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We constantly update this blog post so you can follow the current housing prices in Bordeaux in 2026 with fresh and easy-to-read numbers.
In this article, we look only at residential property inside the city of Bordeaux, not the wider Gironde department or Bordeaux Métropole.
You will see average prices, price per square meter, neighborhood differences, renovation costs, and what different budgets can buy in Bordeaux.
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 housing prices in 2026 are no longer rising fast, but the city is still expensive for a French provincial market, at about €4,350 to €4,460 per square meter.
- A normal home in Bordeaux in 2026 costs around €270,000 at the median, but the average is higher because family houses and luxury townhouses pull the number up.
- Apartment prices in Bordeaux in 2026 are usually below house prices, which matters because apartments make up most residential transactions inside the city.
- Listed property prices in Bordeaux in 2026 are usually about 4% to 6% above actual sale prices, so negotiation still matters for buyers.
- The cheapest Bordeaux neighborhoods are not always the worst value, because Bacalan, Le Lac, Saint-Jean and La Bastide are still changing fast.
- The highest Bordeaux prices are found in small, renovated, central properties near Jardin Public, Triangle d’Or, Saint-Pierre, Chartrons and Saint-Seurin.
- Buying an older home in Bordeaux can look cheaper at first, but taxes, renovation and energy work can add 20% to 40% to the real budget.
- A $300,000 budget in Bordeaux in 2026 can still buy a useful apartment, but usually not a large central family home.
- A $1,000,000 budget in Bordeaux opens the market for family houses in Caudéran or renovated townhouses in Chartrons, Saint-Seurin or Fondaudège.
What is the average housing price in Bordeaux in 2026?
The median housing price in Bordeaux in 2026 is more useful than the average because it shows the middle of the market and is less distorted by expensive luxury homes.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Bordeaux in 2026 is about €270,000, which is about $316,000 and €270,000, while the average housing price in Bordeaux in 2026 is about €337,000, which is about $394,000 and €337,000.
For 80% of normal residential properties in Bordeaux in 2026, a realistic price range is about €140,000 to €850,000, which is about $164,000 to $995,000 and €140,000 to €850,000.
A realistic entry range in Bordeaux in 2026 is about €115,000 to €190,000, which is about $135,000 to $222,000 and €115,000 to €190,000, usually for a 22 to 35 square meter studio or small one-bedroom apartment in Bacalan, Le Lac, Grand Parc or Saint-Jean/Belcier.
A realistic luxury range in Bordeaux in 2026 is about €900,000 to €2,500,000, which is about $1,053,000 to $2,925,000 and €900,000 to €2,500,000, usually for a renovated townhouse, échoppe or family house with a garden in Jardin Public, Chartrons, Caudéran, Saint-Seurin or the Triangle d’Or.
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, listed residential property prices are usually about 4% to 6% above the final sale price, with a central estimate of about 4.5%.
This gap exists because Bordeaux sellers often still remember the high prices of the 2017 to 2021 boom, while buyers now face tighter mortgage budgets. The gap is smallest for clean, well-located apartments, and largest for homes with poor energy ratings, renovation needs, noise issues, ground-floor layouts or copropriété problems.
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What is the price per sq m or per sq ft for properties in Bordeaux in 2026?
As of 2026, the median housing price in Bordeaux is about €4,350 per square meter, which is about $5,090 per square meter and €4,350 per square meter, or about €404 per square foot, $473 per square foot and €404 per square foot. The average housing price in Bordeaux is about €4,460 per square meter, which is about $5,220 per square meter and €4,460 per square meter, or about €414 per square foot, $485 per square foot and €414 per square foot.
The highest prices per square meter in Bordeaux in 2026 are usually for small, renovated, central apartments, while the lowest prices per square meter are usually for larger, older or less renovated homes in more transitional areas.
The highest price per square meter in Bordeaux in 2026 is usually found in Triangle d’Or, Jardin Public, Saint-Pierre, Chartrons and Saint-Seurin, with many good properties around €5,000 to €7,000+ per square meter. The lowest price ranges are usually found in Grand Parc, Le Lac, Bacalan, Bordeaux Maritime, Saint-Jean/Belcier and parts of La Bastide, often around €3,200 to €4,600 per square meter.
How have property prices evolved in Bordeaux?
