A couple with two young children is not looking for the same home as a single professional who works from home three days a week. Choosing a home that suits your needs and budget starts with a simple question: how do you live day to day, and how might that change over the next five or ten years? The classic pitfall is to focus on the price per square metre before identifying your actual requirements.
Energy ratings and rental restrictions: an often-overlooked buying criterion
When buying a home to live in, people rarely think about its energy performance certificate. They tend to check the floor area, number of rooms and neighbourhood first. The energy rating is often an afterthought, especially if they have no plans to rent the property out.
That is a mistake. In mainland France, homes rated G can no longer be offered for rent as of 1 January 2025. Class F homes will follow in 2028, and class E homes in 2034. If reselling or renting out the property is part of your medium-term plan, an energy-inefficient home can severely limit your future options.
A home rated F or G can still be sold, but the cost of energy-efficiency upgrades will weigh on negotiations. We recommend always asking for the energy performance certificate before the first viewing, not after falling in love with the property. A home rated D or C costs more to buy, but avoids months of renovation work after you move in. By browsing Ecb Bâtiment homes, you can compare new-build layouts that already meet current thermal standards.
Home-buying budget: what the asking price doesn’t tell you
The price of a home, whether new or older, is only part of the true cost. We regularly see buyers put their plans on hold because they haven’t accounted for additional expenses.
Costs people forget to include
For a new build, the plot often accounts for a share of the cost comparable to that of the house itself, depending on the location. But beyond the land and construction costs, several other expenses can add to the bill:
- Notary fees, which vary depending on whether you buy a new or older home (significantly lower for new builds)
- Utility connections (water, electricity, sewerage), with costs depending on the distance between the plot and existing infrastructure
- Outdoor works (fencing, earthworks, vehicle access), which are almost never included in construction quotes
- The development tax, set by the local council, which can amount to several thousand euros depending on the floor area
Allowing for at least ten per cent above the quoted construction price helps cover these additional costs without affecting your original financing plan.
Mortgage and borrowing capacity
Borrowing capacity is not just about your debt-to-income ratio. Lenders also consider your disposable income: what you have left each month after mortgage repayments and fixed expenses. A household with a good income but high expenses (childcare, a car, supplementary health insurance) may be more financially constrained than a modest-income household with low expenses.
Running the numbers before viewing a single property helps you avoid getting attached to a home that’s beyond your budget. Banks also look at your down payment, which affects the interest rate and loan term they offer.
RE2020 and building permit date: what changes for new builds
When buying a new home, people often focus on the layout, materials and builder. One technical detail can slip under the radar: the date the building permit was submitted determines which regulatory standards apply.
RE2020 carbon requirements are tightened in successive stages. A home whose permit was submitted recently does not necessarily meet the same threshold as another completed at the same time but whose permit was submitted two years earlier. In practical terms, this means that two neighbouring new-build homes can have different energy and environmental performance.
When comparing new-build developments, ask for the building permit submission date, not just the expected completion date. This is the document that determines the requirements for insulation, energy generation and the carbon footprint of building materials.
Choosing between a new-build and an older home: weigh up your options
There is no one-size-fits-all answer to the question of whether to buy new or old. It depends on your plans, timeline and tolerance for renovation work.
An older home often offers more space for the same budget, especially in rural or suburban areas. However, it can come with surprises: a roof that needs replacing, outdated electrical systems or inadequate insulation. The true cost of an older home always includes a renovation budget, even when the property appears to be in good condition during a viewing.
A new-build home costs more per square metre, but warranties (ten-year structural, two-year equipment and one-year completion warranties) cover defects for several years. Energy bills are also lower thanks to current building standards.
One risk often overlooked with older homes is clay shrink-swell. Even if there are no visible cracks, the plot’s clay-risk zoning may indicate a future risk. Check the foundations, consult the natural hazards report and find out whether any claims have already been filed in the area.
Floor area, plot and layout: the criteria that stand the test of time
You can replace a kitchen, renovate a bathroom or remove a partition wall. You cannot move a house, enlarge a plot or change the orientation of the main rooms. Structural factors matter more than aesthetic ones.
South-facing living areas reduce heating bills and improve comfort throughout the year. A sloping plot makes landscaping more difficult and increases costs. A narrow plot limits your options for future extensions.
For families, being close to a school or public transport matters more in everyday life than having an extra bedroom. For a couple who work from home, a separate office can make a bigger difference to quality of life than a large garden.
A good approach is to sort your criteria into two columns: what will never change (location, orientation, plot size, whether the home is semi-detached) and what can be changed through renovation (interior layout, finishes, insulation). The first column determines the purchase; the second helps you set your budget.
