Buying, selling, or investing in real estate in 2024 means navigating a market undergoing significant changes. Credit rates are beginning to ease after two years of increases, energy regulations are tightening, and certain tax niches are disappearing. These three factors, combined, are changing the way real estate projects are developed.
EPC for small properties: a reclassification without work to check before buying
Are you looking for a studio or a one-bedroom apartment of less than 40 m²? Since July 1, 2024, the thresholds for the energy performance diagnosis have been recalculated for these types of housing. In practical terms, a small property can change its EPC rating without any renovations.
The mechanism is simple. Before this date, the calculation method penalized small properties: the ratio between energy consumption and area worked against them. Decree No. 2024-225 of March 15, 2024, and the order of March 25, 2024, correct this bias. ADEME now allows for an updated certificate for the relevant EPCs.
For a buyer, the consequence is direct. An apartment rated G or F under the old scale can switch to E, or even D, without renovation. Before negotiating the price down by citing the EPC, it is better to ask if the diagnosis has been recalculated. On the website www.magazine-immobilier.fr, you will find additional analyses on market trends and the steps to follow according to your situation.
Mortgage rates in 2024: what the decrease means for your borrowing capacity
After rising above 4% on average over 20 years, mortgage rates have begun a gradual decline in 2024. This easing follows the slowdown in inflation and signals from central banks.
What does this decrease mean in practice? For the same salary, your borrowing capacity increases by several thousand euros when the rate drops, even by a few tenths of a point. It’s a mechanical lever: the monthly payment decreases, so the bank accepts a higher borrowed capital.
Preparing your loan application in this context
The decrease in rates does not exempt you from solidifying your application. Banks remain attentive to three elements:
- The debt ratio, capped at 35% of net income. An ongoing car loan or consumer credit directly reduces the margin available for real estate.
- The personal contribution, which covers at least the notary fees. A larger contribution allows for negotiating a better rate.
- Job stability. A confirmed permanent contract or several solid financial statements for a freelancer remains the standard required by most institutions.
Comparing at least three offers from different banks before signing remains the most profitable reflex. The gap between two proposals can represent several thousand euros over the total duration of the loan.
Furnished tourist rentals: the new constraints of the Le Meur law
Are you considering a short-term rental investment, such as seasonal rentals? The framework has significantly changed. The so-called “Le Meur” law, adopted on November 19, 2024, strengthens the regulatory tools for furnished tourist rentals.
Two modifications deserve particular attention. First, municipalities can lower the rental cap for a primary residence from 120 to 90 days. Second, for income received starting in 2025, the micro-BIC regime for unclassified furnished tourist rentals becomes less tax-advantageous.
Comparing short-term rentals and traditional rentals
Before purchasing a property intended for seasonal rental, comparing it with a traditional long-term rental is essential. The gross yield of a furnished tourist rental often seems higher. However, once management fees, actual occupancy rates, cleaning charges, and revised taxation are taken into account, the profitability gap can significantly narrow.
Tourist cities with high rental pressure (coastal areas, mountains, major metropolitan areas) are the first to be affected by these restrictions. Checking local regulations before signing a compromise avoids costly surprises.
Energy renovation in co-ownership: a collective schedule to anticipate
Since January 2024, properties rated G can no longer be rented out. Properties rated F will follow in the coming years. For an owner in a co-ownership, this constraint cannot be managed alone.
Insulation work or the replacement of the collective heating system requires a vote at the general assembly. The timeframes between the diagnosis, the vote on the work, the choice of companies, and the completion of the project often span years.
Anticipating the multi-annual work plan
The Climate and Resilience law requires co-ownerships over 15 years old to develop a multi-annual work plan. This document lists the necessary renovations over ten years and outlines their financing. Before purchasing a unit in co-ownership, requesting the multi-annual work plan reveals upcoming expenses.
A property listed at an attractive price in a co-ownership without a work plan may hide significant short-term funding calls. Conversely, a co-ownership already engaged in its renovation offers more budgetary visibility and better potential for appreciation.
The real estate market in 2024 rewards buyers and investors who check three things before committing: the updated EPC of the property, the actual cost of credit after comparison, and the applicable local regulatory framework for their project. Preparing the application is as important as choosing the property itself.
