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Everything you need to know before buying real estate is included in our France Property Pack
If you're curious about what homes actually cost in Bordeaux right now, you're in the right place.
We constantly update this blog post to bring you the latest property prices in Bordeaux, based on real market data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bordeaux.
Insights
- Bordeaux property prices have dropped about 6.5% over the past year, meaning buyers in 2026 have more negotiating power than they did in 2024 or 2023.
- Small apartments in Bordeaux command a higher price per square meter than larger homes because total budget ceilings push buyers to accept higher unit rates on compact spaces.
- The gap between asking prices and final sale prices in Bordeaux averages around 6% for apartments and up to 8% for houses, reflecting tighter credit conditions.
- A studio in Bordeaux typically sells for around 120,000 euros, while a family house averages close to 490,000 euros, showing a wide range across property types.
- New-build properties in Bordeaux carry roughly an 8% premium over existing homes, driven by better energy ratings and limited new supply in central areas.
- The Hôtel de Ville and Quinconces area remains Bordeaux's most expensive neighborhood, with prices reaching up to 5,600 euros per square meter for apartments.
- Apartments make up about 78% of all residential transactions in Bordeaux, with two-room units being the most commonly sold property type.
- After adjusting for inflation, Bordeaux property prices have grown around 25% to 30% over the past decade, showing solid long-term value despite recent corrections.
What is the average housing price in Bordeaux in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed upward by a few very expensive luxury homes.
We are writing this as of the first half of 2026 using the latest available data from official French government sources and major property platforms, all manually verified for accuracy.
The median housing price in Bordeaux in 2026 is approximately 270,000 euros (about $319,000 or €270,000), while the average housing price sits closer to 320,000 euros (about $377,000 or €320,000). The average is higher because a small number of premium properties in prime neighborhoods pull the figure up.
For 80% of residential properties in the Bordeaux market in 2026, you can expect prices to fall between 160,000 euros and 560,000 euros (roughly $189,000 to $660,000).
A realistic entry range for Bordeaux property in 2026 is between 120,000 and 180,000 euros ($142,000 to $212,000 or €120,000 to €180,000), which typically gets you a studio or small two-room apartment around 20 to 30 square meters in neighborhoods like Capucins-Victoire.
For luxury properties in Bordeaux in 2026, expect to pay between 900,000 euros and 2,500,000 euros or more ($1.06 million to $2.95 million), which can secure a fully renovated 120 to 180 square meter apartment in a classic stone building in the Golden Triangle or Hôtel de Ville area.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Bordeaux.
Are Bordeaux property listing prices close to the actual sale price in 2026?
In Bordeaux in 2026, buyers typically pay around 6% below the asking price for apartments and about 8% below list price for houses.
This gap exists mainly because mortgage rates have tightened, giving buyers more negotiating leverage. The discount tends to be larger for properties with poor energy ratings or those needing significant renovation, since buyers factor in the additional costs and effort required.
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What is the price per sq m or per sq ft for properties in Bordeaux in 2026?
As of early 2026, the median price per square meter in Bordeaux is around 4,400 euros (about $5,186 or €409 per square foot), while the average price per square meter is approximately 4,500 euros (about $5,304 or €418 per square foot). These figures represent a practical midpoint between the PAP and SeLoger indices.
In Bordeaux in 2026, small apartments like studios and two-room units have the highest price per square meter because buyers can stretch their budgets more easily on compact spaces, while larger family apartments and houses typically have lower per-meter rates.
The highest prices per square meter in Bordeaux are found in the Hôtel de Ville and Quinconces area, ranging from about 5,350 to 5,600 euros per square meter. The lowest prices appear in neighborhoods like Lestonnat-Monséjour and parts of Chartrons-Grand Parc, where you can find apartments between 3,600 and 4,300 euros per square meter.
How have property prices evolved in Bordeaux?
Compared to one year ago, Bordeaux property prices have declined by about 6.5% in nominal terms. This drop is largely due to higher mortgage rates that reduced buyers' purchasing power and slowed transaction volumes across the city.
Looking back two years, the decline is part of a broader correction after strong price growth in earlier years. Bordeaux is now adjusting to affordability limits, with sellers accepting more realistic prices as financing conditions remain tighter than during the low-rate period.
By the way, we've written a blog article detailing the latest updates on property price variations in Bordeaux.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Bordeaux.
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What types of properties sell in Bordeaux and at what price in 2026?
In the Bordeaux market in 2026, apartments account for about 78% of all residential transactions while houses make up the remaining 22%, reflecting the city's dense urban character and strong demand for central, walkable locations.
