Buying your first home is often a journey filled with doubts: what budget to aim for, how to put together a solid file, when to sign what. The 123 Net Immo method structures this journey into three distinct phases to transform a simple visitor into a homeowner. This guide details each step, the concrete pitfalls to anticipate, and the points where buyers waste time or money.
EPC and actual acquisition cost: two blind spots in traditional buying paths
Most real estate buying guides talk about budget, loans, and property searches. Few address two elements that weigh on the feasibility of the project even before the first visit.
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The first is the Energy Performance Diagnosis (EPC). Since 2024, the EPC carries more weight in the purchasing decision, especially for properties classified as highly energy-consuming. An apartment rated F or G may seem affordable, but it exposes the buyer to energy renovation work, or even rental restrictions if they are considering a rental investment. The EPC also alters the negotiation margin: a poor rating justifies a discount, but one must know how to leverage it during the purchase offer.
The second blind spot is the difference in notary fees between new and old properties. In older properties, these fees are significantly higher. On a house or apartment purchase, this difference can represent several thousand euros that reduce the actual borrowing capacity.
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The 123 Net Immo method incorporates this calculation from the first phase to avoid unpleasant surprises at the financing stage. You can find the details of this approach by consulting the 123 Net Immo method on Immo Prima, which breaks down this mechanism.
Phase 1 of the 123 Net Immo method: framing your budget before searching for a property
Why start with the budget and not with real estate listings? Because visiting without knowing your borrowing capacity can waste weeks. The first phase involves establishing three concrete elements.
- The available personal contribution, even if modest: it conditions the rate proposed by banks and the credibility of the file with a broker.
- The maximum debt ratio, calculated based on net income and fixed charges. Banks remain demanding on this criterion, and professional stability is crucial for obtaining a loan.
- The total acquisition cost, which includes the price of the property, notary fees, any renovation work, and borrower insurance. The 123 Net Immo method emphasizes this real total, not just the price displayed in the listing.
Comparing several mortgage offers is no longer an option. It has become an almost mandatory step to obtain reasonable conditions. A broker can speed up this step, but one must also check their own bank’s proposals.
First-time buyers: check updated assistance
The conditions for homeownership are regularly evolving. Before finalizing a financing plan, you should check if you are eligible for a zero-interest loan or other local schemes. Many buyers miss out on these aids simply because they did not ask their bank or broker at the right time.
Phase 2: targeting a property with realistic criteria
The second phase of the method focuses on active searching. The classic mistake of first-time buyers is to look for a property based on vague criteria: “a nice apartment,” “a house not too far from downtown.” This vagueness generates dozens of unnecessary visits.
Setting precise criteria before consulting listings saves considerable time. The number of rooms and bedrooms, the minimum area, the city or neighborhood, the proximity to transport: each criterion eliminates dozens of properties that do not match.
The local real estate market is as important as the budget. A studio in downtown Rennes does not have the same yield or dynamics as a house on the outskirts. The 123 Net Immo method encourages cross-referencing the validated budget from phase 1 with an analysis of the local market before planning any visits.
The purchase offer: a commitment not to improvise
When a property matches, the purchase offer formalizes the intention. This document commits the buyer under certain conditions. A well-written offer mentions the proposed price, the validity period, and the suspensive conditions, particularly the obtaining of the loan. Drafting this offer without preparation exposes one to mistakes that complicate the transaction’s continuation.
Phase 3: from the compromise to the signature at the notary
The third phase covers the period between the sales agreement and the authentic deed. This is often the longest phase, lasting between two and four months depending on the files, and the one where buyers feel the least supported.
After signing the compromise, the withdrawal period lasts for ten days. Then, the bank finalizes the loan offer. All administrative management goes through the notary, who checks the property’s compliance, technical diagnostics (including the EPC), any easements, and the mortgage situation.
Are you wondering what most often blocks at this stage? Financing. An incomplete file or a delay from the bank can postpone the signing by several weeks. The 123 Net Immo method recommends preparing all supporting documents from phase 1 to streamline this final stretch.
- Gather the last three pay slips, tax notices, and bank statements even before the first visit.
- Follow up with the bank or broker every week after submitting the loan application.
- Ensure that the borrower insurance is validated before the compromise deadline.
On the day of the signature at the notary, the buyer pays the balance of the price (via the unlocked loan) and receives the keys. Becoming a homeowner is as much about preparing the file as it is about choosing the property. The 123 Net Immo method structures this preparation so that each phase flows seamlessly, from the first budget calculation to the handover of the keys.