What are the price trends and forecasts in Bordeaux right now? (2026)

Authored by the expert who managed and guided the team behind the France Property Pack

Get all the data you need about the real estate market in Bordeaux

Source name	Explicit URL	Why it’s authoritative	How we have used it
Notaires de France	https://www.notaires.fr/fr/immobilier-fiscalite/prix-et-tendances-de-limmobilier	French notaries record actual completed sales, not asking prices.	We used it to anchor Bordeaux prices against the official French resale market. We also used it to separate real sale trends from listing noise.
Immobilier.notaires.fr	https://www.immobilier.notaires.fr/fr/prix-immobilier?codeInsee=33063&typeLocalisation=COMMUNE	It gives notary based price references for the commune of Bordeaux.	We used it to check Bordeaux price levels by property type. We treated it as a conservative reference because it reflects signed transactions.
INSEE Notaires old housing price index	https://www.insee.fr/fr/statistiques/8995299	It is the official national index for old residential property prices in France.	We used it to compare Bordeaux with wider French housing trends. We also used it to avoid overreacting to one local listing platform.
DVF data.gouv.fr	https://www.data.gouv.fr/fr/datasets/demandes-de-valeurs-foncieres/	DVF is the public database of real property sales declared to the tax authority.	We used it to understand real transaction ranges in Bordeaux. We cross checked it with notary and portal data to estimate realistic buyer budgets.
INSEE Bordeaux Métropole profile	https://www.insee.fr/fr/statistiques/2011101?geo=EPCI-243300316	INSEE is France’s official statistics agency for population, income, jobs, and housing.	We used it to measure demographic pressure in Bordeaux Métropole. We connected population and household trends to long term housing demand.
Banque de France	https://www.banque-france.fr/fr/statistiques/credit/credits-aux-particuliers	It is the official source for French mortgage credit and household lending conditions.	We used it to assess how borrowing costs affect Bordeaux buyers. We also used it to estimate affordability pressure from mortgage rates.
European Central Bank	https://www.ecb.europa.eu/stats/policy_and_exchange_rates/key_ecb_interest_rates/html/index.en.html	The ECB sets the policy rates that influence French mortgage rates.	We used it to understand the interest rate backdrop in June 2026. We linked ECB direction to mortgage affordability in Bordeaux.
Bordeaux Métropole publications	https://www.bordeaux-metropole.fr/publications	The city authority publishes official plans on mobility, housing, and urban projects.	We used it to identify infrastructure and housing policy changes. We focused on projects likely to change demand by neighborhood.
Bordeaux Euratlantique	https://www.bordeaux-euratlantique.fr/	It is the official public development body for one of Bordeaux’s largest urban projects.	We used it to assess long term supply and transport led price effects. We paid special attention to Saint Jean, Belcier, and nearby districts.
Meilleurs Agents	https://www.meilleursagents.com/prix-immobilier/bordeaux-33000/	It is a widely used French property index with detailed city and property type data.	We used it to compare asking and estimated market values in Bordeaux. We treated it as a private sector benchmark, not as the only source.
SeLoger	https://www.seloger.com/prix-de-l-immo/vente/aquitaine/gironde/bordeaux/330063.htm	It is one of France’s largest real estate portals with detailed listing based prices.	We used it to see what current sellers are asking in June 2026. We discounted asking prices when they looked above transaction evidence.
CAFPI mortgage barometer	https://www.cafpi.fr/credit-immobilier/barometre-taux	It is a major French mortgage broker with live borrower rate observations.	We used it to cross check mortgage rates seen by actual borrowers. We combined it with Banque de France and ECB data for financing assumptions.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Bordeaux. If you’d like to learn more about us, you can check our presentation page.

What are the current property price trends in Bordeaux as of 2026?

What is the average house price in Bordeaux as of 2026?

As of 2026, the estimated average house price in Bordeaux is about €320,000, which is roughly $370,000 and also €320,000 because the local currency in Bordeaux is the euro.

This average makes more sense when you look at the average price per square meter for properties in Bordeaux in 2026, which is about €4,500 per square meter, or around $5,200 per square meter.

For most normal buyers, a realistic Bordeaux property purchase in 2026 usually falls between €180,000 and €650,000, or about $210,000 to $755,000, with apartments making up the lower and middle part of that range and family houses pushing the top higher.

How much have property prices increased in Bordeaux over the past 12 months?

Property prices in Bordeaux have not really increased over the past 12 months, and our best estimate for 2026 is a small movement between -2% and +1%, depending on the property type and neighborhood.

