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Property prices in Bordeaux have stabilized in mid-2025 after a period of correction, with average prices around €4,500-€4,600 per square meter. The market shows signs of renewed growth, particularly in peripheral and redeveloping areas, supported by falling ECB interest rates and improved economic confidence. The city remains significantly more expensive than most similar-sized French cities and the national average.
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Bordeaux property prices have stabilized in 2025 after declining 1-3% over the past year. The average price per square meter is €4,500-€4,600, making Bordeaux about 27% more expensive than the national average.
With falling ECB interest rates and improved demand, analysts forecast moderate growth of 2-3% annually through 2026, particularly in peripheral areas and the luxury segment.
| Market Metric | Current Status (June 2025) | 12-Month Change | 2026 Forecast |
|---|---|---|---|
| Average Price/m² | €4,500-€4,600 | -1% to -3.45% | +2% to +3% |
| Apartment Prices | €4,401-€4,407/m² | Stable to slight decline | Modest increase |
| House Prices | €4,586-€4,934/m² | More resilient | Stronger growth |
| Transaction Volume | 16% more buyers than properties | +6% expected vs 2024 | Further increase |
| ECB Interest Rates | 2.25% (down from 4%) | -175 basis points | Further cuts likely |
| Mortgage Rates | ~3% | Down from peak | Continued easing |
| Market Sentiment | Recovering confidence | Improved from 2024 | Positive outlook |
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.
What are the current average property prices per square meter in Bordeaux as of June 2025?
The average price per square meter for residential properties in Bordeaux as of June 2025 is approximately €4,500-€4,600.
Multiple reliable sources confirm this figure, with Le Figaro reporting €4,602/m² in June 2025, Capital.fr noting €4,523/m² in January 2025, and other sources showing €4,496/m² in May 2025.
Apartments specifically are priced at €4,401-€4,407/m², while houses command higher prices at €4,586-€4,934/m². The premium neighborhoods like Triangle d'Or and Chartrons see exceptional properties reaching €8,000-€11,000/m² for luxury units with terraces or monument views.
Bordeaux remains about 27% more expensive than both the Gironde departmental average and the French national average, positioning it as one of France's most expensive cities outside Paris.
How much have Bordeaux property prices changed over the past 12 months?
Over the past 12 months, Bordeaux property prices have stabilized or slightly decreased, with most sources reporting declines between -1% and -3.45%.
The median change shows -1% according to June 2025 data, while other sources report -3.45% in May 2025 and -0.8% in January 2025. This correction follows 18 months of decline that began in late 2022 due to rising interest rates.
However, the market showed signs of recovery in late 2024, with prices rising approximately 2% in the final three months after the prolonged decline. Houses have demonstrated more resilience than apartments, with some segments even posting slight gains.
Over a five-year perspective, prices are still up +2% to +18% depending on the property segment and location, indicating long-term appreciation despite recent corrections.
Which Bordeaux neighborhoods have seen the biggest price increases recently?
The fastest-growing areas in Bordeaux are primarily peripheral and developing neighborhoods rather than the traditional city center districts.
Pessac, a suburb of Bordeaux, saw a remarkable 15% annual increase in 2025, reaching €3,600/m². The Euratlantique urban renewal zone is attracting significant investment due to major redevelopment projects.
Nearby municipalities including Mérignac, Le Bouscat, and the broader Pessac area are highlighted for growing demand due to their accessibility and competitive prices. The Entre-Deux-Mers region from Bouliac to Langoiran is becoming increasingly desirable for its charm and attractive pricing.
In the city center, rare, well-located, or recently renovated properties command premium prices above the city average, particularly in Triangle d'Or, Chartrons, and Saint-Pierre districts.
How do Bordeaux property prices compare to other major French cities in 2025?
| City | Average Price (€/m²) | Comparison to Bordeaux | Market Position |
|---|---|---|---|
| Paris | 9,468-10,098 | Much higher (2x+) | Most expensive nationally |
| Lyon | 4,405-5,959 | Comparable | Similar tier major city |
| Bordeaux | 4,407-5,586 | — | Top tier outside Paris |
| Toulouse | 3,610-4,090 | Lower (10-20%) | More affordable alternative |
| Nantes | 3,195-4,319 | Lower (20-35%) | Atlantic coast competitor |
| Marseille | 3,524-4,556 | Lower (15-25%) | Mediterranean alternative |
| France Average | ~3,300 | Bordeaux 27% higher | National benchmark |
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Which property types are experiencing the strongest price growth in Bordeaux?
Houses are outperforming apartments in Bordeaux's current market, showing greater price resilience and even slight increases in some segments.
New construction properties command significant premiums, with new T2 houses at €5,572/m² compared to €4,391/m² for existing properties. Small apartments like studios and T1 units achieve the highest price per square meter due to strong investor and student demand.
Renovated and energy-efficient properties are significantly outperforming due to new regulations on energy standards and buyer preferences for move-in-ready homes. Properties requiring renovations face weaker demand and stronger price negotiations.
Luxury properties with terraces, balconies, or views of iconic monuments continue to command premium prices between €8,000-€11,000/m² in prestigious central districts.
What are the property price forecasts for Bordeaux through 2026?
Most analysts expect stabilization followed by modest growth in Bordeaux property prices through 2026, with annual appreciation of 2-3%.
Short-term forecasts for 2025-2026 anticipate continued recovery as the market benefits from lower ECB interest rates (currently 2.25%, down from 4% peak) and improved mortgage affordability at around 3%. Urban renewal projects like Euratlantique and tram extensions support demand.