Bordeaux property prices in 2026 are about 2% lower than one year earlier in nominal terms. After inflation, the real fall is closer to 4% to 4.5%, because mortgage affordability remains tight and buyers are more selective.
Compared with two years ago, Bordeaux housing prices are broadly stable to slightly lower, depending on the neighborhood and property condition. The main reason is that lower buyer budgets have offset the continued appeal of Bordeaux as a lifestyle, student and family city.
By the way, we’ve written a blog article detailing the latest updates on property price variations in France.
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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How do prices vary by housing type in Bordeaux in 2026?
In Bordeaux in 2026, we estimate that existing apartments represent about 68% of the residential market, townhouses and échoppes about 14%, larger family houses about 6%, new-build apartments about 6%, lofts about 3% and luxury homes about 3%, because Bordeaux is a dense city where apartments dominate transactions.
Existing apartments in Bordeaux average about €268,000, or $314,000 and €268,000, while townhouses and échoppes average about €520,000, or $608,000 and €520,000. Larger family houses average about €720,000, or $842,000 and €720,000, new-build apartments average about €330,000, or $386,000 and €330,000, lofts average about €480,000, or $562,000 and €480,000, and luxury townhouses, villas or mansions average about €1,450,000, or $1,697,000 and €1,450,000.
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, a new-build home is usually about 12% to 20% more expensive than a comparable existing home, with a central estimate of about 16%.
This premium exists because new homes are scarcer, construction costs remain high, and new energy standards reduce some of the renovation risk that buyers often face in older Bordeaux buildings.
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How do property prices vary by neighborhood in Bordeaux in 2026?
Chartrons is one of the most popular Bordeaux neighborhoods for foreign buyers, with renovated apartments, lofts and townhouses often ranging from about €350,000 to €1,100,000, or $410,000 to $1,287,000 and €350,000 to €1,100,000. Prices are high because Chartrons is walkable, stylish, close to the river and full of cafés, shops and attractive old buildings.
Caudéran is a family-focused Bordeaux neighborhood where larger apartments and houses often range from about €350,000 to €1,100,000, or $410,000 to $1,287,000 and €350,000 to €1,100,000. Buyers pay for space, gardens, calm streets and a more residential setting than the historic center.
Saint-Seurin and Jardin Public are premium central Bordeaux areas where good apartments and townhouses often range from about €500,000 to €1,400,000, or $585,000 to $1,638,000 and €500,000 to €1,400,000. Prices are high because these areas combine prestige, central streets, parks, schools and scarce quality stock.
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:
| Bordeaux area | Buyer profile | Typical total price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Triangle d’Or / Jardin Public | Prime / luxury | €550k to €1.6m / $644k to $1.87m | €5,300 to €7,000 / $6,200 to $8,190 | €492 to €650 / $576 to $761 |
| Saint-Pierre / historic center | Central / lifestyle | €320k to €950k / $374k to $1.11m | €4,900 to €6,500 / $5,730 to $7,610 | €455 to €604 / $532 to $707 |
| Chartrons | Popular / expat | €350k to €1.1m / $410k to $1.29m | €4,700 to €6,200 / $5,500 to $7,250 | €437 to €576 / $511 to $674 |
| Saint-Seurin / Fondaudège | Family / premium | €400k to €1.2m / $468k to $1.40m | €4,800 to €6,100 / $5,620 to $7,140 | €446 to €567 / $522 to $663 |
| Caudéran | Family / larger homes | €350k to €1.1m / $410k to $1.29m | €4,100 to €5,600 / $4,800 to $6,550 | €381 to €520 / $446 to $608 |
| Saint-Augustin | Medical / commute | €280k to €750k / $328k to $878k | €4,100 to €5,400 / $4,800 to $6,320 | €381 to €502 / $446 to $587 |
| Nansouty / Saint-Genès | Family / village feel | €280k to €850k / $328k to $995k | €3,900 to €5,300 / $4,560 to $6,200 | €362 to €492 / $424 to $576 |
| Saint-Michel / Capucins | Central / younger buyers | €220k to €650k / $257k to $761k | €3,800 to €5,100 / $4,450 to $5,970 | €353 to €474 / $413 to $554 |
| La Bastide | Regeneration / value | €220k to €700k / $257k to $819k | €3,700 to €4,900 / $4,330 to $5,730 | €344 to €455 / $402 to $532 |
| Saint-Jean / Belcier | Station / investor | €180k to €600k / $211k to $702k | €3,500 to €4,700 / $4,100 to $5,500 | €325 to €437 / $380 to $511 |
| Bacalan / Le Lac | Entry / growth | €150k to €520k / $176k to $608k | €3,400 to €4,600 / $3,980 to $5,380 | €316 to €427 / $369 to $500 |
| Grand Parc / Bordeaux Maritime | Budget / practical | €130k to €480k / $152k to $562k | €3,200 to €4,400 / $3,740 to $5,150 | €297 to €409 / $348 to $479 |
How much more do you pay for properties in Bordeaux when you include renovation work, taxes, and fees?
