The average rate for new housing loans, excluding renegotiations, rose from 3.09% in July 2025 to 3.30% in July 2026, according to the Banque de France. This increase changes the game for any real estate project initiated in the second half of the year: actual borrowing capacity declines, and initial simulations become obsolete within a few months.
Simulate an increased mortgage rate to secure financing
We recommend building the financing plan not on the rate proposed at the initial request, but on a scenario that includes an additional increase. A quarter-point increase over twenty years significantly alters the monthly payment and can push a file below the maximum debt-to-income threshold.
Specifically, this means asking the bank or broker for two amortization tables: one at the negotiated rate, the other increased. If the second scenario remains viable, the project withstands a cyclical downturn. Otherwise, the acquisition budget must be revised downward even before visiting.
Another often overlooked point: borrower insurance. Its cost, relative to the overall effective rate, can represent a significant portion of the loan. Comparing insurance delegations before signing the compromise leaves room for maneuver that is lost later under the pressure of the notarial calendar.
To refine your search and identify properties compatible with a recalculated budget, you can consult the La Maisonnette De Barbichounette website, which lists announcements with suitable filtering criteria.
MaPrimeRénov’ and renovation budget: what has changed since September 2026
The “by gesture” pathway of MaPrimeRénov’ has been significantly tightened since September 1, 2026. Most isolated works for insulation, ventilation, and wood heating are no longer covered. Only certain equipment remains eligible, including heat pumps, connection to a heating network, and the removal of an oil tank.
For a purchase in the old sector with energy renovation work, this restriction radically changes the calculation. A buyer who relied on assistance to finance attic insulation or the replacement of a wood stove must now budget the entire item from their own funds or through the mortgage loan.
We observe that many projects are still estimated based on old aid grids. Checking the actual eligibility of each work item before signing the compromise avoids a funding gap of several thousand euros discovered too late.
- Check the official Anah website for the updated list of gestures still subsidized at the time of the request, not at the time of the property visit.
- Incorporate the renovation budget into the loan simulation so that the overall debt ratio remains below the regulatory threshold.
- Plan a detailed quote by item before the purchase offer, as an approximate estimate skews the entire financial structure of the project.
Declining property prices: negotiate with the right indicators
Prices for existing homes have slightly declined since the beginning of the year, and houses are experiencing a more marked correction than apartments. This disparity creates different opportunities depending on the type of property targeted.
Negotiating a purchase price is not just about proposing an arbitrary discount. We recommend relying on three verifiable elements: the price per square meter of recent sales in the same area (notarial data accessible online), the energy performance diagnosis (a rating of F or G justifies a discount related to compliance costs), and the duration of the sale.
A property listed for more than three months often indicates an initially overvalued price, which strengthens the buyer’s position in negotiations.
Immediate purchase or wait: two scenarios to compare
The market is entering a phase of waiting, according to several analyses published in the fall of 2026. The temptation to postpone the purchase to benefit from a further price drop is understandable, but it must be weighed against the rising cost of credit.
A lower price does not always compensate for a higher rate. Simulating both scenarios (buying now at the current rate, buying in six months at an increased rate with a reduced price) allows for a decision based on figures rather than intuitions.
Property diagnostics and condition of the property: checks that the seller does not do for you
The technical diagnostics file (DDT) is mandatory, but it does not cover everything. The asbestos diagnosis, the lead exposure risk report, or the condition of electrical installations inform about regulatory risks. They say nothing about the structural quality of the building, the condition of the roof, or the compliance of non-collective sanitation.
- Engage a building professional independent of the seller and the agency for a technical visit before the purchase offer.
- Check the compliance of sanitation with the SPANC if the property is not connected to the sewer system, as bringing it into compliance can represent a significant cost.
- Request the minutes of the general assembly for the last three years for an apartment in a co-ownership: voted works not yet called constitute a hidden debt.
A secure real estate purchase relies less on a crush than on the methodical reading of often tedious technical documents. Sellers are not required to disclose what mandatory diagnostics do not cover. This information asymmetry remains the main factor for unpleasant surprises after signing.
