Can you carry out a property valuation to buy at the right price?

Property valuation is often associated with sellers who want to know the value of their property. However, as a buyer, you have every interest in carrying out a valuation before purchasing. This approach allows you to assess whether the asking price is relevant and to prepare your negotiation arguments. You have two options to successfully carry out your project: use online valuation tools or get support from an Optimhome advisor through a search mandate.

Why carry out a property valuation before buying?

Verifying the asking price and its relevance

Before committing, it is in your best interest to compare the asking price with recent transactions in the same geographical area. This analysis allows you to quickly identify any overvaluation or, on the contrary, a good buying opportunity. By cross-referencing recent sales data with the characteristics of the property you are interested in, you gain solid arguments to start negotiations. Negotiation margins generally range from 5% to 10% depending on the state of the local market and how long the property has been listed. A reliable valuation is your best asset when dealing with the seller to justify your offer and buy at the right price.

Anticipating the overall cost and tax implications of the purchase

Beyond the displayed price, buying a property involves costs that are often underestimated. Condominium charges, mandatory diagnostics, the general condition of the property, and potential renovation work are added to the initial amount. These hidden costs can quickly increase your budget and affect your financing capacity. From a tax perspective, you also need to anticipate property tax, wealth tax (IFI) if your assets exceed the threshold, as well as notary fees which represent between 7% and 8% of the price for existing properties. Having this information from the outset helps you assess the real cost of your project and adjust your budget accordingly.

Criteria to check during a valuation before purchase:
Precise location and neighborhood attractiveness
Living area and number of rooms
Overall condition of the property and work required
Price per m² in the area
Mandatory property diagnostics (energy performance, asbestos, lead)
Condominium charges and ownership shares

How to estimate the price of a house using online simulators?

Tools and property valuation simulators

To quickly get an initial idea of a property’s price, online simulators are a practical and accessible solution. By entering key information (precise location, living area, number of rooms, overall condition), you can obtain a realistic price range within minutes. The Optimhome valuation tool relies on monthly updated data and partnerships with local experts to refine its results. You can also consult the DVF database (Demande de Valeurs Foncières), available via cadastre.data.gouv.fr, which lists all property transactions carried out over the past five years in mainland France and overseas territories. These complementary tools allow you to cross-check information and verify whether the seller’s asking price matches local market values.

Estimating notary fees and renovation costs

Beyond the listed purchase price, it is essential to anticipate additional costs to have a realistic view of your total budget. Notary fees represent around 7% to 8% of the price for existing properties, compared to only 2% to 3% for new properties, a significant difference to include in your calculations. If the property requires renovation work, plan for an additional budget that can range from €250/m² for light renovation to over €1,000/m² for major renovation including insulation, electricity, and heating. Do not hesitate to request several detailed quotes from qualified professionals and allow for a margin for unexpected expenses. To refine your estimate, you can calculate your notary fees online and include these amounts in your overall budget before making an offer.

How does an optimhome advisor support you in simulating your purchase?

The search mandate with an optimhome property hunter

Entrusting your search to an Optimhome advisor specialized in property hunting allows you to save time and target properties that truly match your project. The search mandate is a contract that precisely defines your criteria: budget, location, surface area, number of rooms, and all the essential characteristics for your future home. Your advisor relies on their local expertise and in-depth knowledge of the French real estate market to identify opportunities even before they are widely advertised. Present throughout France, they support you over the long term, from defining your specifications to signing the preliminary sales agreement. This trusted relationship guarantees personalized support and active monitoring tailored to your needs, ensuring you do not miss any opportunity.

In-depth valuation to negotiate at the right price

Once the property has been identified, your Optimhome advisor carries out an in-depth valuation that provides a solid starting point for negotiation. This evaluation is based on an on-site visit, a detailed analysis of the local market, and price comparisons per square meter with recent transactions in the same area. Thanks to this rigorous method, you gain a realistic view of the property’s value and concrete arguments to adjust your offer. Your advisor helps you identify any overvaluation and prepare a fair offer even before signing the preliminary agreement. This local expertise allows you to negotiate with confidence and avoid paying more than the actual market value.

