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Everything you need to know before buying real estate is included in our France Property Pack
This article gives you a clear picture of current housing prices in Bordeaux and what to expect in the coming years, from short-term forecasts to 5-year and 10-year outlooks.
We constantly update this blog post with fresh data from official French sources, notarial records, and real estate portals so you always have the latest numbers.
Whether you are buying your first home or investing in rental property, understanding Bordeaux price trends will help you make smarter decisions.
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 apartments are outperforming houses in 2026, with apartments rising about 3% while houses stayed flat, likely because stretched buyers can still afford smaller units when mortgage rates hover around 3%.
- New-build properties in Bordeaux are up around 7% year-on-year, meaning buyers pay a premium of roughly €300 per square meter over older stock for modern energy efficiency and warranties.
- The Euratlantique regeneration zone near Bordeaux Saint-Jean station is expected to deliver 3% to 5% annual price growth through 2026, outpacing the city-wide average by about two percentage points.
- Rent caps introduced in Bordeaux in 2022 limit gross rental yields to roughly 5%, which means investors need to factor in regulatory risk when projecting returns over the next decade.
- Bordeaux's metro area population has crossed one million and grows at about 0.8% per year, adding roughly 8,000 new residents annually who compete for limited housing in desirable central neighborhoods.
- Energy-inefficient older properties in Bordeaux are underperforming the market by about 2% annually because buyers factor in renovation costs and upcoming French energy regulations.
- Mortgage rates in France have stabilized around 3% to 3.3% for 20-year loans in January 2026, roughly one full percentage point below the 2024 peak, which has brought buyers back into the Bordeaux market.
- The Triangle d'Or and Chartrons neighborhoods in Bordeaux command prices 30% to 50% above the city median, but their growth potential is limited because they are already priced at prestige levels.
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 early 2026, the average property price in Bordeaux is around €275,000 for a typical apartment (about $324,000 or roughly €273,000 to €280,000 depending on the source), which translates to approximately €4,500 per square meter.
Speaking of price per square meter, Bordeaux properties currently trade at around €4,434 to €4,556 per square meter (roughly $5,230 to $5,375 per sqm, or about €410 to €425 per square foot), with apartments and houses sitting at similar levels in the city proper.
If you are wondering what most buyers actually pay, the realistic price range that covers roughly 80% of Bordeaux property purchases runs from about €180,000 to €550,000 (approximately $212,000 to $649,000), depending on whether you are buying a small apartment or a family-sized house.
How much have property prices increased in Bordeaux over the past 12 months?
Over the past 12 months, Bordeaux property prices have increased by roughly 2% on average, which marks a return to modest growth after a period of stagnation in 2024.
That said, the range of price changes varies significantly by property type: new-build apartments in Bordeaux rose by about 7%, existing apartments gained around 3%, while houses stayed essentially flat with 0% growth over the same period.
The single most significant factor behind this uneven price movement in Bordeaux is affordability constraints, because mortgage rates around 3% still limit what buyers can borrow, which pushes demand toward smaller and more affordable apartments rather than larger houses.
Which neighborhoods have the fastest rising property prices in Bordeaux as of 2026?
As of early 2026, the top three Bordeaux neighborhoods with the fastest rising property prices are Saint-Jean/Belcier in the Euratlantique zone, Bacalan/Bassins à Flot on the northern waterfront, and La Bastide on the Right Bank of the Garonne.
In terms of annual price growth, Saint-Jean/Belcier is seeing approximately 4% to 5% gains, Bacalan/Bassins à Flot around 3% to 4%, and La Bastide roughly 3%, all of which outpace the city-wide average of about 2%.
The main demand driver behind these neighborhoods is a combination of urban regeneration projects, improved tram connectivity through the TBM network expansion, and the arrival of new amenities that make previously overlooked areas more desirable for both residents and investors.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Bordeaux.
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Bordeaux as of 2026?
As of early 2026, the property types in Bordeaux ranked by appreciation rate are: new-build apartments (fastest), existing apartments (second), townhouses and échoppes (third), and detached houses (slowest).
The top-performing property type, new-build apartments in Bordeaux, is appreciating at approximately 7% per year, which is more than triple the pace of existing houses.
The main reason new-build apartments outperform other property types in Bordeaux is that they come with modern energy ratings, lower maintenance costs, and builder warranties, all of which matter more to buyers as French energy regulations tighten and mortgage budgets remain stretched.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Bordeaux?
- How much should you pay for an apartment in Bordeaux?
- How much should you pay for a studio in Bordeaux?
- How much should you pay for a duplex in Bordeaux?
What is driving property prices up or down in Bordeaux as of 2026?
As of early 2026, the top three factors driving Bordeaux property prices are mortgage rate stabilization (which brought buyers back), limited central housing supply (which keeps competition high), and urban regeneration projects (which create new demand hotspots).
Among these, the factor with the strongest upward pressure on Bordeaux prices is the stabilization of mortgage rates around 3%, because this has restored borrowing capacity for thousands of households who were priced out when rates peaked above 4% in 2023.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Bordeaux here.
