What is the average house price in France?

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A team specialized in real estate investing in European countries (France, Germany, Spain, Italy, etc.).

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Maxence Toulouse 🇫🇷

General Manager of Iddyl Property

Maxence, the general manager of Iddyl Property, is a true expert in the French real estate market and always stays up to date with the latest trends. Iddyl Property specializes in helping non-residents find their ideal property in France, managing the entire process from search to purchase. With partnerships across 25,000 agencies, they offer unmatched access to top opportunities. Our talk with him helped us go back to the blog post, improve some details, and bring in his personal touch.

What types of properties are included in the average house price—apartments, detached houses, new builds, or old homes?

France's average house prices include all residential property types: apartments, detached houses, new constructions, and existing properties.

Apartments dominate urban areas and represent the majority of transactions, with a national median price of €4,230 per square meter as of 2025. Detached houses are more common in rural and suburban areas, averaging €2,335 per square meter nationally.

New builds versus existing properties show significant pricing differences. New constructions typically cost 2-3% in total transaction fees compared to 7-8% for existing properties. New builds benefit from lower registration taxes (0.7% plus VAT) but include 20% VAT in the purchase price. Existing properties face higher registration taxes (5.8%) but often offer better locations and established neighborhoods.

National averages blend all property types, with new builds concentrated in expanding urban areas and renovation projects primarily found in rural zones. In Paris specifically, apartment prices averaged over €9,000 per square meter in October 2024, while house prices were even higher, reaching up to €15,000 per square meter in premium arrondissements.

It's something we develop in our France property pack.

Where in France are you looking—Paris, major cities, coastal towns, rural areas, or upcoming regions?

Location dramatically impacts property prices across France, with Paris commanding the highest premiums and rural areas offering the most affordable options.

Paris remains France's most expensive market, with central arrondissements reaching €15,000 per square meter. The 6th arrondissement exemplifies luxury pricing, while the overall Paris average sits at €9,420 per square meter as of 2025.

Major cities show substantial but more accessible pricing. Lyon averages €5,560 per square meter for apartments and €4,200 for houses. Bordeaux commands €4,955 per square meter for apartments and €3,800 for houses, driven by its wine region prestige and economic growth.

Coastal towns, particularly on the Côte d'Azur, maintain premium pricing. Nice averages €6,188 per square meter for apartments, while exclusive areas like Cap d'Antibes and Saint-Jean-Cap-Ferrat reach €15,000-€21,200 per square meter. These areas attract international buyers seeking luxury coastal properties.

Rural areas offer dramatic affordability. Creuse, France's most affordable department, offers properties from €700 per square meter, with complete renovation projects available from €15,000. Upcoming regions like Occitanie present strong growth potential, with coastal towns like Narbonne and Béziers, plus Toulouse's tech hub, driving prices from €317-€480 per square meter.

What's the average cost per square meter in each of those areas and for each property type?

How much does the total purchase cost come to, including agency fees, notary fees, and registration taxes?

Total purchase costs in France significantly exceed the property price, ranging from 10-15% additional costs depending on property type and age.

Notary fees represent the largest additional cost, ranging from 7-8% for existing properties to 2-3% for new builds. These fees increased in 2025, with some regions potentially reaching 9% due to departmental tax increases.

Registration taxes add 5.8% for existing homes or 0.7% plus 20% VAT for new builds. Agency fees typically range 2-5% but are usually paid by the seller.

For a concrete example: purchasing a €300,000 existing property requires €27,000 in notary fees plus €17,400 in registration taxes, totaling €44,400 in additional costs (14.8% of purchase price). Mortgage-related costs add another 0.5-1% of the loan amount in arrangement fees.

New builds offer lower transaction costs but higher VAT. A €300,000 new apartment might incur €9,000 in notary fees (3%) plus €60,000 in VAT (already included in asking price), making the total transaction cost structure different but significant.

It's something we develop in our France property pack.

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What mortgage rates and conditions can you get in France right now, and what's the typical monthly cost for a standard loan?

French mortgage rates have stabilized in 2025 at historically reasonable levels, offering attractive financing conditions for property buyers.

Current mortgage rates as of June 2025 average 3.54% for 15-year loans, 3.64% for 20-year loans, and 3.75% for 25-year loans. Experts predict rates could drop to 2.50% by end-2025, depending on economic stability.

Typical monthly costs work out to approximately €500 per month per €100,000 borrowed on a 20-year repayment schedule. Lending conditions require maximum 35% debt-to-income ratio, with 70-80% loan-to-value for EU residents and 50-70% for non-EU buyers.

