A seller putting an apartment classified F in the energy performance diagnosis (DPE) up for sale no longer negotiates under the same conditions as two years ago. The energy label impacts the price, the selling timeframe, and even the ability to find a financially viable buyer.
The real estate market in 2026 operates on this logic: every regulatory constraint, every movement in interest rates reshuffles the deck among sellers, buyers, and investors. Understanding these mechanisms allows for stronger decision-making, whether buying, selling, or renting.
DPE and rental bans: what changes concretely for landlord owners
Since January 1, 2025, any housing classified G is considered indecent. No new lease can be signed for these properties, and their rents are frozen. Properties classified F remain rentable in 2026, but the rental ban for F will take effect on January 1, 2028, with a rent freeze already in place.
A decree from August 26, 2025, modified the conversion coefficient for electricity in the DPE calculation, changing from 2.3 to 1.9. All diagnostics conducted since January 1, 2026, use this new coefficient. In practice, some electrically heated homes gain a class, moving from F to E, for example.
For a landlord, the situation calls for a quick check: if the DPE is dated before 2026, it may be useful to redo it with the new coefficient. A property that shifts to E escapes the 2028 deadline and regains its rental capacity without renovations. Conversely, those that remain in F after recalculation must anticipate energy renovation work or consider selling, as a property banned from rental loses a significant part of its value.
You can learn everything about Partimmobilier to follow listings and prices according to energy classes, which gives a concrete idea of the DPE’s impact on negotiation.
New builds in crisis, old properties stagnating: where do real estate prices stand in 2026
The new build market is going through a tough phase. A professional observatory reports a 23.6% decrease in new housing reservations in the second quarter of 2026 compared to 2025. Bulk sales are declining even more sharply, by over 40%.
In the old property market, the situation is more nuanced. Transaction volumes are gradually picking up, but prices do not follow a uniform trajectory. Territorial disparities are pronounced:
- Major metropolitan areas show relative price stability, driven by structural demand for well-located and well-rated DPE properties.
- Suburban municipalities attract buyers who are balancing living space and budget, particularly first-time buyers pushed out of city centers.
- Rural areas or less dynamic medium-sized towns are experiencing sharper price corrections, with lengthening selling times.
A property in good energy condition, in a municipality with services and transport, sells faster and at the price. Conversely, an energy-intensive home in a less competitive area accumulates disadvantages: depreciation at sale, difficulty obtaining bank financing for the buyer, and the prospect of mandatory renovations.
Mortgage rates: is the window closing in the fall of 2026
After a period of relative relaxation, average rates have risen for 20 and 25-year terms. The 10-year OAT is at levels not seen in several years, which mechanically drives up bank rates.
For a buyer, the question is not so much the absolute level of the rate as their actual borrowing capacity. A rise of a few tenths of a point reduces the amount borrowable by several thousand euros over 25 years. Banks remain selective: personal contribution, job stability, and debt-to-income ratio are scrutinized.
Feedback varies on this point depending on regions and institutions, but it is generally observed that well-prepared applications (at least 10% contribution, stable situation, property in good condition) pass without difficulty. More fragile profiles or projects involving properties requiring heavy renovations face more refusals.
Zero-interest loan: a lever that remains active
The PTZ continues to play a role for first-time buyers. It allows financing a part of the acquisition without interest, which partially offsets the rise in rates. Eligibility conditions (income ceilings, geographical areas, type of property) should be checked in advance of the project, as they evolve regularly.
Buying or selling in 2026: the concrete decisions to make
For sellers, the priority is to present a property with an up-to-date DPE and, if possible, with work already completed or estimated. A credible energy audit reassures the buyer and smooths the negotiation. Putting a property classified F or G up for sale without a pricing strategy amounts to suffering an unplanned depreciation rather than a controlled one.
For buyers, selectivity is key. The market offers more room for negotiation than in 2021 or 2022, but this margin is concentrated on poorly positioned properties (overpriced, unfavorable DPE, secondary location). For quality properties in tight areas, competition remains real.
Here are some criteria to systematically check before committing:
- The effective DPE class with the new conversion coefficient (diagnostic after January 1, 2026).
- The amount of condominium fees and any voted or upcoming works, particularly those related to collective energy renovation.
- The actual borrowing capacity, simulated with current rates and not those from six months ago.
- The rental potential of the property if the goal is investment, taking into account rental bans by DPE class.
The real estate market in France remains fragmented: what is true in Paris is not in Saint-Étienne, and national trends mask very contrasting local realities. Analyzing the market at the municipal or neighborhood level remains the most useful reflex before any buying or selling decision.
