The French real estate market in 2026 is no longer summarized by a national price curve. Talking about a single market obscures contradictory dynamics depending on the type of property, its energy label, and its tax status.
Three segments now stand out by their rules, regulatory timelines, and risk levels: the classic old property, the energy-hungry rental, and the condominiums engaged in renovation. Understanding these distinctions changes the interpretation of each indicator published by notaries or INSEE.
Old, energy-hungry rentals, and renovable condominiums: three real estate markets in 2026
The quarterly analyses from Notaires de France for the first quarter of 2026 confirm a recovery in transaction volumes in the old property market. Mortgage rates have stabilized after a period of increase, which has mechanically brought buyers back to this segment.
This overall observation masks a fracture. A well-rated old apartment according to the DPE is negotiated under radically different conditions than a property labeled F or G, which is subject to the deadlines of the Climate and Resilience law. The former benefits from a fluid market. The latter suffers from an increasing discount, amplified by the approach of the ban on renting thermal sieves.
The third segment, that of condominiums engaged in energy renovation work, follows yet another logic. The Anah initiated in the first half of 2026 437 MaPrimeRénov’ Copropriétés files representing 17,146 housing units, with a submission rate comparable to that of 2025.
These condominiums constitute a separate market, where the value of the property depends as much on the voted work plan as on its location. To follow these developments over the months, real estate information on Actu Immobilier regularly details each of these segments.
DPE 2027 and rental ban: the timeline that redistributes prices
The decree of June 11, 2026, clarified the contours of the DPE reform expected for 2027. This reform notably introduces the A0 label, modifies calculation thresholds, and redefines performance criteria for both sales and rentals.
For landlords of properties rated G, the countdown has begun. The ban on renting these properties, already effective for the worst labels, will gradually extend. Field reports diverge on the actual extent of the discount: some local markets see marked declines on thermal sieves, while others find that opportunistic buyers absorb the supply at reduced prices.
What the reform concretely changes for a landlord
- A property rated G can no longer be offered for rent according to the timeline of the Climate and Resilience law, unless renovation work allows for an upgrade of the label.
- The new DPE 2027 may potentially change the classification of certain properties, both positively and negatively, making short-term value projections uncertain.
- Condominiums that have voted for a global work plan benefit from distinct treatment: the collective label gain enhances the value of each unit, even before the end of the construction.
The available data do not yet allow for measuring the exact impact of the decree of June 11, 2026, on sale prices. The first concrete effects will only be visible after the new scale comes into effect.
LMNP reform and resale taxation: a transformed rental arbitration
The taxation of non-professional furnished rental has changed significantly since 2025, with confirmation in 2026. Amortizations deducted are now reintegrated into the calculation of capital gains upon the sale of the property. This mechanism already existed for professional landlords, but its extension to LMNP profoundly alters the profitability calculation at resale.
Concretely, an investor who has deducted several years of amortizations on a furnished property will see their capital gains base increased accordingly at the time of sale. The tax bill at exit can cancel part of the gain obtained during the operation.
Who is affected and to what extent
This reform does not eliminate the LMNP status. It changes the holding strategy. An investor planning to keep their property for the very long term will be less affected than an investor who buys, depreciates, and resells on a short cycle.
The arbitration between furnished and unfurnished rental is therefore recalculated for each project, incorporating the planned holding duration, the amount of amortizations, and the tax regime of the capital gain. Online simulators do not all take this reform into account, creating a gap between the projected figures and the tax reality.
MaPrimeRénov’ 2026: new rules and restricted access to aid
MaPrimeRénov’ has been profoundly restructured in 2026. Since February 23, 2026, a France Rénov’ appointment is mandatory before any significant renovation request. This preliminary step, absent from previous schemes, lengthens the processing times for applications.
The number of requests has dropped significantly compared to previous years. Several factors explain this decline: the complexity of the administrative process, the temporary closure of certain platform functionalities in August 2026, and the refocusing of aid on comprehensive renovations at the expense of isolated actions.
For the real estate market, this contraction of renovation aid has a direct consequence. Owners of thermal sieves who relied on MaPrimeRénov’ to finance compliance before the DPE deadlines now face a tighter schedule and more restrictive access conditions.
Condominiums: a segment that resists
In contrast, the condominium aspect of MaPrimeRénov’ maintains a stable processing rhythm. The collective scheme seems better structured than the individual process, with support from France Rénov’ operators from the diagnostic phase. For buyers, purchasing in a condominium that has engaged in this type of approach represents a signal of future valuation, provided that the actual progress of the work plan and the remaining share to be financed are verified.
The 2026 real estate market is therefore viewed through these three lenses. National indicators of prices and transactions retain their usefulness for identifying trends, but they smooth over local and regulatory realities that determine the actual value of a property at the time of purchase or rental. Before relying on an average figure, checking the DPE label, the tax status of the property, and the state of available aid remains the most reliable approach.