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Everything you need to know before buying real estate is included in our France Property Pack
If you're thinking about buying an apartment in Bordeaux, you probably want to know what it will actually cost you, not just the listing price but everything from closing fees to yearly taxes.
This guide breaks down apartment prices by size and neighborhood, explains the extra costs you need to budget for, and covers ongoing expenses like property tax and building charges.
We constantly update this blog post to reflect the latest market data and regulatory changes.
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 apartment prices average around 4,440 euros per square meter in early 2026, but you can find neighborhoods like Caudéran where prices drop closer to 3,750 euros per square meter.
- The gap between new-build and resale apartments in Bordeaux is surprisingly small at only 3% to 5%, which means resale units can offer better value once you factor in lower closing costs for new builds.
- Closing costs on a resale apartment in Bordeaux typically run between 7% and 8% of the purchase price, so a 250,000 euro apartment actually costs you around 270,000 euros all-in.
- First-time buyers in Bordeaux often overlook La Bastide on the right bank, where prices sit about 15% below the historic left-bank core despite excellent tram connections.
- Building charges in Bordeaux apartments typically range from 160 to 225 euros per month for a 60 square meter unit, covering maintenance, cleaning, and syndic management fees.
- Property tax on a standard Bordeaux apartment runs between 1,000 and 1,700 euros per year, calculated using a 48.48% combined rate applied to the cadastral rental value.
- Banks in France generally expect foreign buyers to bring at least 10% cash for closing costs, but 15% to 25% significantly improves your mortgage approval odds and interest rates.
- The Saint Jean, Belcier, and Euratlantique area near the train station shows some of the fastest price growth in Bordeaux due to major urban renewal projects.
How much do apartments really cost in Bordeaux in 2026?
What's the average and median apartment price in Bordeaux in 2026?
As of January 2026, the average apartment price in Bordeaux sits around 255,000 to 290,000 euros (approximately 270,000 to 307,000 USD), while the median falls closer to 225,000 to 250,000 euros (about 238,000 to 265,000 USD) for a typical resale unit.
When you look at price per square meter, Bordeaux apartments average around 4,440 to 4,450 euros per square meter (roughly 470 to 472 USD per square foot or 4,700 to 4,720 USD per square meter), with the median for resale properties closer to 4,100 euros per square meter (about 435 USD per square foot).
Most standard apartments in Bordeaux fall within a price range of 200,000 to 350,000 euros (around 212,000 to 371,000 USD), which covers the typical 50 to 70 square meter units that make up the bulk of the market in mainstream neighborhoods.
How much is a studio apartment in Bordeaux in 2026?
As of January 2026, a typical studio apartment in Bordeaux costs around 105,000 to 130,000 euros (approximately 111,000 to 138,000 USD), depending on location and building condition.
Entry-level to mid-range studios in less central areas start around 85,000 to 100,000 euros (about 90,000 to 106,000 USD), while high-end or well-located studios in neighborhoods like Chartrons or near Place des Quinconces can reach 150,000 to 180,000 euros (around 159,000 to 191,000 USD).
Studios in Bordeaux typically measure between 20 and 30 square meters, with most falling around 25 square meters, and smaller units often command a higher price per square meter because demand from students and investors remains strong.
How much is a one-bedroom apartment in Bordeaux in 2026?
As of January 2026, a typical one-bedroom apartment in Bordeaux costs around 160,000 to 215,000 euros (approximately 170,000 to 228,000 USD), covering the range from value-oriented to well-located units.
Entry-level one-bedroom apartments in neighborhoods like Saint Jean or parts of La Bastide start around 140,000 to 170,000 euros (about 148,000 to 180,000 USD), while high-end one-bedrooms in desirable areas like Chartrons or near the city center can reach 240,000 to 280,000 euros (around 254,000 to 297,000 USD).
One-bedroom apartments in Bordeaux typically measure between 35 and 45 square meters, with most falling around 40 square meters, which is enough space for comfortable living with a separate bedroom and living area.
How much is a two-bedroom apartment in Bordeaux in 2026?
As of January 2026, a typical two-bedroom apartment in Bordeaux costs around 235,000 to 335,000 euros (approximately 249,000 to 355,000 USD), with significant variation depending on the neighborhood.
Entry-level to mid-range two-bedroom apartments in areas like La Bastide or Caudéran start around 210,000 to 270,000 euros (about 222,000 to 286,000 USD), while high-end or luxury two-bedrooms in prime locations like Hôtel de Ville or Chartrons can reach 380,000 to 450,000 euros (around 403,000 to 477,000 USD).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Bordeaux.
