What are the most common mistakes that starters regret

Buying your first home is going to be an emotional roller coaster in 2026. The pressure on the housing market is intense and prices keep rising, so many starters feel like they should strike “now or never”. It is precisely this haste and the fear of missing the boat that often lead to decisions that buyers deeply regret a year later.

Research shows that almost a third of recent buyers would have wanted to do things differently afterwards. From underestimating monthly payments to ignoring that “small” damp spot in the basement: these are the most common pitfalls and how to avoid them.

Bidding to the limit (Financial hardship)

The biggest source of regret is becoming “house poor”: having a beautiful home but running out of money to live in it.

• The mistake: Calculate with your maximum borrowing capacity. In 2026, the limit for the transfer tax exemption for starters was increased to €555,000. Many buyers are targeting exactly that border, without taking into account the rising cost of living.
• The regret: No more having a budget for vacations, dining out or unforeseen repairs.
• Hint: Use the 28% rule: try to keep your net mortgage payments below 28% of your gross income.

Underestimating the “Hidden” costs of maintenance

Many starters come from a rental home where the landlord arranged everything. The move to ownership comes as a shock to the wallet.

• The mistake: Thinking that the mortgage is your only monthly cost.
• The regret: In 2026, the costs for building materials and professionals will be historically high. A broken boiler or a leaking roof immediately costs thousands of euros. Buyers often regret not having built up an emergency fund immediately.
• Budget tip: Take into account an annual reservation of 1% to 1.5% of the home value for maintenance.

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Falling in love with the decor (Aesthetic blindness)

Salespeople and brokers will be masters of “real estate styling” in 2026. With the right furniture, scented candles and lighting, every home looks like a dream palace.

• The mistake: Focusing on the hip kitchen and the herringbone floor, while the base (the “bones”) of the house sucks.
• The regret: After the move, when the house is empty, the walls turn out to be crooked, the frames are rotten and the layout is actually impractical.
• Advice: Look through the furniture. You can replace a bathroom, but you won't change the location of the garden or the foundation of the house.

Skip the architectural inspection for a “stronger” bid

In the competitive market of 2026, buyers are trying to make their bids more attractive by dropping resolutive conditions, including the architectural inspection.

• The mistake: Buy without inspection to be able to switch faster.
• The regret: As soon as the first autumn storm passes, the roof appears to be not watertight or there is active wood rot in the floor beams. The costs for repairs are often a multiple of the €400 to €600 that an inspection would have cost.
• Alternative: Do a “walking inspection” during the second viewing. This way, you do have the information, but you don't have to include any reservations in your bid.

Location regret: Not exploring the neighborhood properly

A beautiful home in the wrong place is a recipe for dissatisfaction.

• The mistake: Only visit the house during the day on a sunny Tuesday afternoon.
• The regret: Discover that the street is a race track at night, that the neighbors throw noisy parties every weekend, or that the nearest supermarket is really far by bike.
• Checklist: Visit the neighborhood at different times. Walk around in the evening, check your travel time to work during rush hour and research future construction plans in the area via the municipality.

Not considering the future (5-year plan)

Starters often buy a home that is perfect for their current life but forget what that life will look like in three years.

• The mistake: Buying an apartment on the fourth floor without an elevator while you want to have children. Or buy a home without a good workplace, while hybrid working will remain the norm in 2026.
• The regret: Having to move again within two years. Given the high purchase costs (notary, broker, furnishing), you often lose money, despite rising house prices.
• Ask yourself: Will this house still suit me if my family situation or job changes?

Blind trust in the sales agent

The sales agent is there for the seller, not you. Their goal is to get the highest price at the best terms for their client.

• The mistake: Swallow all the information provided by the sweet cake sales agent without doing your own research.
• The regret: Overpaying or overlooking important flaws because the broker presented them “charged” as “characteristic details”.
• The solution: Always bring a purchasing agent with you in 2026. It often pays for itself by looking critically at the value and the architectural condition.

Use your head, not just your heart

The common thread among almost all regrettants? Emotion prevailed over reason. In a tight market, you are forced to decide quickly, but that should never mean deciding unprepared. By staying critical of the home's technology, keeping your budget realistic and looking beyond the hip interior, you can prevent your first home from becoming a financial block.