How to assess your borrowing capacity and debt ratio?

Calculating monthly payments and preparing your financing file

Before starting a property purchase, it is essential to accurately determine your borrowing capacity. This is calculated based on your net monthly income (salaries, rental income, regular bonuses) and your existing expenses (ongoing loans, alimony). The rule set by the HCSF limits your debt ratio to 35% of your income, including borrower insurance. In practical terms, if you earn €3,000 net per month, your mortgage payments cannot exceed €1,050. This cap ensures that you maintain sufficient disposable income to cover daily expenses. Your professional situation (permanent contract, fixed-term contract, self-employed) also plays a key role in how banks assess your application.

Comparing mortgage offers

Once your borrowing capacity is established, compare mortgage offers from several banks or use a broker to obtain the best conditions. The amount of your personal contribution (ideally 10% of the purchase price) and the cost of borrower insurance directly influence the total cost of your loan. Do not forget to check your eligibility for the 2026 interest-free loan (PTZ), which can cover part of your financing if you are a first-time buyer and your income meets the required thresholds. For personalized support and advice tailored to your project, you can contact an Optimhome advisor who will guide you toward the most suitable financing solutions. To better understand how mortgage payments are calculated, consult our dedicated guide.

Borrowable amount based on loan duration (net income: €3,000/month, rate: 3.2%)
Loan duration
Maximum monthly payment
Borrowable amount (approx.)

Frequently asked questions before buying property

What monthly payment should you expect for a €200,000 loan over 25 years?

For a €200,000 loan over 25 years, expect a monthly payment between approximately €1,050 and €1,180, depending on interest rates in April 2026. This amount varies based on the rate negotiated with your bank and the cost of borrower insurance, which can represent 0.30% or more of the capital. To refine this estimate, use an online simulator or consult an Optimhome advisor who will guide you toward the best financing conditions suited to your profile.

What salary is required to obtain a €150,000 mortgage?

To borrow €150,000, the minimum required net monthly salary mainly depends on the chosen repayment duration. Applying the 35% debt ratio rule set by the HCSF, expect €2,290 over 25 years, €2,500 over 20 years, or €3,060 over 15 years. These amounts take into account your existing monthly expenses and ensure sufficient disposable income. Do not hesitate to run a simulation with your bank or a broker to obtain a personalized answer based on your professional situation and income.

Should you run a mortgage simulation before making an offer?

Yes, running a mortgage simulation before making an offer is strongly recommended. Knowing your borrowing capacity prevents you from committing to a property beyond your budget and allows you to negotiate with confidence. Online simulators quickly provide a realistic financing range based on your income, personal contribution, and desired repayment duration. An Optimhome advisor can also support you in this process to secure your purchase project.

How to estimate ownership shares and furniture in a co-ownership purchase?

Ownership shares represent your proportion of the building’s common areas and determine the amount of your ongoing charges. To estimate them, consult the descriptive division statement included in the co-ownership regulations and the latest general meeting minutes. Regarding furniture included in the sale, ask the seller for a detailed list and assess its value to adjust the negotiation price. Your Optimhome advisor will help you analyze these elements to buy at the right price.

Can you use an excel file to track your purchase valuation?

Yes, an Excel spreadsheet can help you compare several properties, centralize price estimates, and track the evolution of your purchase budget. You can record the characteristics of each property (surface area, location, price per m², charges), additional costs (notary, renovation), and your monthly payment simulations. However, to obtain a reliable and up-to-date valuation of the local market, specialized online tools and the support of an Optimhome real estate advisor remain more accurate and secure for your project.

Author :

​Fabrice DOBRO​WOLSKI - Optimhome Network Development Director

Optimhome offers you personalized support for your real estate project. Benefit from all my advice, based on several years of experience, to ensure the success of your project.