How much is a three-bedroom apartment in Bordeaux in 2026?
As of January 2026, a typical three-bedroom apartment in Bordeaux costs around 310,000 to 480,000 euros (approximately 328,000 to 509,000 USD), reflecting the wide range between mainstream and premium neighborhoods.
Entry-level to mid-range three-bedroom apartments in areas farther from the historic center start around 280,000 to 350,000 euros (about 297,000 to 371,000 USD), while high-end or luxury three-bedrooms in central historic neighborhoods can reach 550,000 to 700,000 euros (around 583,000 to 742,000 USD) or more.
Three-bedroom apartments in Bordeaux typically measure between 75 and 95 square meters, with most falling around 80 square meters, and these larger family-sized units are less common in the historic center where building layouts favor smaller configurations.
What's the price gap between new and resale apartments in Bordeaux in 2026?
As of January 2026, the price gap between new-build and resale apartments in Bordeaux is relatively modest at around 3% to 5%, which is smaller than many buyers expect.
New-build apartments in Bordeaux average around 4,550 to 4,700 euros per square meter (approximately 482 to 498 USD per square foot or 4,820 to 4,980 USD per square meter), reflecting the premium for modern construction and energy efficiency standards.
Resale apartments in Bordeaux average around 4,100 to 4,450 euros per square meter (approximately 435 to 472 USD per square foot or 4,350 to 4,720 USD per square meter), though the real advantage is that new-build closing costs run only 2% to 3% compared to 7% to 8% for resale, which can offset much of the price premium.
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Can I afford to buy in Bordeaux in 2026?
What's the typical total budget (all-in) to buy an apartment in Bordeaux in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Bordeaux ranges from 240,000 to 310,000 euros (approximately 254,000 to 328,000 USD) once you add closing costs and fees to the base purchase price.
Beyond the purchase price, buyers in Bordeaux must budget for notary fees and transfer taxes (the biggest chunk at 7% to 8% for resale), mortgage setup costs if borrowing (around 1,000 to 2,500 euros), and potentially agency fees if they are not included in the listing price.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Bordeaux property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Bordeaux.
What down payment is typical to buy in Bordeaux in 2026?
As of January 2026, a typical down payment for buying an apartment in Bordeaux ranges from 10% to 25% of the purchase price, which means 25,000 to 62,500 euros (approximately 26,500 to 66,250 USD) on a 250,000 euro apartment.
Most banks in France expect buyers to cover at least 10% of the purchase price in cash, primarily because closing costs and transfer taxes typically cannot be financed and must come from your own funds.
To secure more favorable mortgage terms and interest rates in Bordeaux, a down payment of 15% to 25% is recommended, and foreign buyers especially benefit from bringing more equity since non-resident status can make lenders more cautious.
You can also read our latest update about mortgage and interest rates in France.
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.
Which neighborhoods are cheapest or priciest in Bordeaux in 2026?
How much does the price per m² for apartments vary by neighborhood in Bordeaux in 2026?
As of January 2026, apartment prices per square meter in Bordeaux range from around 3,750 euros to 5,320 euros (approximately 397 to 564 USD per square foot or 3,975 to 5,640 USD per square meter), representing a spread of over 40% between the cheapest and priciest neighborhoods.
The most affordable neighborhoods for apartments in Bordeaux include Caudéran and Barrière Judaïque at around 3,750 euros per square meter (about 397 USD per square foot), Saint Jean, Belcier, and Carle Vernet at around 4,190 euros per square meter, and La Bastide at around 4,310 euros per square meter.
The most expensive neighborhoods for apartments in Bordeaux include Hôtel de Ville, Quinconces, Saint Seurin, and Fondaudège at around 5,320 euros per square meter (about 564 USD per square foot), followed by Grand Parc, Chartrons, and Paul Doumer at around 4,900 euros per square meter.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bordeaux.
What neighborhoods are best for first-time buyers on a budget in Bordeaux in 2026?
As of January 2026, the top three neighborhoods best suited for first-time buyers on a budget in Bordeaux are La Bastide, Saint Jean and Belcier area, and parts of Caudéran near Barrière Judaïque.
In these budget-friendly Bordeaux neighborhoods, you can find apartments ranging from 160,000 to 260,000 euros (approximately 170,000 to 275,000 USD) for a comfortable one or two-bedroom unit, which is 15% to 20% below prices in the historic left-bank core.
These neighborhoods offer good tram connections to the city center, access to local shops and markets, and in the case of La Bastide, views of the Garonne river and proximity to the Darwin ecosystem and Botanical Garden.