Non-residents face stricter requirements: 20% deposit plus demonstrating additional 20% in savings (effectively 40% total financial commitment). Banks assess global debt ratios and professional stability for foreign applicants.

Mortgage arrangement fees typically cost 0.5-1.5% of loan amount. Additional costs include notary fees (0.26% extra for mortgage registration) and mandatory insurance. Early repayment penalties are capped at 3% of outstanding balance or six months' interest.

How have average property prices changed compared to one year ago and five years ago?

French property prices show contrasting trends between recent corrections and longer-term substantial growth.

One-year change: Property prices declined 1.89% from Q4 2023 to Q4 2024 nationally. Paris experienced steeper drops, falling 5.56% in Q3 2024, marking 13 consecutive quarters of price declines in the capital.

Five-year change: Despite recent corrections, property prices surged 59.73% in nominal terms from 2019 to 2024, representing one of Europe's strongest performing markets during this period.

Regional variations are significant. Île-de-France (including Paris) saw 5.3% annual declines in Q3 2024, while some markets like Nice showed minimal decreases. The national decline moderated from 23.4% in March 2024 to 12% by November 2024.

Market stabilization emerged by early 2025. The National Real Estate Federation reported prices stabilizing at €2,930 per square meter nationally as of January 2025, with modest recovery expected in the second half of 2025.

What are the current price forecasts over the next 1 year, 5 years, and 10 years?

French property price forecasts suggest cautious optimism with gradual recovery expected across different timeframes.

1-year forecast (2025): Prices are expected to increase 1-2.5% as the market recovers from recent corrections. FNAIM anticipates stabilization in the first half of 2025, followed by modest growth in the second half as mortgage rates decline and buyer confidence returns.

5-year forecast (2025-2030): Moderate annual growth of 2-3% is projected for major cities like Lyon and Toulouse. High-growth regions like Occitanie could see 4-6% annual appreciation, driven by infrastructure development and population migration from expensive coastal areas.

10-year outlook: Long-term forecasts suggest sustained but measured growth, with environmental regulations and energy efficiency requirements increasingly influencing property values. Areas with strong economic drivers and sustainable development practices are expected to outperform.

Recovery pace depends heavily on mortgage rate evolution and financing conditions. ECB policy changes and geopolitical stability will significantly impact market trajectory, with foreign investment patterns also playing a crucial role in luxury segments.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

How do average property prices in French cities compare to other similar European cities like Barcelona, Milan, or Munich?

French property prices position competitively within the European market, with Paris commanding premium pricing while other French cities offer relative value.

Paris at €9,420 per square meter sits below Munich (€10,900) but significantly above Barcelona (€2,745) and Milan (€4,500). London leads European pricing at €32,000 per square meter, making Paris appear relatively affordable for a major capital.

French secondary cities offer compelling value compared to European peers. Lyon at €5,560 per square meter for apartments provides significant savings compared to similar-sized German or Scandinavian cities.

This positioning makes France attractive for European investors seeking exposure to stable markets with growth potential, particularly in emerging regions that trade at substantial discounts to established centers.

Which locations are currently the most expensive, the most budget-friendly, and the most promising in terms of growth potential?

France's property market offers stark contrasts between ultra-luxury destinations, affordable rural opportunities, and emerging growth markets.

Most expensive locations: Saint-Jean-Cap-Ferrat leads at €21,200 per square meter, followed by central Paris (€15,000), Cannes (€8,000+), and exclusive Alpine resorts like Courchevel where luxury chalets reach €23,000 per square meter.

Most budget-friendly areas offer exceptional value for money:

• Creuse: Properties from €700 per square meter, with complete renovation projects available from €15,000
• Charente: €150,000 for 4-bedroom villas with gardens
• Cher: Stone houses from €50,000 in good condition
• Haute-Marne and Nièvre: Rural properties under €1,000 per square meter
• Industrial towns like Saint-Étienne: €1,385 per square meter for apartments

High-growth potential areas center on Occitanie region, dubbed "Next Provence" by investors. Coastal towns like Narbonne and Béziers, plus Toulouse's expanding tech hub, offer 4-6% annual appreciation potential. Medium-sized cities like Grenoble (€2,806/m²) and Bordeaux provide stable growth with better affordability than Paris.

It's something we develop in our France property pack.

What are the smartest buying options today if you plan to live there, rent out short term (like Airbnb), rent long term, or resell later at a profit?

Strategic property choices vary significantly based on your investment goals and intended use in France's diverse market.

For primary residence living, focus on lifestyle and long-term value. Rural Creuse offers exceptional affordability for those seeking tranquil countryside living, while Lyon provides urban amenities with reasonable pricing. Emerging cities like Toulouse combine job opportunities with moderate housing costs.

