Private real estate sales

1. What is private real estate?

A private sale directly connects the seller of a property with their prospective buyer. The owner sets their price, presents the property, answers inquiries, organizes viewings, and negotiates the terms of sale themselves. The buyer can ask questions without a commercial intermediary and discuss the property's features directly.

This arrangement does not eliminate the seller's obligations or the necessary legal checks. Selling without an agency does not mean selling without a notary. In France, the official deed of sale for real estate is executed by a notary, who verifies, among other things, the title deeds, the legal status of the property, and the terms of the transfer.

Direct sales can also coexist with other marketing strategies. Some owners choose to sell exclusively without intermediaries; others work with professionals. Any existing contractual agreements must then be reviewed before taking any action.

2. The advantages and limitations of direct sales

The absence of an agency commission does not mean there are no fees. Diagnostics, documents, potential marketing services, legal advice, taxes, and acquisition costs must be distinguished. The so-called "notary fees" are generally borne by the buyer, unless otherwise stipulated in an agreement or in exceptional circumstances, and include taxes and disbursements.

To learn more about the potential difficulties, see our risk analysis of buying a luxury property from a private seller.

3. Seller: preparing a property before listing it online

The success of a private sale begins before the advertisement is even published. A homeowner benefits from gathering factual information and useful documents, then defining a pricing strategy consistent with their local market.

Evaluate the property without being limited to the desired price

The listed price must take into account the location, size, overall condition, energy efficiency, anticipated renovations, layout, and comparable transactions. A manor house or castle may require a more specific analysis: outbuildings, grounds, easements, heritage protections, maintenance, and potential uses all alter the comparison.

The asking prices in competing listings are indicative, not proof of the actual price obtained. To delve deeper into this topic, see our article on appraising a luxury property by a private individual.

Build a reliable file

The owner must verify the surface areas, cadastral designation, location of outbuildings, any work carried out, equipment, and any potential constraints attached to the property. In the case of a condominium, specific documents are required. Depending on the type of property, its age, and its location, the applicable regulatory assessments must be carried out and provided in accordance with the regulations.

A convincing advertisement should never compensate for a lack of information with unverified claims. A "buildable" garden, a "habitable" outbuilding, or a "protected" view should only be presented as such if the available evidence supports it.

4. A real estate listing that inspires confidence

A private sale advertisement must allow the reader to quickly understand what is being sold, where the property is located, what distinguishes it, and the price. The text must be precise, accessible, and true to life. Positive adjectives are no substitute for physical dimensions or concrete details.

The information a buyer is looking for

• A location clear enough to understand the area, without unnecessarily exposing the occupants.
• The typology, the surface areas, the number of rooms and the organization of the spaces.
• The land, outbuildings, equipment and architectural features, when they actually exist.
• The asking price and the required regulatory information, including energy information where applicable.
• Representative, clear, bright and recent photographs.

For a property with character, the text can succinctly describe the architecture, its location within the surrounding area, potential uses, and documented renovations. This editorial approach helps the buyer envision themselves living there without obscuring practical information.

The portal has already dedicated a detailed article to writing a real estate advertisement for a character property, as well as an example of an advertisement between private individuals.

5. Where to publish your private advertisement?

The choice of a real estate website depends on the property and the target audience. A standard apartment, a city-center flat, and a sprawling estate don't necessarily appeal to the same buyers. Generalist portals can offer broad exposure; specialized platforms prioritize presentation and search functionality tailored to specific market segments.

Before choosing, compare the publication methods, the level of control over ads, the duration of the display, the readability of the listings, any fees, the ability to modify the ad, and how contact information is shared. The quality of a portal is not measured solely by the theoretical size of its audience.

You will find further analysis in our comparison of peer-to-peer sales websites and in our guide to luxury real estate portals. These articles elaborate on the choice of platform; this article remains focused on the overall functioning of direct sales.

And what about properties with charm and prestige?

A villa, a castle, a country house, or a remarkable apartment often benefits from a presentation that highlights its key features and its surroundings. On Propriétés De Charme, owners of properties meeting the portal's criteria can explore specialized advertising options. For sales listings, the portal's minimum price for publication is €600,000, subject to applicable terms and conditions.

Check out the ads currently on the portal to appreciate the different types represented.