The main trade-off of buying in these budget-friendly areas is that they tend to have fewer historic buildings and upscale amenities compared to neighborhoods like Chartrons or Saint Seurin, and some pockets are still undergoing urban transformation which means construction and changing surroundings.
Which neighborhoods have the fastest-rising apartment prices in Bordeaux in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Bordeaux are Saint Jean, Belcier, and Euratlantique area near the train station, Bacalan and Bassins à flot, and parts of La Bastide on the right bank.
These fast-appreciating Bordeaux neighborhoods have seen estimated year-over-year price increases of around 4% to 7% in recent periods, outpacing the city-wide average as new developments and infrastructure projects attract buyer interest.
The main driver behind the rapid price growth in these neighborhoods is major urban renewal investment, including the Euratlantique development project near Bordeaux Saint-Jean station, new residential buildings in Bassins à flot, and improved tram connectivity to the right bank.
You can also read our latest update about property price forecasts in Bordeaux.
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What extra costs will I pay on top of the apartment price in Bordeaux in 2026?
What are all the buyer closing costs when you buy an apartment in Bordeaux?
The estimated total buyer closing cost for a typical 250,000 euro apartment purchase in Bordeaux is around 17,500 to 22,500 euros (approximately 18,500 to 23,850 USD), which includes all mandatory fees and taxes.
The main categories of closing costs buyers must pay in Bordeaux include notary fees (the notary's remuneration), transfer taxes and registration duties collected by the notary, land registry publication costs, and if borrowing, lender file fees and guarantee costs.
The largest closing cost expense for buyers in Bordeaux is the transfer tax (droits de mutation), which makes up around 5.8% of the purchase price for resale properties and goes to local and national government.
Some closing costs in Bordeaux are negotiable or variable, particularly real estate agency fees (which may or may not be included in the listing price) and certain mortgage-related costs like guarantee options, but the notary fees and transfer taxes are fixed by law.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Bordeaux?
The typical percentage of the purchase price that buyers should budget for closing costs in Bordeaux is around 7% to 8% for resale apartments and only 2% to 3% for new-build apartments.
The realistic low-to-high percentage range that covers most standard transactions in Bordeaux runs from about 7% on the low end (for simpler resale purchases with minimal add-ons) to around 9% to 10% on the high end if you include agency fees paid separately and more complex mortgage arrangements.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Bordeaux.
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.
What are the ongoing monthly and yearly costs of an apartment in Bordeaux in 2026?
What are typical HOA fees in Bordeaux right now?
HOA fees, known as copropriété charges in France, are standard for apartment buildings in Bordeaux, and the typical monthly amount for a 60 square meter apartment ranges from 160 to 225 euros (approximately 170 to 240 USD) depending on the building's services and condition.
The realistic range of copropriété charges in Bordeaux runs from around 120 to 150 euros per month (about 127 to 159 USD) for basic buildings with minimal shared amenities, up to 300 to 400 euros per month (around 318 to 424 USD) for buildings with elevators, gardening, concierge services, or collective heating systems.
What utilities should I budget monthly in Bordeaux right now?
The estimated total monthly utility cost for a typical apartment in Bordeaux ranges from 130 to 255 euros (approximately 138 to 270 USD), covering electricity, heating, and water for a one to two person household.
The realistic range of monthly utility costs in Bordeaux runs from around 100 to 150 euros (about 106 to 159 USD) for a well-insulated small apartment with efficient heating, up to 280 to 350 euros (around 297 to 371 USD) for larger or poorly insulated units during cold months.
The specific utilities included in the typical monthly budget in Bordeaux are electricity (50 to 90 euros), heating if separate from electricity (60 to 120 euros in winter, less in summer), and water (20 to 45 euros depending on household size).
The most expensive utility for apartment owners in Bordeaux is typically heating, especially for buildings with older insulation or those relying on electric radiators, which is why checking the DPE energy rating before buying is important.
How much is property tax on apartments in Bordeaux?
The estimated typical annual property tax (taxe foncière) for an apartment in Bordeaux ranges from 1,000 to 1,700 euros (approximately 1,060 to 1,800 USD) for a standard 50 to 70 square meter unit.
Property tax in Bordeaux is calculated by taking the property's cadastral rental value (valeur locative cadastrale), applying a 50% allowance, and then multiplying by the combined local tax rate, which for Bordeaux sits at around 48.48% in 2025.
The realistic range of annual property tax in Bordeaux runs from around 700 to 900 euros (about 742 to 954 USD) for smaller or lower-value apartments, up to 2,000 to 3,000 euros (around 2,120 to 3,180 USD) for larger or higher-value properties in premium locations.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bordeaux.
What's the yearly building maintenance cost in Bordeaux?
