If you are a property owner, you may have come across alarmist headlines in recent months about homes that “can no longer be sold,” imminent bans, and catastrophic devaluations, and it is natural to feel concerned.

Let us clarify immediately: there are no expropriations in sight, there are no immediate sales freezes, and your home will not suddenly become unsellable overnight.

What is actually happening is more subtle but equally important: the real estate market is changing, and energy-inefficient homes are progressively losing value compared to retrofitted ones. This is not due to a direct legal obligation, but to concrete and measurable market dynamics.

As Idee&Immobili, a real estate agency rooted in Tuscany with offices in Florence, Prato, and Sesto Fiorentino, our goal is not to frighten you with apocalyptic scenarios, but to help you understand how to protect the economic value of your real estate asset. Because the Green Homes Directive is not an immediate emergency, but a reality that is already influencing buyer choices and market prices.

In this article, we analyze the latest news on green homes, concrete deadlines, real obligations (and those invented by misinformation), and above all, we help you understand if and when it is advisable to act.

What the Green Homes Directive entails and what it means for the market

First of all, let us clarify the meaning of “green home” and what the European directive actually says. Directive (EU) 2024/1275, known as the EPBD (Energy Performance of Buildings Directive) or simply the “Green Homes Directive,” is a European regulation that establishes progressive targets for reducing the energy consumption of residential buildings.

The stated goal is ambitious: to reduce CO₂ emissions from the building sector (which accounts for 40% of total energy consumption in Europe) through a gradual renovation plan for the existing building stock.

In practical terms, the directive sets two main targets for residential buildings:

• By 2030: an average reduction in energy consumption of 16% compared to current levels
• By 2033: an average reduction in energy consumption of 20-22%

These targets translate into the progressive improvement of the energy class of properties, measured through the Energy Performance Certificate (EPC). Currently in Italy, according to ENEA data, approximately 74% of the Italian building stock falls into the lowest energy classes (F and G), and only the remaining 26% of properties are in one of the most efficient energy classes (A, B, C, and D).

To better understand how the EPC works and which parameters define a property’s energy class, you can consult the official ENEA guide on the Energy Performance Certificate.

The transposition of the Green Homes Directive in Italy: where do we stand?

The European directive has been published in the Official Journal of the European Union and can be consulted in the official text of Directive (EU) 2024/1275. Each Member State is now required to transpose it into its national legislation by a specific deadline: May 29, 2026.

This means that by that date, Italy must present and approve a National Renovation Plan explaining concretely how it intends to achieve the consumption reduction targets. At the moment (April 2026), the Italian government is behind schedule, and the European Union already opened an infringement procedure in March 2026 specifically to urge the submission of the plan.

Among the latest news on green homes in Europe, it should be noted that other Member States (such as France and Germany) have already prepared detailed plans with structural economic incentives and defined renovation paths. Italy, on the other hand, is still discussing internally how to adapt the directive to the specific nature of our historic building heritage and the financial availability of families.

So, what changes concretely with the green directive? At the moment, very little in terms of direct obligations for individual owners. But a great deal in terms of market dynamics, as we will see shortly.

What are the deadlines for the Green Homes Directive for 2026?

Although May 29, 2026, is the first date to mark on the calendar for Italy (the deadline for submitting the National Renovation Plan), there are also other dates to keep in mind, both for 2026 and for the years to come.

Here are the key dates to keep in mind:

• May 29, 2026: deadline for the transposition of the directive into Italian national legislation. By this date, the Italian government must present the National Renovation Plan.
  
• December 31, 2026: all new public buildings must be equipped with solar photovoltaic or thermal systems (where technically feasible).
  
• 2030: target of a 16% reduction in the average energy consumption of residential buildings. This is not an obligation for individual owners, but a national target to be achieved through widespread renovations.
  
• 2033: target of a 20-22% reduction in average energy consumption. This is also an aggregate target, not an individual constraint.
  
• 2050: final goal of complete decarbonization of the European building sector.

It is fundamental to understand that the directive sets average national targets, not stringent individual obligations for every single property. There is no regulation prohibiting the sale or rental of a Class G home from 2030. However, the market is already reacting, and this is the real crucial point.

Depreciation of Class G properties: what happens if I do not renovate my home by 2030?

We come to the question that concerns owners the most: if I do not carry out energy renovation work, what happens to my home?

The direct answer is: there are no direct penalties, sales bans, or immediate renovation obligations for individual owners. Debunking this fake news is important: even after 2030, it will be legally possible to sell or rent a Class G property.