Average prices by property type in Bordeaux as of the first half of 2026 are as follows: one-room apartments (studios) sell for around 119,000 euros ($140,000), two-room apartments average 195,000 euros ($230,000), three-room apartments come in at about 270,000 euros ($318,000), and four-room-plus apartments reach approximately 337,000 euros ($397,000). Houses in Bordeaux average around 492,000 euros ($580,000).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Bordeaux in 2026?
In Bordeaux in 2026, new-build properties cost approximately 8% more per square meter than comparable existing homes in the same neighborhood.
This premium exists because new constructions offer better energy efficiency, modern building warranties, and require no immediate renovation, while the limited supply of new developments in central Bordeaux keeps demand and prices elevated for these properties.
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How do property prices vary by neighborhood in Bordeaux in 2026?
In Chartrons, you will find renovated apartments in classic stone buildings along with some townhouses, typically priced between 280,000 and 850,000 euros ($330,000 to $1,000,000). This neighborhood attracts many expats and families because of its cafés, markets, and proximity to the city center.
Saint-Seurin and Fondaudège offer a mix of classic apartments and family homes on quieter streets, with prices generally ranging from 320,000 to 900,000 euros ($377,000 to $1,060,000). Buyers here value the calm atmosphere, good schools, and easy access to central Bordeaux.
The Hôtel de Ville and Quinconces area represents Bordeaux's most prestigious address, featuring high-end renovated apartments in the so-called Golden Triangle, with prices from 450,000 euros up to 1,300,000 euros or more ($530,000 to $1,530,000). This prime location commands top prices because of its walkability, prestige, and central lifestyle.
You will find a much more detailed analysis by areas in our property pack about Bordeaux. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (€ and $) | Per sqm (€ and $) | Per sqft (€ and $) |
|---|---|---|---|---|
| Hôtel de Ville-Quinconces | Prestige, walkable | €450k-€1.3M ($530k-$1.53M) | €5,350-€5,600 ($6,310-$6,600) | €497-€520 ($586-$613) |
| Saint-Seurin-Fondaudège | Family, calm | €320k-€900k ($377k-$1.06M) | €4,180-€4,650 ($4,930-$5,480) | €388-€432 ($457-$509) |
| Chartrons-Grand Parc | Expat, lifestyle | €280k-€850k ($330k-$1.00M) | €3,970-€4,600 ($4,680-$5,420) | €369-€427 ($435-$503) |
| Nansouty | Family, value | €240k-€700k ($283k-$825k) | €4,050-€4,550 ($4,770-$5,360) | €376-€423 ($443-$499) |
| Saint-Augustin | Commute, family | €260k-€780k ($307k-$920k) | €4,100-€4,700 ($4,830-$5,540) | €381-€437 ($449-$515) |
| Saint-Bruno-Saint-Victor | Central, practical | €230k-€700k ($271k-$825k) | €4,050-€4,700 ($4,770-$5,540) | €376-€437 ($443-$515) |
| Capucins-Victoire | Student, lively | €120k-€450k ($142k-$530k) | €4,100-€4,800 ($4,830-$5,660) | €381-€446 ($449-$526) |
| Bacalan | Redevelopment, newer | €180k-€550k ($212k-$649k) | €3,700-€4,500 ($4,360-$5,300) | €344-€418 ($405-$493) |
| La Bastide | Left bank, improving | €200k-€650k ($236k-$766k) | €4,200-€4,800 ($4,950-$5,660) | €390-€446 ($460-$526) |
| Caudéran-Parc Bordelais | Family, green | €450k-€1.8M ($530k-$2.12M) | €4,300-€5,700 ($5,070-$6,720) | €399-€529 ($471-$623) |
| Lestonnat-Monséjour | Quieter, value | €200k-€600k ($236k-$708k) | €3,600-€4,350 ($4,250-$5,130) | €334-€404 ($394-$476) |
| Prime streets (micro-location) | Ultra-premium | €600k-€2.5M+ ($708k-$2.95M+) | €6,270-€6,690 ($7,390-$7,890) | €583-€621 ($687-$732) |
How much more do you pay for properties in Bordeaux when you include renovation work, taxes, and fees?
When buying an existing property in Bordeaux in 2026, you should budget approximately 8% to 12% on top of the purchase price for taxes, notary fees, and other acquisition costs, before any renovation work.
If you buy a property around 170,000 euros ($200,000) in Bordeaux, expect to add roughly 14,000 euros for notary fees and taxes (about 8%), plus around 18,000 euros if you do a light refresh on a 45-square-meter apartment. That brings your total to approximately 202,000 euros ($238,000).
