The French real estate market is undergoing a period of restructuring. Between the overhaul of mandatory diagnostics, the gradual extension of energy constraints, and the growing attention paid to outdoor spaces in the valuation of a property, a house and garden project is no longer managed as it was five years ago. Regulatory parameters have multiplied, and some directly concern the land surrounding the construction.
Clearing obligation and risk assessment: what the 2024 decree changes for houses with gardens
As of January 1, 2025, the content of the state of risks and pollution (ERP) has been expanded. For houses located in areas exposed to forest fires, the seller must now indicate whether the legal obligation to clear is being respected or not. This change stems from decree no. 2024-405 of April 29, 2024.
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In practice, this changes the game for any buyer targeting a house with a garden in the southeast, southwest, or certain Mediterranean fringe areas. The density of vegetation, the choice of planted species, and the maintenance of surroundings become full-fledged negotiation topics.
A buyer who discovers a failure to meet this obligation after signing has a legal lever. For sellers, failing to anticipate this point exposes them to a discount during price discussions. General guides on real estate purchases rarely address this aspect, even though it is now regulated. The Déco et Jardin real estate guide lists several practical aspects related to these types of constraints, intersecting housing and outdoor development.
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Energy audit and DPE for E-rated houses: new constraints before sale
Since 2025, individual houses rated E on the energy performance diagnosis (DPE) are subject to a mandatory energy audit before being put up for sale. This measure, which previously only applied to properties rated F and G, expands the scope of affected properties.
For an owner considering selling an old house with a garden, the question arises beforehand: should renovations be done before selling, or should the buyer be allowed to negotiate downwards by factoring in the cost of the work? Field feedback on this point varies.
Some professionals find that targeted renovations (insulation of attics, replacement of the boiler) can improve the rating by one letter and limit the discount. Others believe that the cost of renovations is not always recouped in the sale price.
Impact of the DPE on price negotiation
Properties rated F or G already experience significant price drops compared to better-rated homes. The extension to E classes is likely to exacerbate this phenomenon across a larger share of the old housing stock. For a buyer, checking the DPE rating before any offer determines the actual budget for the project, including renovations.
The new DPE, which is set to be revised to align with the requirements of the European directive on the energy performance of buildings, could further modify the rating thresholds by 2027. The available data do not allow for a conclusion on the exact extent of these adjustments, but the uncertainty calls for increased vigilance when purchasing an old property.
Garden layout and property valuation: what really counts in the estimation
Outdoor space is no longer just an aesthetic bonus. Several recent analyses show that a well-designed garden can add substantial value to a house, sometimes more than certain interior renovations. Conversely, a poorly maintained or cluttered exterior has the opposite effect and can lower the price even before the buyer crosses the threshold.
Key features that matter in the estimation
Not all outdoor investments are equal. Certain features frequently appear in feedback from valuation professionals:
- A functional and accessible terrace that extends the living space is among the most valued improvements during resale.
- The presence of mature trees and structured vegetation enhances the perception of the property and contributes to the thermal regulation of the building.
- A vegetable garden or a biodiversity area, once anecdotal, is gaining attractiveness among buyers sensitive to environmental issues.
- In contrast, a swimming pool represents a heavy investment, and its resale value remains uncertain depending on the region and associated maintenance costs.
Budget for a house and garden project: items that buyers underestimate
Defining a real estate purchase budget by limiting it to the displayed price and notary fees overlooks several items that weigh heavily on a project including a garden.
The cost of landscaping a garden varies significantly depending on the area, soil type, and desired level of finish. Simple grass seeding represents only a fraction of the budget, but creating a terrace, installing fences, connecting an integrated irrigation system, or setting up outdoor lighting can significantly increase the bill.
- The costs of servicing a plot of land (water, electricity, sanitation connections) are often underestimated by first-time buyers purchasing in a subdivision.
- The annual maintenance of the garden (trimming, regulatory clearing, treatment of shared hedges) generates recurring charges that are rarely included in the initial financing plan.
- Specific diagnostics related to the land (G2 soil study, risks of clay shrinkage-swelling) represent a one-time cost but can condition the type of foundations and thus the construction budget.
Anticipating overall financing
A mortgage generally covers the construction or acquisition of the building. The outdoor development often requires additional financing (renovation loan, savings). Incorporating the garden into the financing plan from the loan simulation avoids ending up with an overgrown exterior due to lack of budget, which negatively impacts the property’s value in the early years.
The regulatory framework surrounding house and garden projects has significantly tightened in recent years, with expanded diagnostics, strengthened energy constraints, and obligations related to the land. A buyer who incorporates these parameters from the research phase gives themselves the means to negotiate on solid grounds, without discovering afterwards costs or constraints that could have been anticipated.