Across the Bordeaux residential property market in 2026, apartments are roughly between -3% and 0% over one year, houses are around -1% to +2%, and rare family homes in prime areas can still rise by 2% to 4%.

The most significant factor behind this weak price movement in Bordeaux is still affordability, because mortgage rates near the mid 3% range have made buyers much more selective than during the cheap credit years.

Which neighborhoods have the fastest rising property prices in Bordeaux as of 2026?

As of 2026, the three fastest rising property areas in Bordeaux are La Bastide, Saint Jean Belcier, and parts of Nansouty Saint Genès.

Our estimate is that La Bastide is rising by about 3% to 5% per year, Saint Jean Belcier by about 2% to 4%, and Nansouty Saint Genès by about 2% to 3%.

The main driver is that buyers want central Bordeaux access without paying the very high prices of Chartrons, Jardin Public, or the historic city center.

By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Bordeaux.

Which property types are increasing faster in value in Bordeaux as of 2026?

As of 2026, the estimated appreciation ranking in Bordeaux is houses first, townhouses second, apartments third, and small condominium style units fourth.

The top performing property type in Bordeaux in 2026 is the family house or townhouse with outdoor space, with annual appreciation of about 1% to 4% in good locations.

This property type is outperforming because central Bordeaux has many apartments but fewer good family homes with gardens, terraces, or flexible space for hybrid work.

Finally, if you’re interested in a specific property type, you will find our latest analyses here:

• How much should you pay for an apartment in Bordeaux?

What is driving property prices up or down in Bordeaux as of 2026?

As of 2026, the top three factors driving property prices in Bordeaux are mortgage affordability, the shortage of well located family homes, and demand from students, young professionals, and Paris connected workers.

The strongest upward pressure on Bordeaux property prices comes from scarcity in the most desirable areas, especially Chartrons, Jardin Public, Saint Seurin, Caudéran, and high quality streets near tram lines.

If you want to understand these factors at a deeper level, you can read our latest property market analysis about Bordeaux here.

Which areas feel overpriced in Bordeaux as of 2026?

As of 2026, the Bordeaux areas that feel most overpriced are the most expensive parts of Chartrons, Jardin Public, the Golden Triangle, and prime Caudéran when sellers still price as if mortgage rates were near 1%.

These areas are not bad locations, but in 2026 the problem is that some listings ask for 10% to 20% more than similar completed sales suggest.

The safer approach in Bordeaux is to pay a premium only for something truly scarce, such as a quiet street, outdoor space, excellent energy performance, or a location very close to tram and daily services.

What is the property price forecast for Bordeaux in 2026?

How much are property prices expected to increase in Bordeaux in 2026?

As of 2026, our central forecast is that residential property prices in Bordeaux will end the year about 0% to 2% higher than at the start of the year.

The realistic range of forecasts for Bordeaux property price growth in 2026 is roughly -2% in a weak mortgage scenario to +4% if rates ease and buyers return faster.

The main assumption behind most Bordeaux forecasts is that mortgage rates stop rising sharply and that sellers accept more realistic prices after the correction that followed the 2022 peak.

We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Bordeaux.

Which neighborhoods will see the highest price growth in Bordeaux in 2026?

As of 2026, the Bordeaux neighborhoods expected to see the highest price growth are La Bastide, Saint Jean Belcier, Bacalan, and the better connected parts of Nansouty Saint Genès.

These neighborhoods could see 2% to 5% price growth in 2026, compared with a likely 0% to 2% average for the wider Bordeaux residential property market.

The main catalyst is the combination of transport access, urban renewal, and a lower entry price than the historic center and the most established west bank districts.

One emerging Bordeaux area that could surprise is Bacalan, because it still offers a discount to Chartrons while benefiting from docks, tram access, and a changing local image.

By the way, we’ve written a blog article detailing what are the current best areas to invest in property in Bordeaux.

What property types will appreciate the most in Bordeaux in 2026?

As of 2026, houses and townhouses are expected to appreciate the most in Bordeaux because they are scarcer than apartments and still fit family demand.

The projected appreciation for houses and townhouses in Bordeaux in 2026 is about 2% to 4% in good districts and closer to 0% to 2% in weaker locations.

The main demand trend is simple: buyers still want central Bordeaux living, but they increasingly want outdoor space, better energy performance, and room for remote work.

The property type expected to underperform is the average small apartment in a less central area, because rental regulation, energy standards, and financing costs reduce investor appetite.