6. Buyer: Essential checks

A buyer dealing directly with a property owner should ask the same questions as in any real estate purchase. Direct communication can facilitate understanding the property's history, but it doesn't eliminate the need to verify answers or review documents.

1. Define the project and its financing. Total budget, additional costs, potential work and financing conditions must be considered before the visits.
2. Analyze the listing and request the necessary documents. Surface areas, diagnostics, co-ownership status, easements, planning permissions, and information regarding renovations deserve attention tailored to the property.
3. Inspect systematically. Examine the roof where possible, the moisture levels, the installations, the access points, the outbuildings and the surrounding area; call in a specialist if the situation warrants it.
4. Formalize the exchanges. A written offer must be precise. The notary will be able to explain the consequences of its acceptance and the subsequent steps in the procedure.
5. Prepare the preliminary contract. Suspensive conditions, timetable, mandatory documents and any special clauses must be examined before signing.

For older homes and prestigious properties, careful attention must also be paid to maintenance costs, heritage restrictions, technical installations, and permitted uses. An outbuilding does not necessarily have the legal purpose suggested by its appearance.

7. From the first visit to the official deed

A direct real estate sale largely follows the same legal process as a transaction handled by an agency. The main difference lies in the organization of contacts and negotiations beforehand.

In France, non-professional homebuyers have a ten-day cooling-off period after receiving notification of the preliminary contract. The precise application of this period depends on the nature of the transaction. The rules concerning deposits and suspensive conditions must be explained by the notary, without any room for improvisation between the parties.

To delve deeper into the legal framework, consult our legal guide to selling without an agency.

8. The specific characteristics of character homes and prestigious properties

Private real estate sales aren't limited to standard properties. A homeowner might want to sell a manor house, a country house, an equestrian property, or a castle directly. However, the unique nature of the property often makes the preparation process more demanding.

The surface area can vary, outbuildings may have distinct uses, renovations may require permits, and maintenance costs can impact the buyer's budget. The price therefore depends on factors that comparisons per square meter cannot fully capture. The quality of the surrounding environment, access, land, the condition of the buildings, and any easements can all play a decisive role.

It is helpful to clearly distinguish between living space and other areas, between renovated buildings and those requiring renovation, and between existing amenities and potential upgrades. Direct sales are all the more successful when the owner provides supporting documentation for their claims.

For advice tailored to each property, discover our guides on selling a castle between individuals, selling a luxury apartment and selling a charming residence.

9. Mistakes that slow down a sale between individuals

• Overvaluing the property by taking only the most expensive listings as a reference.
• Publishing a description that is too vague, forcing the buyer to ask for all the essential information.
• Using misleading photos or deliberately concealing certain important aspects.
• Multiplying inconsistent advertisements with different prices or surface areas depending on the media.
• To confuse a request for information with a confirmed purchase plan, without reasonable qualification of contacts.
• Ignoring the documents until the buyer makes an offer.
• Ignoring initial market feedback when visits and proposals do not meet expectations.

A longer selling time is not automatically a sign of a bad price: it can reflect a limited market, seasonality, significant renovations, or a particularly unusual property. The analysis should consider the quality of contacts, viewings, and offers, not just the number of clicks.

Our article "Why your property isn't selling privately" explores these possible causes.

10. Frequently Asked Questions about Private Real Estate Sales

Discover more in our series on private real estate

To complement this general guide, explore our additional resources. Each one addresses a specific question: the visibility of advertisements, the valuation of a property, the qualification of buyers, the monitoring of a sale, or international distribution.

These links point to the addresses intended for drafts. They will be publicly accessible once the articles are published at these URLs.

11. Successfully completing a direct transaction: the essentials

Private real estate sales are based on a balance: the freedom to negotiate directly and the rigor necessary for a secure transaction. For the seller, the priorities are a fair price, an honest listing, a well-prepared file, and careful follow-up with contacts. For the buyer, they are information verification, budget control, and appropriate legal support.

In the world of luxury and prestigious properties, the quality of presentation takes on particular importance. Well-documented content, accurate photographs, and consistent marketing can help a unique property reach its target audience, without promising a quick sale or guaranteed listing.

This guide serves as the entry point to our editorial dossier. The specialized articles already published delve deeper into writing, portals, estimation, diagnostics, and specific situations.