The combination of falling borrowing costs, increased buyer confidence, and Bordeaux's continued attractiveness for remote workers and families relocating from Paris creates a foundation for moderate appreciation. Transaction volumes in Gironde are expected to increase by 6% compared to 2024.
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How have recent ECB interest rate changes affected Bordeaux's property market?
The European Central Bank's aggressive rate cuts have significantly improved conditions in Bordeaux's property market throughout 2025.
ECB rates have fallen from a peak of 4% in late 2024 to 2.25% as of April 2025, with further cuts to 2% by June 2025. This has translated to mortgage rates dropping from over 3.6% to approximately 3%, dramatically improving affordability for buyers.
Lower borrowing costs are reviving buyer interest and improving purchasing power after the challenging period of 2023-2024. The stabilization of inflation around 2.5% and easing monetary policy have boosted confidence and are supporting the moderate market rebound observed in Bordeaux.
Market indicators show the number of buyers in Bordeaux is now 16% higher than the number of properties for sale, indicating renewed demand momentum driven by improved financing conditions.
What is the current demand situation for residential properties in Bordeaux?
Demand for residential properties in Bordeaux is rising again in mid-2025 after reaching a trough in 2023-2024.
Transaction volumes in Gironde are expected to increase by 6% compared to 2024, with the number of buyers now exceeding available properties by 16%. Time on market is decreasing and price negotiations are becoming less frequent compared to the peak correction period.
The recovery is driven by several factors: falling mortgage rates, improved economic confidence, continued migration from Paris seeking better quality of life, and Bordeaux's ongoing appeal to international buyers. Foreign investment is returning after a pause during the rate hike period.
Rental demand remains particularly strong for quality properties, primarily from foreign clients staying one to two years, supporting both the sales and investment markets.
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.
How do foreign investment and second-home purchases impact Bordeaux prices?
Foreign investment and second-home purchases continue to influence Bordeaux property prices, particularly in premium districts and the luxury segment.
International buyers, especially from the UK and northern Europe, are returning to Bordeaux in 2025 after a pause during the interest rate hike period. However, their impact is less pronounced than in Paris or the Côte d'Azur.
The overall market remains driven by local demand, but foreign and second-home buyers contribute significantly to price resilience in central and sought-after neighborhoods. They particularly target properties in Triangle d'Or, Chartrons, and areas with historical significance.
Second-home purchases and international investment help support the luxury segment where exceptional properties reach €8,000-€11,000/m², but the broader market dynamics are primarily influenced by domestic buyers and local economic conditions.
What impact have rent control measures had on Bordeaux property prices?
Rent control measures implemented in Bordeaux since July 2022 have slowed rental price growth but have not yet significantly impacted sales prices.
Median rents have decreased by -1.8% over the past year due to the rent caps, providing some relief to tenants. However, there is no clear evidence of major impact on property sale prices as of mid-2025.
Rent controls may be limiting rental yield growth, which could dissuade some investors from entering or remaining in the market. This potential reduction in investor demand might create modest downward pressure on certain property segments over time.
A full evaluation of the long-term effects on the sales market is expected in 2026, as the policy requires more time to demonstrate its complete impact on investment patterns and overall market dynamics.
What are the long-term projections for Bordeaux property prices through 2030 and beyond?
Long-term forecasts for Bordeaux property prices through 2030 and beyond suggest continued moderate appreciation supported by fundamental strengths.
Medium-term projections (2025-2030) anticipate sustained moderate growth as the market benefits from urban renewal projects, infrastructure improvements, and Bordeaux's continued attractiveness for remote workers and quality-of-life seekers. Price growth may be tempered by affordability constraints and regulatory changes.
Long-term outlook through 2045 expects sustained demand due to Bordeaux's economic dynamism, quality of life, and climate resilience. Analysts expect Bordeaux to maintain its premium over the national average but not repeat the explosive growth of the late 2010s.
Demand for energy-efficient and well-located properties will drive market segmentation, with modern, sustainable housing commanding increasing premiums. It's something we develop in our France property pack.
How does Bordeaux's economic growth support property market trends?
Bordeaux's diverse and dynamic economy provides strong fundamental support for the property market through multiple growth drivers.
The city's population grew by 1.2% in 2024, contributing to increased housing demand. Bordeaux's economy features thriving industries including aeronautics, health, sustainable construction, and information technology, creating job opportunities and attracting professionals.
The Bordeaux Re-centres project has revitalized the city center by enhancing living conditions and preserving historical sites, making the area more appealing to residents and investors. Approximately 50% of residential properties are now located within 5 km of the city center.
Major infrastructure projects including tram extensions, the Euratlantique urban renewal zone, and continued development create ongoing catalysts for property value appreciation. These improvements support both residential desirability and commercial real estate values across the metropolitan area.
Conclusion
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.
Bordeaux's property market has stabilized in 2025 after a correction period, with prices now showing signs of recovery supported by falling ECB interest rates and renewed buyer confidence.
While prices declined 1-3% over the past year, the combination of improved affordability, strong economic fundamentals, and continued appeal to domestic and international buyers positions Bordeaux for moderate growth of 2-3% annually through 2026.
Sources
- Le Figaro - Bordeaux Property Prices
- Capital.fr - Bordeaux Real Estate Indices May 2025
- Barnes Bordeaux - 2024 Real Estate Market Update
- Investropa - 6 Statistics for Bordeaux Real Estate Market 2025
- Green Acres - Bordeaux Property Prices
- European Central Bank - Monetary Policy Decision April 2025
- CNBC - ECB Interest Rate Decision June 2025
- Long Term Rentals in France - House Prices in France 2024