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What is the property price forecast for Bordeaux in 2026?
How much are property prices expected to increase in Bordeaux in 2026?
As of early 2026, Bordeaux property prices are expected to increase by approximately 1% to 3% over the full year, with apartments likely at the higher end and houses at the lower end of that range.
The realistic range of forecasts from different analysts for Bordeaux spans from flat (0%) in a pessimistic scenario where rates rise again, to about 4% in an optimistic scenario where credit conditions continue to ease.
The main assumption underlying most Bordeaux price increase forecasts is that mortgage rates will stay stable or drift slightly lower, because any meaningful rate spike would immediately reduce buyer purchasing power and stall the recovery.
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 early 2026, the neighborhoods expected to see the highest price growth in Bordeaux are Saint-Jean/Belcier/Carle-Vernet (Euratlantique axis), Bacalan/Bassins à Flot/Bordeaux-Lac (northern waterfront), and La Bastide (Right Bank).
The projected price growth for these top Bordeaux neighborhoods ranges from 3% to 5% for Euratlantique, 3% to 4% for Bacalan/Bassins à Flot, and about 3% for La Bastide, all of which exceed the city-wide forecast of 1% to 3%.
The primary catalyst driving expected growth in these Bordeaux neighborhoods is the combination of completed and ongoing infrastructure projects, including new tram lines and the Euratlantique urban regeneration program that continues to add housing, offices, and public spaces.
One emerging neighborhood in Bordeaux that could surprise with higher-than-expected growth is Caudéran, which is attracting families looking for more space at prices below the prestige core, and its proximity to Parc Bordelais adds lifestyle appeal.
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 early 2026, the property type expected to appreciate the most in Bordeaux is well-located, energy-efficient apartments, particularly new-build or recently renovated units with good energy ratings.
The projected appreciation for top-performing apartments in Bordeaux is approximately 3% to 5% for 2026, with new-build stock at the higher end of that range due to continued demand for modern, compliant properties.
The main demand trend driving appreciation for apartments in Bordeaux is the combination of affordability constraints (which favor smaller units) and tightening French energy regulations (which penalize older, inefficient stock).
On the other hand, the property type expected to underperform in Bordeaux in 2026 is older houses with poor energy ratings, because buyers factor in significant renovation costs and these properties face increasing regulatory pressure under French climate policies.
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.
How will interest rates affect property prices in Bordeaux in 2026?
As of early 2026, interest rate trends are having a moderately positive impact on Bordeaux property prices because rates have stabilized around 3% to 3.3% for standard 20-year mortgages, which is about one percentage point below the 2024 peak.
The current benchmark mortgage rate in France is approximately 3.26% for a 20-year loan (average market rate), and the expected direction is stable to slightly lower through 2026, assuming the European Central Bank maintains its current policy stance.
To put this in perspective, a 1% change in mortgage rates typically affects Bordeaux property affordability by roughly 10% to 12% of borrowing capacity, which means if rates dropped from 3.3% to 2.3%, a typical buyer could afford about €25,000 to €30,000 more, pushing prices higher by a similar amount over time.
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 early 2026, the top three biggest risks for Bordeaux property prices are a renewed increase in mortgage rates (which would immediately reduce buyer purchasing power), regulatory uncertainty around rental rules and energy requirements (which affects investor appetite), and a broader economic slowdown that weakens household confidence and employment.
Among these risks, the one with the highest probability of materializing in Bordeaux is continued regulatory tightening on energy-inefficient properties, because French policy is already moving in this direction and owners of older stock face real deadlines for compliance.
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 early 2026, the overall assessment is that buying a rental property in Bordeaux can be a reasonable decision for patient investors, but only if you accept modest yields around 5% gross and factor in the rent cap regulations that limit how much you can charge tenants.
The strongest argument in favor of buying a rental property in Bordeaux now is that prices have stabilized after the 2023-2024 correction, mortgage rates are manageable, and Bordeaux's growing population of over one million residents creates steady rental demand, especially near universities and transit hubs.
On the other hand, the strongest argument for waiting before buying a rental property in Bordeaux is that rent caps limit your ability to raise rents even if property prices rise, and if mortgage rates tick back up, your cash flow margin will shrink further while exit liquidity could weaken.
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.
Buying real estate in Bordeaux can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 early 2026, the estimated cumulative property price growth in Bordeaux over the next 5 years (2026 to 2031) is approximately 10% to 18%, which works out to roughly 2% to 3.3% per year on average.
The range of 5-year forecasts for Bordeaux spans from a conservative scenario of 0% to 8% cumulative growth (if rates spike or the economy weakens) to an optimistic scenario of 18% to 25% cumulative growth (if credit conditions ease further and metro growth accelerates).
Translating this into annual terms, the projected average appreciation rate for Bordeaux properties over the next 5 years is approximately 2% to 3% per year, which is moderate but consistent with a large French metro that has limited central supply.
The key assumption most forecasters rely on for their 5-year Bordeaux predictions is that mortgage rates will remain in a "not too high" range of 2.5% to 4%, because any sustained move above that range would significantly reduce buyer purchasing power and slow appreciation.