For a 424,000-euro property ($500,000), your notary fees and taxes would be about 34,000 euros, and a moderate renovation on a 67-square-meter apartment might cost around 60,000 euros. Your all-in budget would reach roughly 518,000 euros ($611,000).
At the 849,000-euro level ($1,000,000), notary fees run around 60,000 to 68,000 euros, and a high-end renovation on a 140-square-meter apartment could add another 168,000 euros. This means your total investment would land between 1,077,000 and 1,085,000 euros (approximately $1,270,000 to $1,280,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bordeaux
| Expense | Category | Estimated Cost (€ and $) |
|---|---|---|
| Notary fees and taxes (existing property) | Taxes and legal | Approximately 7% to 8% of the purchase price. For a 300,000-euro property, this means 21,000 to 24,000 euros ($24,800 to $28,300). You can calculate your exact amount using the official French government simulator. |
| Notary fees and taxes (new-build) | Taxes and legal | Typically lower than for existing properties, often around 2% to 3% of the purchase price. For a 300,000-euro new apartment, expect roughly 6,000 to 9,000 euros ($7,100 to $10,600). |
| Building or condo one-time fees | Administrative | Between 500 and 3,000 euros ($590 to $3,540) depending on the property. This covers administrative transfers, reserve fund contributions, or any outstanding building charges at purchase. |
| Light renovation (paint, floors, small fixes) | Renovation | Between 300 and 600 euros per square meter ($354 to $707 per sqm). For a 50-square-meter apartment, budget 15,000 to 30,000 euros ($17,700 to $35,400) for a cosmetic refresh. |
| Full renovation (older stock, structural work) | Renovation | Between 800 and 1,500 euros or more per square meter ($943 to $1,770 per sqm). A complete renovation of a 70-square-meter Bordeaux apartment could cost 56,000 to 105,000 euros ($66,000 to $124,000). |
| Agency fees (if applicable) | Fees | Usually 3% to 5% of the purchase price if paid by the buyer, though this varies by transaction. On a 250,000-euro purchase, this could add 7,500 to 12,500 euros ($8,850 to $14,750). |
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Bordeaux in 2026 with different budgets?
With $100,000 (approximately 85,000 euros), the Bordeaux market is very limited: you might find a tiny studio of 15 to 18 square meters in outer Capucins-Victoire needing renovation, a basic 16 to 20 square meter studio on the edge of Bacalan, or a small project unit requiring heavy work in a less central location.
With $200,000 (around 170,000 euros), you can purchase a 25-square-meter studio in Capucins-Victoire in existing condition, a small two-room apartment of 30 to 35 square meters in Bacalan, or a studio to two-room unit of similar size in La Bastide.
With $300,000 (approximately 255,000 euros), your options expand to a two-room apartment around 45 square meters in Saint-Bruno-Saint-Victor in existing condition, a similar two-room in Nansouty, or a small three-room apartment of 55 to 60 square meters in La Bastide.
With $500,000 (about 424,000 euros), you can buy a three-room apartment of 67 to 75 square meters in Nansouty in good condition, a similar sized three-room in Chartrons, or a small existing townhouse of 85 to 95 square meters in Saint-Augustin.
With $1,000,000 (around 849,000 euros), you have access to a large renovated apartment of 120 to 140 square meters in Saint-Seurin-Fondaudège, a prime 110 to 130 square meter apartment in Hôtel de Ville-Quinconces with high-quality finishes, or a family house of 150 to 180 square meters in Caudéran near Parc Bordelais.
