BREEAM certification for offices: aim right, recoup fast
The In-Use V6 framework actually offers 5 performance levels, Pass, Good, Very Good, Excellent and Outstanding, and only one truly pays off.
BREEAM Very Good amortises in 4 to 7 years, Outstanding rarely before 12 years: the Very Good tier (>= 55%) captures the bulk of the asset value targeted by Outstanding for a fraction of its compliance cost. BREEAM In-Use V6 certification (BRE Global, Technical Manual SD221 V6.0.0, 2020) structures office retrofit across 6 levels and 10 categories. The budget ranges from 15 to 45 EUR/m² depending on the tier targeted, the floor area and the expected finish level, for a return on investment of 4 to 7 years driven by the reduction in energy consumption, measured at the meters before and after works. Kytom supports CFOs and Asset Managers on the audit, site management and BRE application filing within 12 weeks.
The BREEAM In-Use V6 framework (BRE Global, Technical Manual SD221 V6.0.0, 2020) distinguishes 6 certification tiers, based on a consolidated score across 10 technical categories.
| Level | Required score | Typical profile |
|—|—|—|
| Acceptable | >= 10 % | Initial audit, management baseline |
| Pass | >= 25 % | Basic regulatory compliance |
| Good | >= 40 % | Recent building, minor adjustments |
| Very Good | >= 55 % | Most common tier in France |
| Excellent | >= 70 % | Asset with strong ESG requirements |
| Outstanding | >= 85 % | ESG showcase, heavy LCA constraints |
For Asset Managers and CFOs, the framework aligns with the CSRD directive (EU 2022/2464) applicable since 2024 to large companies and extended in 2026 to mid-cap companies with more than 250 employees. In parallel, the OPERAT tertiary decree requires -40 % in consumption by 2030 and -60 % by 2050 (Légifrance, decree no. 2019-771 of 23 July 2019, art. R. 174-22 to R. 174-32). For HR Directors, the measured criteria (air quality with VOC below 500 µg/m³, acoustics under 45 dB per NF S 31-080:2006, daylight factor above 2 %) go hand in hand with a decline in absenteeism on the assets we monitor. SRI-labelled real estate funds now require environmental certification on more than 75 % of their assets within 5 years, in accordance with articles 8 and 9 of the SFDR regulation (EU 2019/2088).
Our reading differs from the market consensus on the target tier. The professional orthodoxy pushes towards Excellent or Outstanding to signal an exemplary approach. In practice, across our recent portfolio, the Very Good tier captures the bulk of the prime rent differential observed by brokers, for a compliance cost significantly lower than that of Outstanding. The valuation gap between Very Good and Excellent remains marginal, rarely amortisable over a holding horizon shorter than 8 years.
Which BREEAM tier should you target for an office building in France?
Very Good (>= 55% under the In-Use V6 framework) captures the bulk of Outstanding’s asset value for a fraction of the cost. Excellent or Outstanding only amortise over holding horizons longer than 8-12 years, or for ESG showcase assets.
What is the BREEAM In-Use V6 retrofit budget per m²?
Between 15 and 45 EUR/m² depending on the tier targeted, the floor area treated and the building’s constraints. We calibrate the range to the asset typology before any commitment.
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