A real estate project involves significant sums and several months of procedures. Success depends less on a “good feeling” than on measurable parameters: the actual cost of credit, the energy class of the property, and often underestimated ancillary costs. This article scrutinizes the areas where the difference between a controlled purchase and a financial pit lies.
EPC and rental ban timeline: the parameter that buyers overlook
Since January 1, 2025, a property classified G on the EPC can no longer be subject to a new lease or a renewal in mainland France, unless renovations are made to exit this class. Properties classified as F will be banned from rental starting January 1, 2028, and those classified as E starting January 1, 2034.
This timeline profoundly alters the rental value of a property. An apartment classified as F purchased for rental investment has less than two years to be renovated; otherwise, it becomes impossible to rent legally. For a buyer aiming for a primary residence, the EPC class weighs on future resale: a poorly rated property is negotiated with an increasing discount as deadlines approach.
At the same time, the technical reform of the EPC that came into effect on January 1, 2026, changed the conversion coefficient for electricity from 2.3 to 1.9. Several hundred thousand properties heated by electricity have changed class (from G to F, or from F to E) without any renovation. A property that seemed doomed can thus become rentable again until the next deadline.
Before signing, check the EPC date and the heating method. An EPC conducted before 2026 on an electric property should be redone according to the new method: the result could avoid heavy renovation work or, conversely, reveal that the property remains below the threshold.
To cross-reference this data with other selection criteria, Immo Planet’s real estate advice helps refine the analysis grid based on the type of project targeted.
Real estate purchase budget: table of often forgotten actual costs
The displayed price of a property represents only part of the total cost. Several items increase the bill, and their weight varies significantly depending on whether one is buying new or old.
| Expense Item | Old | New |
|---|---|---|
| Notary fees | 7 to 8% of the price | 2 to 3% of the price |
| Agency fees | Variable (seller or buyer charge) | Often included in the developer’s price |
| Energy renovation work | Frequent (bringing up to EPC standards) | Generally none |
| Cost of credit (interest + insurance) | Identical for equal surface area and duration | Identical for equal surface area and duration |
In the old sector, notary fees represent 7 to 8% of the purchase price. For a property at an average price, this translates into several tens of thousands of euros in additional costs. In the new sector, these fees drop to 2 to 3%. However, the price per square meter for new properties is generally higher, which can offset the difference.
The most unpredictable item remains that of renovations. A property classified as F or G in the old sector will almost systematically require energy renovation to remain rentable or to avoid losing value upon resale. Including this cost from the research phase avoids unpleasant surprises after signing the preliminary agreement.
Mortgage: cost differences based on loan duration
The duration of a mortgage radically changes the total cost of the project. Lengthening the duration reduces monthly payments, but the total amount of interest increases significantly.
- For a short duration (15 years), monthly payments are higher, but the total cost of the credit remains contained. This scenario suits borrowers with a substantial down payment or stable income.
- For a medium duration (20 years), the balance between manageable monthly payments and accumulated interest is often the most sought after by first-time buyers.
- For a long duration (25 years), monthly payments decrease significantly, but the total amount of interest can represent several tens of thousands of euros more compared to a 15-year loan.
The nominal rate is not enough to compare offers. The annual percentage rate (APR) includes borrower insurance, processing fees, and guarantees. It is the only data that allows for a reliable comparison between two banking proposals.
Encouraging competition between institutions or going through a broker can reduce the APR by a few tenths of a point. Over the total duration of the loan, this difference translates into tangible savings.
Borrower insurance: an underutilized negotiation lever
Since the Lemoine law, it is possible to change borrower insurance at any time, at no cost. Most borrowers keep the group insurance offered by their bank, while delegating insurance to an external insurer often provides more competitive rates with equivalent guarantees.
This item represents a significant portion of the total cost of credit. Comparing it as early as the file preparation phase, and not just after signing, allows for optimizing the overall budget of the real estate project.
Energy renovation and resale value: anticipate from the purchase
A real estate project is not only evaluated by the entry price. The ability to resell the property under good conditions, several years later, largely depends on its energy performance.
Properties classified as E, F, or G are already experiencing a discount on the market. The closer the rental ban deadlines approach, the more this discount increases. Conversely, a renovated property that moves to class D or C gains attractiveness, both for rental and resale.
Before buying, it is relevant to estimate the cost of the necessary renovation to reach at least class E (threshold of 2034). If this cost, added to the purchase price and ancillary fees, exceeds the market value of a property already renovated in the same area, the operation deserves reconsideration.
The framework for evaluating a real estate purchase is therefore based on three cross-referenced data: the acquisition price, the actual cost of financing (APR over the chosen duration), and the budget for bringing energy standards up to date. A property cheaper to buy but energy-consuming can end up costing more than a better-rated property sold at a higher price. The figures, laid out in a spreadsheet, are more decisive than intuition.