What economic factors will impact property prices in Bordeaux in 2026?

As of 2026, the main economic factors affecting Bordeaux property prices are mortgage rates, local employment quality, household purchasing power, and the pace of new housing delivery.

The most positive factor is Bordeaux’s broad demand base, because the city attracts students, service workers, families, retirees, and people linked to Paris by high speed rail.

The biggest negative factor is that household budgets remain squeezed, so buyers in Bordeaux are negotiating harder and avoiding homes with poor energy ratings or expensive renovation needs.

How will interest rates affect property prices in Bordeaux in 2026?

As of 2026, current interest rate trends are likely to cap Bordeaux property price growth because buyers can afford less debt than they could during the very low rate period.

The ECB deposit rate is around 2% to 2.25% in June 2026, while typical French mortgage rates for solid borrowers are around 3.3% to 3.7% depending on loan length and profile.

In Bordeaux, a 1 percentage point rise in mortgage rates can reduce buyer affordability by roughly 8% to 10%, which usually pushes sellers to accept lower prices or wait longer.

You can also read our latest update about mortgage and interest rates in France.

What are the biggest risks for property prices in Bordeaux in 2026?

As of 2026, the three biggest risks for Bordeaux property prices are higher mortgage rates, too many sellers refusing to adjust prices, and weak demand for energy inefficient homes.

The single risk most likely to materialize in Bordeaux is a slow market, because buyers and sellers may take longer to agree on fair prices.

We actually cover all these risks and their likelihoods in our pack about the real estate market in Bordeaux.

Is it a good time to buy a rental property in Bordeaux in 2026?

As of 2026, it can be a good time to buy a rental property in Bordeaux only if the purchase price is negotiated well and the property has strong rental demand.

The strongest argument for buying now is that Bordeaux prices have already corrected from their peak, while rental demand remains supported by students, young workers, and limited central supply.

The strongest argument for waiting is that rental yields are still not high enough in the most expensive districts, especially if the buyer needs a large mortgage at 2026 rates.

If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Bordeaux.

You’ll also find a dedicated document about this specific question in our pack about real estate in Bordeaux.

Where will property prices be in 5 years in Bordeaux?

What is the 5-year property price forecast for Bordeaux as of 2026?

As of 2026, our central 5-year forecast is that residential property prices in Bordeaux will rise by about 12% to 18% by 2031.

The conservative 5-year scenario for Bordeaux is about 3% cumulative growth, while the optimistic scenario is about 25% if mortgage rates ease and local demand stays strong.

That means our projected average annual appreciation rate for Bordeaux property over the next 5 years is around 2.5% to 3.5% per year.

The key assumption behind this Bordeaux forecast is that prices recover slowly after the correction, without returning to the overheated growth rates seen before the rate shock.

Which areas in Bordeaux will have the best price growth over the next 5 years?

The three Bordeaux areas expected to have the best price growth over the next 5 years are La Bastide, Saint Jean Belcier, and Bacalan.

Our projected 5-year cumulative price growth for these areas is about 18% to 30%, compared with about 12% to 18% for Bordeaux as a whole.

This is similar to the shorter term forecast, but the 5-year view gives more weight to completed urban projects, better transport habits, and neighborhood image changes.

The currently undervalued area with the best 5-year outperformance potential is Bacalan, because it still trades below the most established central neighborhoods while becoming more livable.

What property type will give the best return in Bordeaux over 5 years as of 2026?

As of 2026, small to mid sized apartments in strong rental locations are expected to give the best total return in Bordeaux over 5 years.

Our projected 5-year total return for this property type is about 30% to 40%, made of roughly 10% to 18% price growth plus rental income over the holding period.

The main structural trend is that Bordeaux has a deep tenant base, with students, young professionals, hospital workers, and service workers all competing for well located homes.

The best balance of return and lower risk is a good one or two bedroom apartment near tram access in Saint Michel, Nansouty, Chartrons edge, La Bastide, or Saint Jean Belcier.

How will new infrastructure projects affect property prices in Bordeaux over 5 years?

The three major infrastructure and urban projects most likely to affect Bordeaux property prices over 5 years are Bordeaux Euratlantique, the wider station district renewal, and mobility improvements linked to tram, bus express, and metropolitan rail planning.

In Bordeaux, properties near completed transport or major urban improvements often achieve a price premium of about 5% to 15% once the improvement is visible and useful in daily life.