In Bordeaux in 2026, the real total cost is often 8% to 11% above the purchase price for an existing home with no major work, and 20% to 40% higher if the property needs a full renovation.
If you buy a Bordeaux property for around $200,000, or about €171,000, you may add around €20,000 to €35,000 for notary fees, basic fees and light works. The total amount committed may land around €191,000 to €206,000, or about $223,000 to $241,000.
If you buy a Bordeaux property for around $500,000, or about €427,000, you may add around €55,000 to €110,000 if the home needs normal renovation work. The total amount committed may land around €482,000 to €537,000, or about $564,000 to $628,000.
If you buy a Bordeaux property for around $1,000,000, or about €855,000, you may add around €160,000 to €320,000 if the home needs serious work, energy upgrades or higher-end finishes. The total amount committed may land around €1,015,000 to €1,175,000, or about $1,188,000 to $1,375,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bordeaux
| Extra expense | Type | Estimated cost range |
|---|---|---|
| Notary fees and transfer taxes, existing home | Taxes / legal | Usually about 7.5% to 8.5% of the purchase price. On a €300,000 Bordeaux home, that is roughly €23,000 to €26,000, or about $27,000 to $30,000. |
| Notary fees, new-build home | Taxes / legal | Usually about 2% to 3% of the purchase price. On a €300,000 new-build home, that is roughly €6,000 to €9,000, or about $7,000 to $11,000. |
| Agency fee | Transaction fee | Often about 3% to 6% of the purchase price, whether paid directly by the buyer or included economically in the price. On €300,000, that is about €9,000 to €18,000, or $11,000 to $21,000. |
| Mortgage arrangement, guarantee and bank fees | Financing | Often about 1% to 2% of the financed amount. On a €250,000 loan, that means about €2,500 to €5,000, or $3,000 to $6,000. |
| Light renovation | Renovation | Usually about €250 to €600 per square meter, or $293 to $702 per square meter. This can cover paint, flooring, small kitchen updates and basic bathroom refresh work. |
| Full interior renovation | Renovation | Usually about €700 to €1,300 per square meter, or $819 to $1,521 per square meter. This is more realistic when plumbing, electricity, kitchen, bathrooms and floors all need work. |
| Heavy renovation or restructuring | Renovation | Usually about €1,400 to €2,400 per square meter, or $1,638 to $2,808 per square meter. This can apply when layouts, structure, windows, insulation or major systems need serious work. |
| Energy renovation and DPE improvement | Energy works | Often about €12,000 to €40,000 per apartment, or $14,000 to $47,000. Costs vary a lot depending on insulation, heating, windows and building rules. |
| Survey, diagnostics review and legal extras | Due diligence | Usually about €800 to €3,000, or $940 to $3,510. This is money spent to understand the condition, documents and risks before or during the purchase. |
| Moving, furnishing and appliances | Setup | Usually about €5,000 to €50,000, or $5,850 to $58,500. The lower end fits a small apartment, while the upper end fits a larger home with better furniture. |
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, or about €85,000, there is not a deep normal housing market inside Bordeaux in 2026, but you may find a 16 to 20 square meter existing studio in Grand Parc, an 18 to 22 square meter student unit in Saint-Jean/Belcier, or a small renovation-heavy unit in Bordeaux Maritime.
With $200,000, or about €171,000, you may buy a 30 to 38 square meter existing one-bedroom apartment in Bacalan or Le Lac, a 32 to 40 square meter existing one-bedroom apartment in Saint-Jean/Belcier, or a 25 to 32 square meter better-located studio near Saint-Michel, Nansouty edge or Chartrons edge.
