Estimating a house and selling it at the right price requires different skills, but both steps share a common point: the quality of the data used determines the outcome. With the increasing number of online estimators, the discounts related to the energy performance diagnosis (DPE), and the widening negotiation margins, measuring the gap between the listed price and the signed price helps to understand where the sale of a house really takes place.
Gap between listed price and signed price: what market data reveals
Notaries and agency networks have observed since 2023 a generalization of downward negotiation on individual houses. The average gap between the price listed by the seller and the price recorded by the notary has widened compared to previous years, according to reports published by major networks like Century 21 or Laforêt.
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This phenomenon affects properties whose initial price was set without reference to recent transactions in the neighborhood. Buyers, better informed thanks to the DVF (Demand for Property Values) databases, arrive for visits with a precise idea of the price per square meter signed in the neighboring street.
| Property Situation | Negotiation Trend Observed | Observed Sale Timeframe |
|---|---|---|
| House with DPE A to D, price aligned with comparables | Low negotiation margin | Short (a few weeks to two months) |
| House with DPE E, price aligned | Moderate negotiation margin | Average |
| House with DPE F or G | Significant discount anticipating renovation costs | Extended, sometimes several months |
| Overvalued house (any DPE class) | Strong negotiation or lack of offers | Very extended, risk of withdrawal from the market |
This table summarizes the trends reported by notarial analyses and agency reports for the period 2023-2024. An overvalued property accumulates disadvantages: it stays online for a long time, signaling to buyers that it poses a problem.
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Online estimation and on-site estimation: two tools, two limits
Major real estate portals (MeilleursAgents, SeLoger, PAP) report that a majority of sellers start with an online estimation. The tool is quick, free, and provides a price range in just a few clicks. The problem arises afterward.
These estimators rely on statistical averages by geographic area. They poorly integrate the specifics of a particular property: garden orientation, visibility, roof condition, quality of joinery. The MeilleursAgents barometers published in 2023-2024 confirm that a significant portion of sellers observes marked overestimation or underestimation, especially in rural areas or niche markets.
To refine the result, cross-referencing at least three sources proves useful. You will find additional data on the house page of Veritaxis, which allows you to compare the algorithmic estimation with other references.
- Online estimation provides a starting point, not a selling price. It works better in densely populated urban areas where comparable transactions are numerous.
- The value opinion of a local real estate agent incorporates knowledge of the micro-market (street, co-ownership, nuisances), but remains informative and not legally binding.
- The real estate appraisal report, conducted by a certified expert, holds the professional accountable and uses standardized methods (comparison, income, depreciation).
None of these three tools is sufficient on its own. However, their combination reduces the risk of setting a price disconnected from the market.
DPE and discounts on energy-intensive houses: a central factor
Since the gradual implementation of rental bans for properties classified G and then F, the energy performance diagnosis directly impacts the value of a house, even when the buyer plans to live in it.
The explanation is simple: the buyer anticipates the cost of energy renovation work necessary to retain the possibility of renting the property later, or simply to reduce their bills. Notaries in France, in their 2023-2024 market analyses, document a significant discount on highly energy-intensive properties and a net extension of sale timelines for these homes.
This parameter modifies the estimation strategy. Ignoring the DPE in the price calculation amounts to overestimating the property and exposes the seller to months of waiting without serious offers. Two options are available to the seller:
Sell as is, incorporating the discount related to the DPE into the listed price. This approach attracts buyers looking for a property to renovate with a pre-identified renovation budget. The other option is to carry out the renovations before putting the property on the market to raise the energy class and list a higher price, justified by the performance of the housing.
Comparison method and DVF data: ensuring the price before publication
The comparison method remains the most used by professionals to estimate a house. It involves comparing the property to recent transactions involving similar properties in the same geographic area.
The DVF database, accessible for free, lists sales recorded by notaries. It allows verification of the actual price per square meter paid, not the one listed in advertisements. The listed price and the signed price often diverge significantly, and only the latter matters for calibrating an estimation.
For the comparison to be relevant, three criteria must be met: geographical proximity (same neighborhood, ideally same street), recent period (less than a year), and comparable characteristics (surface area, number of rooms, general condition). An atypical property, such as a house with a very large plot or unique architecture, makes the method less reliable and may require resorting to the depreciation or income method.
Setting the price of a house relies on verifiable data, not on intuition. Sellers who cross-reference online estimation, professional opinions, and DVF transactions reduce the gap between their listed price and the price that the market is actually willing to pay. The DPE, now scrutinized by every buyer, is the parameter to prioritize in any estimation made in 2025.