The neighborhoods most likely to benefit are Saint Jean Belcier, La Bastide, Floirac near the right bank projects, Bacalan, and parts of Bègles close to the station and tram corridors.

How will population growth and other factors impact property values in Bordeaux in 5 years?

Bordeaux Métropole is expected to keep growing slowly, and a realistic 5-year population increase of about 3% to 5% should support property values without creating a new boom by itself.

The demographic shift with the strongest impact on Bordeaux property demand is the growth of smaller households, because students, singles, couples, and separated households all need more dwellings per person.

Domestic migration should continue to support Bordeaux because the city remains attractive for people from Paris, western France, and smaller towns in Nouvelle Aquitaine, while international demand is useful but not the main force.

The property types and areas that benefit most are small apartments, good two bedroom units, and family homes near tram lines in La Bastide, Nansouty, Saint Genès, Saint Jean Belcier, Bacalan, and Caudéran.

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 is the 10 year property price outlook in Bordeaux?

What is the 10-year property price prediction for Bordeaux as of 2026?

As of 2026, our central 10-year prediction is that residential property prices in Bordeaux will rise by about 25% to 40% by 2036.

The conservative 10-year forecast for Bordeaux is about 10% cumulative growth, while the optimistic scenario is about 55% if credit conditions improve and Bordeaux keeps attracting high income households.

This gives a projected average annual appreciation rate of about 2.2% to 3.4% per year for Bordeaux property over the next 10 years.

The biggest uncertainty is not whether Bordeaux remains attractive, but whether household income and mortgage conditions will be strong enough to support higher prices.

What long-term economic factors will shape property prices in Bordeaux?

The three long term economic factors that will shape Bordeaux property prices are purchasing power, job creation in the metropolitan area, and the ability of Bordeaux to build enough housing in desirable locations.

The single most positive long term factor is Bordeaux’s quality of life, because it keeps attracting households who want a large French city with culture, transport, jobs, and access to the Atlantic coast.

The greatest structural risk is affordability, because if Bordeaux wages do not keep up with housing costs, future price growth will depend too much on wealthier outside buyers.

You’ll also find a much more detailed analysis in our pack about real estate in Bordeaux.

Is buying a property in Bordeaux a good long-term investment then?

As of 2026, buying a property in Bordeaux is a good long term investment if the buyer avoids overpaying, chooses a liquid neighborhood, and plans to hold for at least 7 to 10 years.

The best long term case is a well located apartment or townhouse near transport, shops, schools, and employment areas, because those homes should remain easy to rent and resell.

The main mistake to avoid in Bordeaux is buying a beautiful but overpriced property with poor energy performance, high renovation costs, or a location that depends too much on one future project.

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	It is based on real signed property sales.	We used it to ground the Bordeaux market in completed transactions. We compared notary trends with listing data before making our estimates.
Immobilier.notaires.fr	It gives local notary price references for Bordeaux.	We used it to estimate price levels by property type. We treated it as a strong check against inflated asking prices.
INSEE Notaires housing price index	It is the official French old housing price index.	We used it to understand the national price cycle. We then adjusted the national view to Bordeaux’s local fundamentals.
DVF data.gouv.fr	It records official property transaction values.	We used it to check real sale prices and ranges. We used it especially when neighborhood estimates looked too optimistic.
INSEE Bordeaux Métropole	It is the official source for local demographic data.	We used it to assess population, households, and income pressure. We linked these figures to future housing demand.
Banque de France	It is the official source for French credit conditions.	We used it to judge mortgage affordability. We connected borrowing costs to buyer budgets in Bordeaux.
European Central Bank	It sets the policy rate backdrop for euro mortgage markets.	We used it to understand the direction of interest rates. We linked that rate backdrop to 2026 Bordeaux affordability.
Bordeaux Métropole	It publishes official local plans and mobility documents.	We used it to identify projects affecting housing demand. We gave more weight to projects that improve daily life.
Bordeaux Euratlantique	It manages a major official urban renewal project.	We used it to assess long term growth around Saint Jean and Belcier. We also used it to map infrastructure led price potential.
Meilleurs Agents	It is a recognized French private property price index.	We used it to compare current estimates by property type. We did not use it alone because portal data can move faster than sales data.
SeLoger	It is a major French real estate portal.	We used it to understand asking price pressure in June 2026. We discounted seller expectations when they diverged from transaction evidence.
CAFPI mortgage barometer	It tracks mortgage rates seen by real borrowers.	We used it to cross check current financing conditions. We combined it with official credit data before estimating affordability pressure.