The estimated typical yearly building maintenance cost for apartment owners in Bordeaux, beyond routine charges, ranges from 300 to 900 euros (approximately 318 to 954 USD) as a long-term average to cover periodic major works.
The realistic range of yearly maintenance costs in Bordeaux runs from nearly zero in years with no major votes, up to 3,000 to 8,000 euros (around 3,180 to 8,480 USD) or more in years when the co-owners approve significant projects like roof replacement, facade renovation, or elevator modernization.
Expenses typically included in building maintenance costs in Bordeaux cover roof repairs, facade work, common area renovations, elevator servicing or replacement, plumbing and electrical upgrades, and increasingly, energy efficiency improvements mandated by French regulations.
In Bordeaux, routine building maintenance is included in your monthly copropriété charges, but major works (called "travaux exceptionnels") are voted separately by co-owners and billed as special assessments, so always ask to see the building's planned works schedule and reserve fund status before buying.
How much does home insurance cost in Bordeaux?
The estimated typical annual home insurance cost for an apartment in Bordeaux ranges from 250 to 450 euros (approximately 265 to 477 USD) for a standard owner-occupier policy.
The realistic range of annual home insurance costs in Bordeaux runs from around 180 to 250 euros (about 191 to 265 USD) for basic coverage on smaller apartments, up to 500 to 700 euros (around 530 to 742 USD) for comprehensive policies with higher coverage limits, valuable contents protection, or buildings with elevated risk profiles.
Home insurance is effectively mandatory for apartment owners in Bordeaux because the building's co-ownership rules require it, and mortgage lenders will also require proof of insurance before releasing funds for a purchase.
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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 |
|---|---|---|
| SeLoger | Major French property portal with transparent, long-running price estimation methodology. | We used it for current price-per-square-meter references and neighborhood breakdowns. We also extracted typical price ranges by apartment type. |
| Meilleurs Agents | Widely-cited French pricing platform used by consumers and professionals. | We used it to cross-check SeLoger's Bordeaux apartment prices. We also referenced their housing stock structure data for typical apartment sizes. |
| Notaires de France | Official notary network publishing stats from actual notarized sales. | We used it to anchor Bordeaux in the broader French market context. We treat notary data as the ground-truth reference for transaction trends. |
| Banque de France - Lending Stats | France's central bank publishing official housing loan statistics. | We used it to ground the financing backdrop and mortgage rate context. We referenced it to keep affordability discussion realistic for early 2026. |
| Banque de France - Usury Rate | Official legal reference for maximum borrowing costs in France. | We used it to explain the constraint that banks cannot charge above the usury cap. We referenced it to frame normal borrowing conditions. |
| impots.gouv.fr - Tax Base | Official French tax authority explaining property tax calculation. | We used it to explain how property tax is computed from cadastral values. We followed their methodology to justify our tax estimates. |
| Ministry of Economy - Property Tax | Official government explainer written for the general public. | We used it to describe what buyers should expect for taxe foncière. We referenced common reductions and exemptions available to owners. |
| Banque des Territoires - Tax Rates | Caisse des Dépôts group entity publishing reference data for local finance. | We used it to pull Bordeaux's specific taxe foncière rate of 48.48%. We kept property tax estimates Bordeaux-specific using this source. |
| impots.gouv.fr - Local Tax Stats | Official portal for national and local tax statistics releases. | We used it to verify what official statistics exist and their release frequency. We avoided relying on non-official tax estimate websites. |
| France Assureurs - Insurance Stats | Main French insurance industry federation publishing market-wide data. | We used it to anchor average home insurance premiums at the national level. We then adjusted estimates to a Bordeaux apartment scenario. |
| France Assureurs - Insurance Report | Detailed publication behind the federation's headline insurance numbers. | We used it to cross-check premium figures and occupant versus non-occupant differences. We refined our insurance estimate range using this detail. |
| ARC (Copropriété Association) | Long-standing reference organization on French condominium management. | We used it to understand how building charges are measured in euros per square meter per year. We adjusted their benchmarks to Bordeaux levels. |
| AFEDIM | Professional real estate management group with local Bordeaux market insights. | We used it for additional context on Bordeaux price trends and new versus resale dynamics. We cross-referenced their observations with portal data. |
| Bordeaux Métropole | Official metropolitan authority for Bordeaux and surrounding communes. | We used it for urban development and infrastructure information affecting neighborhood prices. We referenced transport and renewal project announcements. |
| Service-Public.fr | Official French government portal for administrative procedures. | We used it to verify legal requirements for property purchases and ownership. We referenced it for information on foreign buyer procedures. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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