time) | High (need to stand out to sell within a reasonable timeframe) |
| Negotiation margin on price | Increasing (the balance of power has shifted) | Decreasing (price adjustment often required to close) |
| Impact of DPE / energy audit | Negotiation lever on energy-intensive properties | Additional administrative and financial burden before sale |
| Credit rates (indicative 2026) | Stabilized around 3 to 3.4%, regained visibility | Fewer buyers able to borrow than during low-rate periods |
| Estimated transaction volume | Bigger supply, easier choice | Increased competition among sellers |
Buyers have regained significant negotiating power, especially on properties with poor energy ratings. In contrast, sellers of well-rated properties (A, B, C) retain an advantage: these homes stand out in a market where energy performance increasingly influences the buying decision.
Real estate valuation and sale price: the mistakes that block a project
Setting a realistic sale price remains the key factor determining the marketing duration of a property. In a market where buyers take their time, an overestimation of a few percentage points is enough to make a property disappear from the radar.
Three common mistakes often occur in stalled sales projects:
- Relying solely on the initial purchase price increased by inflation, without considering local market trends or the current energy performance of the property
- Ignoring the impact of the DPE on perceived value: a property classified F or G suffers a depreciation that buyers calculate by factoring in the cost of energy renovation work
- Delaying the completion of the mandatory energy audit, which postpones the sale and allows the property to age on the market even before it is officially listed
An estimate based on recent and comparable transactions in the same geographic area provides a reliable starting point. Sale data by municipality, accessible through notarial databases, allows for cross-referencing the price per square meter with the property’s typology and its DPE classification.
On the buying side: the mortgage as a structuring variable
The stabilization of rates around 3 to 3.4% restores visibility to buyers. This predictability allows for calculating a reliable monthly payment over 15, 20, or 25 years, which was not the case when rates fluctuated month to month.
A solid buyer’s file relies on three elements: a clearly identified personal contribution, an updated loan simulation, and a financing certificate issued by a bank or broker. Presenting this file at the first visit lends credibility to the purchase offer and shortens the time between the visit and the signing of the compromise.
Simultaneous sale and purchase: sequencing to avoid financial blockage
Selling then buying, or buying before selling, remains a decision to be made early. The 2026 context favors the sequence of selling first: the market offers enough properties for a buyer who has sold to find quickly, while financing two properties simultaneously with rates over 3% weighs on the budget.
The bridging loan only makes sense if the property to be sold is realistically valued and if the energy audit has already been completed. A G-rated property without a compliant audit cannot be put on the market, making the bridging loan risky since the sale timeline becomes unpredictable.
For projects where simultaneity is unavoidable, a suspensive clause related to the sale of the existing property protects the buyer-seller. This clause, negotiable in the compromise, sets a deadline beyond which the transaction is canceled without penalty.
The real estate market of 2026 rewards thorough documentation preparation more than speed. An early energy audit, an estimate based on recent local data, and a completed financing file before the first visits constitute the three measurable levers that separate a successful project from a stagnant one.