A landlord who rented out a studio rated G in 2024 saw their property reclassified to E after the recalculation of the energy performance diagnosis (DPE) that came into effect on January 1, 2026. This change, linked to the modification of the electricity conversion coefficient from 2.3 to 1.9, directly altered their strategy: instead of selling at a loss, they are keeping the property and continuing to rent it out.
This type of situation affects around 850,000 reclassified properties nationwide. The recalculation of the DPE reshapes the landscape of energy-inefficient homes in France and impacts purchasing, selling, and renovation decisions well beyond just landlords. To follow real estate news on Actu Immobilier, it is noted that this data remains underutilized in traditional market analyses.
New DPE 2026: concrete impact on prices and landlord strategies
The shift from a coefficient of 2.3 to 1.9 better reflects the decarbonized nature of the French electricity mix. In practice, properties heated by electricity often gain an energy class. An apartment rated F can shift to E, and a G to F.
For landlords, the consequence is direct: properties that would have been subject to rental bans remain on the rental market. The scope of properties banned from rental is mechanically shrinking, which alters the available supply in tight cities.
On the buyers’ side, a change in behavior is observed. Some undervalued electric properties from 2024-2025 are regaining value without the owner having undertaken any renovation work. Negotiations on energy-inefficient homes are becoming tougher: a seller can now refuse a price reduction if their property has been reclassified.
In contrast, properties heated by gas or oil do not benefit from this reclassification. The price gap between electric properties and fossil fuel properties is likely to widen further in the coming months.
Transaction volumes and mortgage rates: where is the recovery
The recovery is manifesting unevenly. Several major cities like Lyon and Marseille are showing signs of restarting, but at different paces.
What is still holding back buyers
- Mortgage rates, even though they have decreased from the peak of 2023-2024, remain at a level that excludes some first-time buyers from tight areas
- The new build market is struggling to rebound after two years of a construction crisis
- Uncertainty regarding energy standards is causing some buyers to postpone their purchases until the regulatory framework stabilizes
The quality of the property, its energy label, and its location weigh more than ever in the purchasing decision. The focus is no longer solely on price per square meter.
Real estate market of medium-sized cities versus large metropolises in 2026
The French real estate market cannot be viewed as a homogeneous block. Paris, Lyon, and Marseille capture media attention, but the most interesting dynamics often play out elsewhere.
In the metropolises, price increases are timidly returning in certain well-served neighborhoods. Apartments close to public transport and with a good DPE are selling quickly. Houses in the first ring remain sought after, with shortening sales times.
In medium-sized cities, the return of buyers is occurring under different conditions. Renovated properties with a favorable DPE are selling at price, while energy-inefficient homes are facing discounts that can reach several tens of thousands of euros. The gap between a property rated B and one rated F continues to widen.
New builds attract a targeted audience
First-time buyers are returning to new builds, drawn by changes to the Zero Interest Loan. The supply of new homes is increasing while sales remain subdued, creating negotiation opportunities on certain programs. Developers are offering discounts or covering part of the notary fees to clear their stocks.
This segment remains fragile. Construction costs have not decreased, and developers’ margins are tightening on ongoing projects.
Regulations and rental ban schedule: what is changing concretely
The Climate and Resilience Law imposes a progressive schedule for banning rentals of the most energy-intensive homes. Properties rated G are already affected. Properties rated F will follow in the upcoming deadlines.
With the DPE reclassification of 2026, some properties are exiting the ban perimeter without any work. For others, the constraint remains intact. Landlords with gas-heated properties rated F or G must anticipate energy renovation work or consider selling.
- Owners of reclassified electric properties gain time and can postpone renovations
- Owners of fossil fuel properties remain under immediate regulatory pressure
- Co-ownerships represent a particular case: initiating a comprehensive renovation requires a vote in the general assembly, which extends timelines by several months, if not years
The regulatory timeline creates two parallel markets: one for compliant, liquid, and valued properties, and another for properties needing renovation, discounted and taking longer to sell. Before any purchase or rental investment, checking the DPE class and the heating method of the property determines the actual profitability of the project.
