The French real estate market in 2026 is not just about a price curve or transaction volume. Two less visible parameters are reshuffling the cards: the reform of the energy performance certificate (DPE) calculation scheduled for January 2027 and the tightening of MaPrimeRénov’ since September 2026. These regulatory adjustments directly affect the rental value and resale capacity of hundreds of thousands of homes.
Measuring their impact allows us to understand where the true tipping points of the market lie.
DPE Reform 2027: Impact on the Rental Stock and Prices
A decree published in the Official Journal on August 26, 2026, plans to lower the conversion coefficient of electricity to primary energy from 1.9 to 1.7 starting January 1, 2027. This technical change has a direct consequence: homes heated by electricity could see their energy label improve without a single wall being insulated.
According to estimates reported by MoneyVox, approximately 300,000 primary residences could move out of classes F or G. A significant portion concerns the private rental stock, meaning that properties currently considered energy sieves would become rentable again.
To follow real estate news on Buzz du moment, this type of regulatory data is a leading indicator of upcoming rental supply movements in the coming months.
The legal timeline remains in place. Properties classified as F will be banned from rental starting in 2028, and those classified as E starting in 2034. The reform of the coefficient does not eliminate these deadlines: it temporarily shifts certain properties from one category to another.
| Parameter | Before Reform (2026) | After Reform (2027) |
|---|---|---|
| Primary energy electricity coefficient | 1.9 | 1.7 |
| Potentially reclassified homes out of F/G | – | Approximately 300,000 |
| Ban on renting class G | In effect since 2025 | Maintained |
| Ban on renting class F | Scheduled for 2028 | Unchanged |
| Cost of DPE update | – | Free via the DPE-Audit Observatory of Ademe |
MaPrimeRénov’ September 2026: Removed Aids and Their Consequences
Decree No. 2026-822 of August 25, 2026, applicable to applications submitted from September 1, has removed several packages from the MaPrimeRénov’ pathway by gesture. The works concerned include certain insulation, ventilation, and heating equipment items.
This tightening creates a gap between two categories of homeowners:
- Those who submitted their files before September 2026 still benefit from the old packages, with broader coverage of individual works
- Those who submit from September must go through comprehensive renovations to access significant aids, which increases the entry cost
- Landlord owners in tight areas face a dilemma: renovate at a higher cost or wait for the DPE reclassification of 2027 for properties heated by electricity
The same system extends access to the supported pathway until December 31, 2027. Comprehensive renovations remain subsidized, but isolated gestures lose their funding. For a homeowner who was considering only changing their boiler or insulating their attic, the economic calculation changes radically.
Real Estate Transactions 2026: Real Recovery but Volume Still Limited
The market shows measurable signs of recovery. The volume of sales is increasing compared to the low point of 2024 but remains well below the record levels observed in recent years.
Buyers are returning with different behaviors: longer reflection periods, systematic negotiation, increased attention to the energy label.
Discrepancies Between Old and New
In the old market, the recovery is gradual and driven by metropolitan areas. Some markets are still adjusting on prices, while others are regaining a more sustained dynamic.
In the new market, the situation is more tense. Construction is struggling to restart after two years of crisis, and the volumes of new builds remain low.
Mortgage Rates and Purchasing Power: A Fragile Balance
Financing conditions have improved compared to the peak of 2023-2024. This easing has allowed some buyers to return to the market.
The scenario taking shape is that of an active market without a surge in prices. Buyers have a borrowing capacity higher than in 2024 but lower than in the 2019-2021 period. This intermediate window explains why sellers who price their property correctly find buyers.
The energy performance of housing now weighs directly in the financial equation. A property classified A or B negotiates less, sells faster. A property classified F without the prospect of DPE reclassification suffers a discount that adds to the cost of mandatory works.
The French real estate market at the end of 2026 is structured around two lines of fracture. The first separates energy-efficient properties from others, with a direct impact on prices and selling times.
The second opposes areas where rental supply could increase due to the DPE reform to territories where shortages persist. The data to watch remains the DPE coefficient on January 1, 2027: its application will confirm or deny the return of 300,000 homes to the rental market.
