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The cost-optimal analysis is not able to address the multi-dimensionality of the decision according to the new European objectives and International sustainable development goals in the field of the nearly-zero energy building (NZEB) design. The purpose of this paper is to study the role of multi-criteria decision analysis (MCDA) for guiding energy investment decisions.

The paper explores the Preference ranking organization method for enrichment of evaluations II (PROMETHEE II) application to support the project of transforming a rural building into a NZEB. The evaluation provides an estimate of the effects of alternative energy efficiency measures, involving energy consumption, life cycle costs, carbon emissions, property value and indoor comfort criteria. The study performs a multi-actors analysis in order to understand how different consumers' point of views can influence the final choice of the best investment. Furthermore, a multi-site analysis explores the spatial variation of NZEB building appreciation in the real estate market.

The PROMETHEE II-based model ranks 16 alternative solutions for the NZEB according to energy, economic and extra-economic criteria. The multi-actors analysis highlights the configuration of the NZEB building that best meets the needs of different end-users, respecting the European directives and national standards. The multi-site analysis concludes that location does not change users' appreciation and not influence the output for the best solution.

The MCDA occurs as a support tool that helps to optimize the preliminary design phase of NZEB through the exploration of the optimal solution considering crucial criteria in the energy and environmental and real estate market rules.