The French real estate market is undergoing a phase of restructuring. Prices no longer follow a uniform trajectory depending on the type of property, credit rates are stabilizing after two years of increases, and the Zero Interest Loan (Prêt à Taux Zéro) program is expanding, reshuffling the cards for first-time buyers. The trends in the real estate market for 2026 depict a fragmented landscape, where old frameworks are losing relevance.
Old apartments and houses: two diverging real estate markets
The notable fact of the first half of 2026 is the growing gap between collective housing and individual housing. According to the barometer reported by Le Figaro Immobilier in May 2026, old apartments have decreased by about -1.4% year-on-year at the national level. In contrast, old houses are seeing a price increase for the fourth consecutive quarter.
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This divergence breaks with the usual pattern where both segments moved in the same direction, merely staggered over time. Several factors contribute to this shift. The demand for houses with gardens, which emerged during the post-Covid period, has not subsided. It has even strengthened thanks to the return of the PTZ for individual houses.
For apartment buyers, the situation offers increased negotiation margins, particularly in medium-sized cities where the stock of vacant housing is growing. Following real estate news on Exploractu allows for spotting these local discrepancies before they close.
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Mortgage rates: stabilization around 3% and its limits
After the sharp rise in rates between 2022 and 2024, the trend has reversed and then slowed down. The spring 2026 barometers place mortgage rates around 3% for 15 years. This level, more favorable than recent peaks, remains significantly higher than borrowing conditions before 2022.
This stabilization has partially revived transaction volumes. The available data do not yet allow for a conclusion of a true market restart. The FNAIM warns of a risk of relapse if macroeconomic conditions deteriorate, particularly due to international tensions or a resurgence of inflation.
What stable rates change for buyers and sellers
For buyers, visibility on the cost of credit facilitates the preparation of applications. Banks, for their part, have relaxed some lending criteria after a period of tightening. However, sellers who were counting on a quick return to low rates to justify high prices must adjust their expectations.
The real estate market in 2026 leans towards a balancing, neither a crash nor a surge, rather than a stark scenario. Buyers regain some negotiating power, especially on energy-intensive or poorly located properties.
PTZ expanded to individual houses: a concrete lever for first-time buyers
One of the major regulatory changes in 2026 concerns the expansion of the Zero Interest Loan. As highlighted by Mon Chasseur Immo, the PTZ now includes individual houses across a large part of the territory. This return, after several years of restricting the program to only new collective housing, directly alters the choices of first-time buyers.
The effects are already visible on the ground. In relaxed areas, where land remains accessible, the demand for new or renovated houses is increasing. This phenomenon supports the rise in prices of old houses observed in the barometers.
- The PTZ now covers individual houses in zones B2 and C, which represents the majority of the territory outside major metropolitan areas
- First-time buyers find a financing supplement that reduces the amount to borrow at market rates
- The supply of houses in these areas remains limited, which may increase price pressure in certain sectors
Field reports diverge on one point: in some rural municipalities, the expanded PTZ is not enough to compensate for the lack of services and infrastructure, which hinders the realization of projects despite improved financial conditions.
Territorial disparities and energy performance: the real price criteria
Beyond national averages, real estate market trends are analyzed neighborhood by neighborhood. Some cities are seeing their prices rise again while others continue to decline. The Figaro Immobilier barometer identifies agglomerations where recovery has already begun, often driven by a dynamic job market or improved transport links.
The energy performance of housing has become a full-fledged price criterion. Thermal sieves classified F or G suffer significant discounts, reinforced by the gradual bans on rental. Buyers now incorporate the cost of energy renovation into their overall budget, which weighs on purchase offers.
Opportunities and pitfalls with renovation properties
An energy-intensive property sold at a discount can represent an opportunity, provided the cost of renovations is accurately assessed. Renovation aids (MaPrimeRénov’ and its evolutions) exist, but processing times and eligibility conditions complicate arrangements for buyers in a hurry.
- Check the DPE before any purchase offer and request renovation quotes to estimate the actual budget
- Anticipate upcoming rental bans if the project is a rental investment
- Compare the price per square meter once renovations are included with that of a property already renovated in the same neighborhood
The evolution of the real estate market in 2026 cannot be summarized by a single indicator. The divergence between apartments and houses, the expansion of the PTZ, the stabilization of rates, and the growing weight of energy performance form a set of signals to be cross-referenced. Buyers who succeed in their project are those who analyze their local market rather than national averages.