Buying real estate in 2024 is not just about finding a listing and signing a preliminary agreement. The rise in interest rates that began in 2022-2023 has reshuffled the deck, and the slight easing observed in recent months only benefits buyers who come prepared. Your real estate project is based on three concrete pillars: secured financing before visits, a thorough reading of the energy performance diagnosis (DPE) for negotiation, and a clear arbitration between location and renovation.
Pre-approved financing: the true advantage in the real estate market
You may have noticed that some buyers secure a property with their first offer, while others face repeated rejections? The difference rarely lies in the budget. It lies in the application.
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Notary and real estate agent networks have reported since 2023 a marked increase in preliminary agreements that fall through after a loan rejection. Sellers are aware of this. A bank’s principle agreement transforms your offer into a priority offer. Even before consulting listings, have your borrowing capacity validated by your bank or a broker, with a documented simulation (income, expenses, down payment, desired duration).
To compare available offers and refine your search according to your actual budget, you can access the Partimmobilier site and cross-reference properties with your financing criteria.
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The trend towards stabilizing credit rates, noted by broker observatories like Pretto or CAFPI, is giving buyers more negotiating power. A solid application allows you to leverage two factors:
- Negotiate the nominal rate by putting banks in competition, even for a difference of a few tenths of a point that will weigh on the total duration of the loan.
- Request advantageous ancillary conditions: flexibility of payments, partial deferral, exemption from early repayment penalties.
- Shorten the time between the preliminary agreement and the authentic deed, which reassures the seller and may justify a slight discount on the price.
DPE and thermal sieves: the purchase + energy renovation strategy
An apartment rated F or G on the energy performance diagnosis scares away most buyers. This is precisely what makes it an opportunity, provided you know how to calculate.
The developments of MaPrimeRénov’ and the Eco-PTZ loan are now steering real estate projects towards a combined logic: buying a poorly rated property but well located, then financing its renovation with public aid. The purchase price is often lower than that of an equivalent property already renovated in the same neighborhood.
The aids cover a significant portion of insulation, heating, or ventilation work. And the property’s value after renovations frequently exceeds the total cost of the operation.
Why does this strategy work better in 2024? Because restrictions on renting thermal sieves are pushing some landlords to sell, sometimes in a hurry. Regulatory pressure creates a stock of properties to renovate that did not exist a few years ago.
Check feasibility before signing
An unfavorable DPE does not guarantee that the renovation will be profitable. Before committing, have an energy audit conducted by a certified professional. This audit quantifies the work item by item and estimates the achievable rating after renovation.
Also check the co-ownership. In an old building, external insulation or the replacement of the collective heating system depends on the vote in the general assembly. An individual renovation project may run into co-ownership rules.
Negotiating the property price: what sellers really accept
Negotiation is not just about offering a lower amount than the listed price. It relies on documented arguments that the seller can understand and accept.
The first lever is comparison. Check the latest sales in the same area through notarial databases (DVF, Patrim). If a comparable property has sold for less recently, you have a factual argument. The second lever is the technical diagnosis. A poor DPE, a roof needing repairs, or an outdated electrical installation justify a discount proportional to the estimated cost of the work.
The third lever is less known: the time on the market. A property listed for several months indicates a starting price that is too high or a defect perceived by the market. The seller knows this, and their negotiating margin increases over time.
Adapting your strategy to the type of local market
Negotiating in a large metropolis where demand remains strong is very different from negotiating in a medium-sized city where the stock of properties is increasing. In tight areas, a full-price offer accompanied by pre-approved financing often prevails over a low offer. In more relaxed markets, a proposal a few points below the listed price, supported by comparisons, has a good chance of succeeding.
Rental investment in 2024: balancing yield and regulatory constraints
Rental investment remains a pillar of wealth strategy, but the regulatory framework has tightened. Tourist municipalities are reinforcing restrictions on short-term rentals. Tight rental markets are seeing the rules for rent control multiply.
Before aiming for an attractive gross yield, ask yourself a concrete question: will the property still be rentable in five years under current conditions? A studio rated G in an area subject to rent control and progressive bans on renting thermal sieves can become a financial black hole if renovations are not anticipated.
- Check if the municipality applies rent control and at what level the reference rent is set for the type of property targeted.
- Consult the local urban planning plan to anticipate potential restrictions on furnished tourist rentals.
- Incorporate the cost of energy compliance into your net profitability calculation, not just the purchase price and ongoing expenses.
The real estate market in 2024 rewards methodical preparation. Secured financing before visits, careful reading of the DPE to turn a defect into a negotiation lever, and local regulatory analysis to secure a rental investment: these three axes do not guarantee a love at first sight, but they avoid mistakes that can cost several years of repayment.