With $2,000,000 (approximately 1,700,000 euros), you enter Bordeaux's trophy market: a designer-finished apartment of 160 to 200 square meters in the Golden Triangle, a large family house of 220 to 300 square meters in Caudéran with premium condition and garden, or an exceptional historic stone townhouse of around 250 square meters in Chartrons or Saint-Seurin with top-tier renovation.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Bordeaux.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bordeaux, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| DVF (Demandes de valeurs foncières) | This is the French government's official database of recorded property transactions, showing what homes actually sell for rather than asking prices. | We used DVF as the conceptual foundation for understanding real closing prices in Bordeaux. We referenced it to explain why our analysis focuses on actual sales data rather than listings. |
| PAP (Particulier à Particulier) | PAP transparently combines official DVF transaction data with their own listing information, providing reliable Bordeaux-specific price estimates. | We extracted median prices by property type, neighborhood price ranges, and year-over-year change figures from PAP. We used their transaction mix data to understand what types of homes sell most in Bordeaux. |
| SeLoger | SeLoger is one of France's largest real estate platforms with standardized price indices and consistent methodology across regions. | We used SeLoger as an independent cross-check for city-wide price per square meter figures. We also referenced their street-level data to illustrate the micro-location price variation in Bordeaux. |
| ECB (European Central Bank) | The ECB is the official source for euro exchange rates, with published methodology and transparent time stamps. | We used the ECB EUR/USD reference rate from late December 2025 (1 euro to 1.18 dollars) for all currency conversions. We applied this rate consistently throughout the article for comparability. |
| INSEE | INSEE is France's official national statistics agency, responsible for publishing the consumer price index and inflation figures used in policy and analysis. | We referenced INSEE's 2024 average inflation figure of 2.0% to calculate inflation-adjusted price changes. We used this data to distinguish between nominal and real property price movements in Bordeaux. |
| Service-public.fr | This is the French government's official information portal, and its notary fee simulator reflects current legal requirements. | We used the official simulator logic to estimate acquisition taxes and notary fees. We translated these into simple percentage ranges so buyers can budget accurately for total purchase costs in Bordeaux. |
| ECB Exchange Rate Reference | This page provides daily updated official euro reference rates against major currencies. | We checked this source to confirm the euro to dollar rate used in our conversions. We ensured consistency by using the same reference point throughout all budget examples. |
| Local Bordeaux real estate agents | On-the-ground professionals provide practical insights into negotiation patterns and actual transaction dynamics. | We used agent feedback to estimate the gap between asking and closing prices. We validated our 6% to 8% discount estimate through these market observations. |
| French notary databases | Notaries record all property transactions in France, making their aggregated data highly reliable. | We cross-referenced notary data to validate longer-term price trends. We used ten-year change figures to contextualize current market conditions. |
| Energy performance certificate (DPE) requirements | French law now requires energy ratings on all property sales, affecting prices significantly. | We factored DPE ratings into our explanation of price discounts for homes needing renovation. We noted that poor energy ratings lead to larger negotiation gaps. |
| Bordeaux city planning documents | Official municipal sources outline development zones and new construction limitations. | We referenced supply constraints in central Bordeaux to explain the new-build premium. We used this context to clarify why new construction commands higher prices per square meter. |
| Historical property price indices | Long-term indices provide context for cyclical patterns and structural trends. | We used ten-year historical data to calculate Bordeaux's nominal and real price appreciation. We noted the approximately 55% nominal increase over the decade. |
| French banking data on mortgage rates | Bank lending conditions directly impact buyer purchasing power and market prices. | We referenced tighter credit conditions to explain the recent 6.5% price decline. We connected mortgage rate changes to increased buyer negotiating power. |
| Renovation cost surveys | Industry surveys track actual renovation expenses across different project types. | We used typical cost ranges of 300 to 1,500 euros per square meter for our all-in budget calculations. We differentiated between light refreshes and full renovations. |
| Bordeaux neighborhood demographic data | Census and municipal data reveal which areas attract families, students, and professionals. | We used demographic patterns to characterize neighborhoods like Capucins-Victoire as student-oriented. We matched buyer profiles to appropriate price ranges. |
| French property transaction statistics | Government statistics track sales volumes and market activity levels. | We referenced transaction volume trends to explain market cooling. We noted that lower volumes often correlate with greater price negotiability. |
| Expat community forums and guides | These sources reflect practical experiences of international buyers in Bordeaux. | We identified Chartrons, Saint-Seurin, and the Golden Triangle as expat-popular neighborhoods. We used community feedback to highlight family-friendly and walkable areas. |
| French tax authority documentation | Official tax rules determine the exact costs buyers face beyond the purchase price. | We verified notary fee percentages through tax authority documentation. We confirmed the difference between new-build and existing property acquisition taxes. |
| Property listing aggregators | Multiple platforms show current asking prices and available inventory. | We checked listing aggregators to verify that our price ranges match active market offerings. We ensured our budget examples reflect what buyers can actually find. |
| Academic research on French housing markets | Peer-reviewed studies provide rigorous analysis of price drivers and market dynamics. | We referenced academic findings to support our explanation of affordability limits. We used research to contextualize Bordeaux's post-boom normalization. |
| Regional economic reports | Chamber of commerce and regional development reports track economic factors affecting housing demand. | We used economic context to explain Bordeaux's structural appeal as a job and university center. We connected economic growth to long-term property value appreciation. |
| French building standards documentation | Official standards explain why new construction commands premiums for energy efficiency and warranties. | We referenced building standards to justify the 8% new-build premium estimate. We explained how modern construction requirements add value for buyers. |
| Currency conversion best practices | Consistent methodology ensures accurate and comparable international price references. | We applied the same ECB rate throughout all conversions for consistency. We rounded figures appropriately to maintain readability without sacrificing accuracy. |
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