An apartment rated F on the energy performance certificate (DPE), put up for sale in a large urban area in 2024, typically stays on the market much longer than a property rated C or D. This reality affects both sellers and buyers, reshuffling the real estate landscape in France. Understanding these concrete mechanisms allows for effective buying or selling, without wasting time or money on avoidable mistakes.
DPE and property value: the constraint that changes everything
Since the Climate and Resilience law, properties rated G have been gradually banned from rental. G+ properties have been banned since 2023, and a staggered schedule plans for the exclusion of F and then E classes by 2034. For a seller, this means one very concrete thing: a poor DPE leads to a significant depreciation upon resale.
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The FNAIM Housing Observatory has documented, in its 2023-2024 analyses, significantly longer selling times for energy-intensive properties, particularly in large urban areas. It is also observed that buyers factor in the cost of energy renovation work into their offers, which drives the price down.
For those considering a real estate transaction, whether selling an apartment or buying a house, the listings and tools available on https://habiz.fr/ allow for cross-referencing market data with the energy characteristics of properties.
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If selling a property rated E or F, the question is no longer whether to renovate before the sale, but how much not renovating will cost in negotiations. An estimate of renovation work attached to the diagnostic file can reassure a buyer and limit depreciation.
Purchase offer and financing contingency clause: traps for the seller
The rise in interest rates since 2022 has changed the nature of purchase offers. Notaries and agency networks like Orpi or Century 21 have noted a multiplication of more sophisticated contingency clauses in sale agreements.
Specifically, we see buyers conditioning their purchase on obtaining a given maximum rate, requesting an extension of the loan duration, or revising the loan-to-value ratio. These arrangements weaken the sale. Accepting a limited financing offer multiplies the risk of failure of the agreement.
Check financial solidity before signing
Before accepting an offer, it is in one’s best interest to request a bank feasibility certificate (not just a simple online simulation). This document, issued by the buyer’s bank, carries more weight than a broker’s letter.
- Require a recent financing certificate, dated within the last month, mentioning the amount and duration considered
- Verify that the contingency clause specifies a realistic ceiling rate in relation to market conditions at the time of signing
- Refuse agreements with contingency completion deadlines longer than what the notary deems reasonable
Feedback varies on this point depending on local markets, but in tight areas, a seller who accepts the first offer without verification risks going back to square one after several weeks.
Real estate negotiation: the balance of power has shifted since 2023
The period from 2020 to 2021 was very favorable to sellers. Several barometers, including those from Notaires-Insee and LPI-SeLoger, show that starting in 2023, the power of negotiation has returned to buyers. Negotiation margins have widened, and overvalued properties are stagnating.
For a seller, the temptation to set a high price “to leave room for negotiation” has the opposite effect. An overvalued property does not appear in buyers’ searches who filter by budget. It languishes on listing portals, and each additional week online reduces its attractiveness.
Estimate the sale price as accurately as possible to the market
Estimation should not be based on the initial purchase price or the amount of work done. The market sets the price, not the seller. Two reliable sources for calibrating one’s estimate:
- Actual transaction data published by notaries (DVF database, accessible for free)
- Cross-estimates from at least two local agencies familiar with the neighborhood and property type
- The positioning of comparable properties currently for sale in the same area, checking how long they have been online
A gap of a few percent between the listed price and the market price is enough to extend the selling time by several weeks.
Mandatory diagnostics and sales documents: what really blocks transactions
Diagnostics are often seen as a formality. In practice, they are the most common obstacle to sales when poorly prepared. The technical diagnostics file (DDT) must be complete before the first visit, not at the time of the agreement.
DPE, asbestos, lead, electricity, gas, termites, risk assessment: each document has its own validity period. An expired electricity diagnostic by a few days can delay a signing at the notary. Anticipating the renewal of diagnostics before putting the property up for sale avoids this kind of blockage.
The DPE as a negotiation lever for the buyer
A savvy buyer uses the DPE not only to assess their future energy bill but also as a negotiation argument. A property rated E or F with identified insulation work in the diagnostic report provides a quantified basis to justify an offer below the listed price.
On the seller’s side, providing a complete energy audit (mandatory for F and G classes in single ownership) demonstrates transparency that accelerates the buyer’s decision-making process.
The real estate market in France today rewards preparation. A complete file, a price aligned with recent transactions, and particular attention to the buyer’s financial solidity save time for both parties. Well-positioned and well-documented properties sell, even in a context of high rates.