The new DPE in 2026: impact on your property purchase in Paris

What has changed in the DPE?

It has gone from an informational document to a binding one. Since the 2021 overhaul it is calculated from the building’s physical characteristics (the 3CL method) rather than from energy bills, it retains the less favourable of its two components (primary energy and greenhouse gases), and it now drives a timetable of rental bans.

The Diagnostic de Performance Énergétique (Energy Performance Rating) was thoroughly overhauled in 2021, then adjusted for small surface areas in 2024. In 2026, it is a central document in every property transaction. It is no longer merely informational: it now has binding force, with progressive rental bans for the least energy-efficient homes.

The new DPE uses a unified calculation method (3CL method) based on the physical characteristics of the building, no longer on energy bills. It incorporates two components: primary energy consumption (in kWh/m²/year) and greenhouse gas emissions (in kg CO2/m²/year). The final class retained is the less favourable of the two.

From when is a home banned from the rental market?

G since 1 January 2025, F from 1 January 2028, E from 2034. These bans apply to new leases and renewals, not to sales: a G-rated home remains perfectly saleable in 2026.

Homes rated G have been banned from the rental market since January 1, 2025 (for new leases and renewals). Homes rated F will be banned from January 1, 2028. Homes rated E will follow in 2034.

In 2026, a G-rated property can no longer be let. An F-rated property can still be rented, but with a clear deadline: any lease signed after January 1, 2028 must concern a property rated E or better.

How much does a poor DPE cost you in Paris?

From 5 to 10% for an E-rated home, and 10 to 20% for an F or a G, more still on small units. Against an upgrade cost of 15,000 to 40,000 euros for a standard Paris apartment, roughly 500 to 800 euros/m², that discount often exceeds the actual renovation spend.

The DPE has created a two-speed market in Paris. Properties rated D or better trade at market price. Properties rated E suffer a discount of 5 to 10%. Properties rated F and G show discounts of 10 to 20%, and even more for small units where the renovation cost per square metre is proportionally higher.

This discount represents an opportunity for buyers willing to undertake energy renovation works. An F-rated apartment in a handsome Haussmannian building can, after window insulation, heating system replacement and loft insulation, reach class D, with significant potential capital appreciation.

Why is the DPE so harsh on Parisian buildings?

Because nearly 60% of Paris homes sit in buildings predating 1948, where the three usual levers are blocked: exterior insulation impossible in protected areas, wooden windows subject to heritage architects’ approval, and collective heating that cannot be modified flat by flat.

The Parisian housing stock is predominantly old. Nearly 60% of homes are in buildings constructed before 1948, with specific constraints: cut-stone walls (exterior insulation often impossible in protected areas), wooden windows under the supervision of the Architectes des Bâtiments de France, collective heating systems (impossible to modify individually).

The DPE adjustment for small surfaces (under 40 m²), applied since 2024, has reclassified many Parisian studios and one-bedroom apartments that were artificially penalised by the surface-to-heat-loss ratio.

Should you buy an E, F or G rated home in Paris?

Yes to live in, provided you have costed the works: the 10 to 20% discount on an F or a G often exceeds the 15,000 to 40,000 euros needed to upgrade it. No as a rental investment, where you should aim for D at minimum, since a G is already banned from letting and an F will be from 2028.

If you are buying to live in, a property rated E or F with renovation potential can represent an excellent deal, provided you budget for the works (15,000 to 40,000 euros for a standard Parisian apartment). If you are buying as a rental investment, aim for D at minimum to avoid any rental restrictions.

At Home Select, our property hunters systematically analyse the DPE and estimate the cost of bringing the property up to standard before recommending it. Discover our purchasing support.

FAQ

Can a G-rated property still be sold?

Yes, the sale is not prohibited. Only letting is banned for G-rated homes. A buyer can purchase a G-rated property to live in or to renovate before renting it out.

How to go from F to D?

The most effective works in Paris are window replacement (double or triple glazing), interior wall insulation, heating system replacement and VMC (mechanical ventilation) installation. Estimated budget: 15,000 to 40,000 euros depending on the surface area.

Is the DPE reliable for old buildings?

The 3CL method has its limitations for older construction. Cut-stone walls have a thermal inertia that the standard calculation does not always properly account for. This is why some old buildings are rated F even though their occupants consume energy reasonably.

Are renovation grants compatible with a purchase?

Yes. MaPrimeRenov’ is available to owner-occupiers and landlords, subject to income conditions. CEE (Energy Savings Certificates) provide additional support. In co-ownerships, MaPrimeRenov’ Copro finances collective works.

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