Exclusive study — wave 2
The DPE discount, city by city
A house rated G sells 22% below a D-rated house per square metre
Across 956,923 transactions matched with their energy certificate, the price-per-square-metre gap between a G-rated and a D-rated house reaches 22%. The discount is clear on houses but almost absent on flats outside Paris — a finding that strongly qualifies the prevailing narrative on energy sieves.
Figures frozen on · Source: OneDpe.fr
Key figures
- −22,2 %
- house G vs house D
- median price per m²; Notaires 2024 benchmark: −25%
- −18,3 %
- houses F and G combined
- 126,542 F or G transactions
- 956 923
- transactions analysed
- single-lot sales matched DVF × DPE, fictitious geometries excluded
- 452
- publishable municipalities
- out of 2,560 documented — the others have too few transactions
Infographics
Free to reuse, including commercially, with the credit “Source: OneDpe.fr”. Click a thumbnail to enlarge and download — PNG 3200 px, editable SVG, greyscale proof.
Methodology
Published in full so anyone can check, replicate or challenge it.
Scope, definition, sources and limits
Scope
956,923 matched single-lot transactions, fictitious geometries excluded. Discount = median price per m² of a class relative to the class-D median, minus 1 (Notaires convention). Price per m² neutralises the size effect.
What the figure means
This is an OBSERVED price gap between classes, not an isolated causal effect. It is NOT a controlled hedonic regression: residual factors (location within a given area, age, overall condition) remain confounded with the energy effect. The Notaires 2024 study is controlled and serves as the benchmark.
Sources
- BDNB CSTB release 2025-07-a — DVF (transactions) × DPE (certificates) matching
- Notaires de France 2024 green value study (control benchmark)
Limits — what this study does NOT say
- Observable sub-sample (matched transactions), not the whole market.
- The raw national "flats" figure is never published: the Paris effect flips its sign. Flats are handled by geography (outside Paris / Paris).
- Municipalities and departments with too few transactions are not published (452 publishable out of 2,560 documented).
The data
Houses — median price per m² and gap vs class D
| Class | Median price per m² | Gap vs D | Transactions |
|---|---|---|---|
| A | 2 670 € | +26,0 % | 25 400 |
| B | 2 495 € | +17,7 % | 37 421 |
| C | 2 328 € | +9,9 % | 179 428 |
| D | 2 119 € | — | 274 945 |
| E | 1 972 € | −6,9 % | 181 983 |
| F | 1 782 € | −15,9 % | 74 573 |
| G | 1 649 € | −22,2 % | 51 969 |
825,719 house transactions in total. The gradient is regular from A to G, indicating a real effect rather than an artefact.
Flats — the counter-intuitive result
| Segment | Gap G vs D | Gap F+G vs D | Transactions |
|---|---|---|---|
| Outside Paris | +6,2 % | +6,1 % | 105 237 |
| Paris (75) | −3,2 % | −2,9 % | 16 106 |
Outside Paris, G-rated flats sell per square metre at or above the D level: location (older central districts, often poorly rated yet highly sought after) dominates the energy effect. This is why the raw national "flats" figure is never published — it flips the sign. The controlled benchmark remains the Notaires 2024 study, which isolates the DPE effect through hedonic regression and measures −12% on flats.
Ten municipalities with the steepest discount
| Municipality | Dept | F+G discount (observed) | Transactions |
|---|---|---|---|
| Tulle | 19 | −39,4 % | 180 |
| Thiers | 63 | −39,3 % | 180 |
| Mamers | 72 | −32,4 % | 153 |
| Mauges-sur-Loire | 49 | −30,3 % | 278 |
| Chemillé-en-Anjou | 49 | −29,3 % | 365 |
| Caudry | 59 | −27,9 % | 315 |
| Saint-Amand-Montrond | 18 | −27,7 % | 243 |
| Villefranche-de-Rouergue | 12 | −27,3 % | 194 |
| Avion | 62 | −26,5 % | 186 |
| Cosne-Cours-sur-Loire | 58 | −24,8 % | 248 |
Raw observed discount, for municipalities passing the publication threshold (≥ 50 reference sales in class D and ≥ 30 F- or G-rated properties). The steepest gaps cluster in slack markets, where buyers have choice and push down the price of energy-hungry properties. At municipal volumes the uncertainty band stays wide: the ranking indicates an order, not a measurement to the decimal. The full set covers 452 publishable municipalities — available on request.
Quotes
Attributable and ready to publish. For an interview, see the contact below.
« Between a D-rated house and the same house rated G, the price gap per square metre reaches 22%. On a 250,000-euro property, that is 55,000 euros handed to the negotiation. »
« The discount is not a uniform national phenomenon. It is severe on houses, almost absent on flats outside Paris, and it worsens in slack markets — where buyers have a choice. »
About OneDpe
OneDpe.fr is an independent platform of analysis tools for the French energy performance certificate (DPE). It offers free tools — certificate consistency checks, discount estimation, 3CL simulation, 2026 reform simulation, renovation works estimation — built on the analysis of several million certificates from the ADEME open data, cross-referenced with French property transaction data (DVF). OneDpe is published by RIANN SAS (Paris).
Going further
Journalist? Detailed figures, interviews and custom breakdowns: presse@onedpe.fr — reply within 24 hours.