With $300,000, or about €256,000, you may buy a 50 to 60 square meter existing small two-bedroom apartment in La Bastide, a 45 to 55 square meter central one-bedroom apartment in Saint-Michel or Capucins, or a 35 to 45 square meter renovated apartment on the edge of Chartrons or Saint-Seurin.
With $500,000, or about €427,000, you may buy an 80 to 95 square meter existing family apartment in La Bastide, Nansouty or Saint-Augustin, a 65 to 80 square meter renovated apartment in Chartrons or Saint-Seurin, or a 75 to 90 square meter small existing échoppe in Nansouty, Saint-Genès edge or Caudéran edge.
With $1,000,000, or about €855,000, you may buy a 140 to 170 square meter existing family house in Caudéran, a 120 to 150 square meter renovated townhouse in Chartrons, Saint-Seurin or Fondaudège, or a 110 to 140 square meter premium existing apartment near Jardin Public, Triangle d’Or edge or Saint-Pierre.
With $2,000,000, or about €1,710,000, there is a real luxury market in Bordeaux in 2026, but the number of good properties is limited. You may buy a 220 to 300 square meter luxury townhouse near Jardin Public or prime Chartrons, a 250 to 350 square meter large family property in Caudéran, or a 180 to 250 square meter exceptional apartment or hôtel particulier-style home near Triangle d’Or or Quinconces.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.
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 | Why we trust it | How we used it |
|---|---|---|
| Notaires de France / Immobilier.notaires.fr | It is the official real estate portal of French notaries, who record property transactions. | We used it as the official notarial anchor for Bordeaux transaction prices. We treated it as more reliable than listing websites when estimating actual closed prices. |
| DVF / DGFiP transaction data, via Immo-DVF | DVF is based on French tax-authority transaction data, so it reflects real sales rather than asking prices. | We used it to anchor closed-sale prices per square meter for apartments and houses. We also used it to understand the split between apartment and house transactions. |
| INSEE / Notaires-INSEE old-dwelling price index | INSEE is France’s official statistics agency and publishes the reference price index with notarial data. | We used it to frame the national and provincial trend into 2026. We used it to avoid over-reading short-term listing movements. |
| INSEE Bordeaux municipal profile | INSEE gives official local population, housing and household structure data. | We used it to understand Bordeaux’s housing stock and household structure. We used it as context for why apartments dominate the local market. |
| Banque de France housing-loan statistics | Banque de France is the official central-bank source for French credit and mortgage data. | We used it to explain buyer purchasing power and price pressure. We used mortgage-rate data to interpret why Bordeaux prices are stabilizing but not booming. |
| MeilleursAgents Bordeaux price index | It is one of France’s established real estate price indexes and combines public data, professional transactions and listings. | We used it for 2026 current-market pricing and recent price movement. We cross-checked it against DVF and SeLoger instead of using it alone. |
| SeLoger Bordeaux price page | SeLoger is one of France’s largest property portals and gives current asking-market visibility. | We used it to cross-check current apartment and house prices per square meter. We treated it more as a listing-market indicator than a closed-sale source. |
| Le Figaro Immobilier Bordeaux price page | Le Figaro Immobilier provides a clear city and neighborhood price dashboard. | We used it for neighborhood-level price bands. We cross-checked its district figures with MeilleursAgents and DVF-derived city averages. |
| Service-Public / ANIL notary-fee simulator | Service-Public is the official French public-service portal, and the simulator is issued by ANIL. | We used it to estimate purchase taxes and notary fees. We separated those costs from agency fees and renovation budgets because buyers often confuse them. |
| ADEME / France Rénov renovation context | ADEME is France’s public ecological-transition agency and tracks residential renovation. | We used it to frame energy-renovation and DPE-related work. We combined it with practical 2026 contractor ranges for buyer estimates. |
| European Central Bank exchange-rate reference | The ECB publishes official euro foreign-exchange reference rates. | We used the ECB methodology as the basis for a practical 2026 euro-to-dollar conversion. We used €1 equal to $1.17 and rounded dollar amounts for readability. |
| Investropa France Property Pack | It brings together detailed real estate market data for foreign buyers looking at France. | We used it as the internal editorial framework for making the Bordeaux numbers practical. We kept the article focused on residential property buyers rather than professionals. |
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