Short-term rental strategies should target tourist destinations. Côte d'Azur locations like Nice and Cannes command premium nightly rates despite high acquisition costs. Pyrenees ski resorts offer seasonal rental income, while Loire Valley châteaux attract heritage tourism.

Long-term rental investments work best in university cities and economic centers. Toulouse benefits from student demand and tech industry growth. Montpellier provides year-round tenant stability with its Mediterranean appeal and growing population.

For resale profit potential, target emerging appreciation areas:

• Occitanie region: 4-6% annual growth expected in coastal towns
• Renovated properties in gentrifying neighborhoods
• Medium-sized cities with infrastructure development
• Properties near planned transport links (Grand Paris Express areas)
• Energy-efficient homes benefiting from regulatory changes

Can you give some real-world example purchase prices for different types of properties in key locations across France?

Real-world pricing examples demonstrate the dramatic range across France's property market, from luxury coastal villas to affordable rural renovations.

Paris examples: A 25-square-meter studio costs €237,500, while a 3-bedroom 80-square-meter apartment reaches €760,000. In premium areas like Neuilly-sur-Seine, average houses cost $2,570,000 (€2,400,000) for 2,000 square feet.

Major cities: Bordeaux 2-bedroom apartments (70m²) sell for €346,850. Nice houses average €1,174,000, while apartments cost €384,200. Cannes commands €1,438,000 for average houses and €500,000 for apartments.

Budget-friendly rural examples: Creuse offers 3-bedroom villas for €80,000 and renovation projects from €15,000. Charente provides 4-bedroom villas with gardens for €150,000. These represent exceptional value for buyers seeking countryside living or investment opportunities.

Emerging market examples: Occitanie village houses start at €120,000, while seafront apartments reach €250,000. These areas offer growth potential as they develop infrastructure and attract new residents from expensive coastal regions.

Luxury market: Alpine chalets in Méribel average €680,000 for 3-bedroom units, while Courchevel luxury properties reach €23,000 per square meter for exclusive ski-in, ski-out locations.

What hidden costs, taxes, or obligations should a buyer know about when purchasing a home in France?

French property ownership involves ongoing costs and obligations that buyers must budget for beyond the initial purchase.

Annual property taxes include taxe foncière (land tax) averaging 1% of rental value for primary homes. Taxe d'habitation applies at 3% for second homes, as it was abolished for primary residences.

Property-related ongoing costs include:

• Service charges: Reimbursement to sellers if paid in advance
• Condominium fees for apartment buildings (€200-€600 monthly typical)
• Building insurance (mandatory, €300-€800 annually)
• Utilities connection and deposits
• Property management fees if renting out (8-12% of rental income)

Energy compliance requirements create potential renovation costs. Properties with poor energy ratings face restrictions, with G-rated properties banned from rental as of January 2025. Upgrades for insulation, heating systems, and energy efficiency can cost €10,000-€50,000 depending on property size and condition.

For international buyers, currency transfer costs can be significant. Traditional banks charge €10-€50 per transfer plus unfavorable exchange rates, potentially costing thousands over time for mortgage payments and maintenance.

Legal obligations include mandatory diagnostics (€1,000-€2,000), notary attendance at closing, and potential capital gains taxes on resale for non-residents (19% plus social charges).

Conclusion

France's property market as of June 2025 presents a landscape of recovery and opportunity following the 2023-2024 price corrections. With average prices at €2,930 per square meter nationally and transaction costs ranging 7-9% for existing properties, buyers face significant but predictable costs. Regional diversity remains France's defining characteristic, from Paris's €9,420 per square meter to rural Creuse's sub-€700 opportunities.

The market shows clear signs of stabilization, with mortgage rates settling around 3.3% and modest price growth expected in late 2025. Emerging regions like Occitanie offer compelling growth potential at 4-6% annually, while established luxury markets in Paris and Côte d'Azur maintain their premium positioning despite recent adjustments.

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Global Property Guide - France's Residential Property Market Analysis 2025
2. Statista - France: average residential prices by city 2024
3. Tranio - French Property Prices by Region in 2025
4. My Dolce Casa - Property prices in France 2025
5. Long Term Rentals in France - House prices in France 2024
6. Expatica - Mortgages in France: home loans and interest rates in 2025
7. Notaires de France - Property acquisition costs (notaire's fees)
8. Currencies Direct - The costs of buying property in France
9. Pretto - Mortgage rates: compare current French mortgage rates
10. Esales International - Property Market Predictions for France in 2025