The real risk is not legal, but economic. The market is already penalizing energy-intensive properties through a phenomenon called the “Brown Discount,” i.e., the depreciation of inefficient buildings, while rewarding retrofitted ones with a “Green Premium“.

This is also confirmed by market data collected in 2025, which show that:

• Class G properties are already undergoing an estimated depreciation of between 15% and 30% compared to equivalent but more efficient properties
• Buyers, especially young couples with a mortgage, prefer properties in better energy classes to save on bills and for greater future appeal in case of resale
• Banks are starting to evaluate the energy class in mortgage lending conditions, offering more favorable rates for efficient properties

As we explored in our article on 2026 real estate market forecasts, energy awareness among buyers has grown tremendously over the last two years. It is no longer an environmentalist niche but a rational economic assessment: a Class G home can cost €2,000-€3,000 more per year in bills compared to a Class C or B home.

The real estate agent’s opinion: sell today or retrofit?

The correct strategic question every owner must ask themselves is: is it better to invest in energy retrofitting or sell immediately before the value drops further?

The answer is not universal and depends mainly on three variables:

1. Retrofitting costs vs. property value

If the house requires €50,000-€70,000 of work (thermal insulation, window replacement, heat pump boiler, photovoltaics) to move from Class G to Class C, and the current value is €150,000, it probably does not make economic sense to invest that amount. It is better to sell immediately and leave the decision of if and how to retrofit to the new owner.

If, on the other hand, the property is worth €400,000 and the work costs €60,000, retrofitting could make sense because it increases the future sale value and makes the property competitive on the market.

2. Timing and urgency of sale

If there is a need to sell within a few months for personal reasons and there is no physical time to do the work (which requires at least 6-12 months between design, permits, and execution), in this case, it is better to sell immediately, accepting a slightly lower price.

If, however, there is no rush, you can evaluate whether to access available incentives and retrofit to maximize value.

3. Area and property type

In the historic centers of Florence, Prato, or Sesto Fiorentino, even a Class G property maintains value due to its prestigious location. Conversely, in the suburbs or less sought-after areas, the energy class becomes a much stronger discriminating factor.

If you are considering selling a house in Florence, selling a house in Prato, or in Sesto Fiorentino, we recommend requesting a free valuation from our agents. Only with a professional analysis of the specific case will it be possible to make the most advantageous decision from an economic point of view.

What are the incentives for green homes in 2026?

If the decision is not to sell but to energy-retrofit the property, it is essential to know the 2026 green home bonuses and available incentives. Although the Superbonus 110% has now been drastically reduced, there are still tools that can offset the costs of interventions aimed at increasing energy efficiency.

Standard Ecobonus

IRPEF/IRES tax deduction of 50% for primary residences and 36% for second homes for energy efficiency work: global energy retrofitting, window replacement, installation of condensing boilers or heat pumps, thermal insulation, solar shading.

The deduction is recovered over 10 years through the tax return.

Thermal Account 3.0

Incentive provided directly by the GSE (Gestore Servizi Energetici) for energy efficiency interventions and the production of thermal energy from renewable sources. In this case, you can receive capital grant support up to a maximum of 65% of eligible expenses.

Unlike tax deductions, here you receive a direct refund to your bank account, generally over 2-5 years.

Residual Superbonus for apartment buildings

Although the Superbonus 110% has officially ended, for apartment buildings that started procedures by certain deadlines, it is still possible to complete work with reduced rates.

Photovoltaic Bonus

Tax deductions of 50% for the installation of photovoltaic systems with storage on primary residences. The percentage drops to 30% for other homes.

Incentives change frequently. For this reason, we recommend always consulting a qualified technician (surveyor, architect, engineer) before planning renovation work to verify which incentives are accessible in your specific case.

Frequently Asked Questions about the Green Homes Directive

Not panic, but awareness

The Green Homes Directive is not an emergency requiring immediate desperate actions, but a structural change in the real estate market that is already starting to produce concrete effects on prices.

As owners, you essentially have three possible paths:

1. Sell immediately if the property is very energy-intensive and the retrofitting costs are disproportionate to the value
2. Retrofit by taking advantage of available incentives, if it makes economic sense and you have time
3. Wait by keeping the property as it is, accepting the risk of progressive depreciation

There is no absolute right choice, only the right choice for your specific case. And this is exactly where the professional advice of a real estate agency rooted in the territory makes the difference. Idee&Immobili is at your disposal at our offices in Florence, Prato, and Sesto Fiorentino to evaluate your property for free and help you make the most advantageous decision, with real data and without alarmism.