Which areas in Bordeaux will have the best price growth over the next 5 years?
The top three areas in Bordeaux expected to have the best price growth over the next 5 years are the Euratlantique corridor (Saint-Jean, Belcier, Carle-Vernet), the northern waterfront redevelopment zone (Bacalan, Bassins à Flot, Bordeaux-Lac), and the Right Bank uplift area (La Bastide and nearby neighborhoods).
The projected 5-year cumulative price growth for these top-performing Bordeaux areas is approximately 15% to 25%, compared to 10% to 18% for the city as a whole, meaning they could outperform by 5 to 7 percentage points over the period.
This is broadly consistent with the shorter 2026 forecast we made earlier, because the same structural drivers (regeneration, transport, new amenities) continue to operate over the longer horizon, though the cumulative effect becomes more pronounced as projects mature and deliver.
One currently undervalued Bordeaux area with the best potential for outperformance over 5 years is the Cenon/Lormont stretch on the Right Bank, which benefits from improving tram connectivity and is priced well below comparable Left Bank neighborhoods, giving it more room to re-rate.
What property type will give the best return in Bordeaux over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Bordeaux is a well-located apartment (2 to 3 bedrooms) with strong rental liquidity, good energy performance, and proximity to transit.
The projected 5-year total return (appreciation plus rental income) for this top-performing property type in Bordeaux is approximately 25% to 40%, combining roughly 10% to 18% price appreciation with cumulative net rental income of 15% to 22% of the initial investment (after costs).
The main structural trend favoring apartments over the next 5 years in Bordeaux is that affordability constraints will persist (keeping demand tilted toward smaller units), and energy regulations will continue to reward efficient, modern stock while penalizing older houses that need costly upgrades.
For investors seeking the best balance of return and lower risk over 5 years in Bordeaux, a renovated échoppe (the classic Bordeaux townhouse) in an established but not peak-priced neighborhood offers solid appreciation potential with less volatility than new-build in emerging zones.
How will new infrastructure projects affect property prices in Bordeaux over 5 years?
The top three major infrastructure projects expected to impact Bordeaux property prices over the next 5 years are the continued build-out of Bordeaux Euratlantique (France's largest urban regeneration project), the TBM tram network expansion including lines E and F, and the ongoing grands projets transformations across several city neighborhoods.
The typical price premium for properties near completed infrastructure projects in Bordeaux is approximately 5% to 15% compared to similar properties further from new stations or regeneration zones, with the premium growing as projects mature and amenities arrive.
The specific Bordeaux neighborhoods that will benefit most from these infrastructure developments are Saint-Jean/Belcier/Carle-Vernet (Euratlantique), Bacalan/Bassins à Flot (waterfront and network connectivity), and Right Bank areas like La Bastide and Cenon that gain improved tram access.
How will population growth and other factors impact property values in Bordeaux in 5 years?
Bordeaux Métropole's projected population growth rate of approximately 0.8% to 1% per year means the metro area will add roughly 40,000 to 50,000 new residents over the next 5 years, which creates sustained demand pressure on housing, particularly in central and well-connected neighborhoods.
The demographic shift with the strongest influence on Bordeaux property demand is the continued influx of young professionals and families relocating from Paris and other expensive metros, drawn by the high-speed rail connection (2 hours to Paris), quality of life, and lower relative prices.
Migration patterns, both domestic (from Paris and northern France) and international (EU citizens and others attracted by Bordeaux's lifestyle), are expected to keep Bordeaux property values on an upward trajectory, though international demand may fluctuate with exchange rates and economic conditions.
The property types and areas that will benefit most from these demographic trends in Bordeaux are family-sized apartments (3 bedrooms) and échoppes in neighborhoods with good schools and parks, as well as smaller units near universities and employment centers for the younger professional segment.
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 early 2026, the estimated cumulative property price growth in Bordeaux over the next 10 years (2026 to 2036) is approximately 20% to 40%, which translates to roughly 1.8% to 3.4% per year on average.
The range of 10-year forecasts for Bordeaux spans from a conservative scenario of about 10% to 20% cumulative growth (if structural headwinds dominate) to an optimistic scenario of 40% to 50% cumulative growth (if Bordeaux continues to attract population and credit remains accessible).
In annual terms, the projected average appreciation rate for Bordeaux properties over the next 10 years is approximately 2% to 3% per year in nominal terms, which historically tracks slightly above French inflation over such long periods.
The biggest uncertainty factor in making 10-year property price predictions for Bordeaux is the long-run level of interest rates, because if the "neutral" rate settles higher than in the 2010s, price multiples will compress and appreciation will be slower than in the previous decade.
What long-term economic factors will shape property prices in Bordeaux?
The top three long-term economic factors that will shape Bordeaux property prices over the next decade are the sustained level of interest rates (which determines borrowing capacity), France's overall economic growth and fiscal trajectory (which affects jobs and confidence), and Bordeaux's competitiveness as a metro (which drives population and investment flows).
The single long-term economic factor with the most positive impact on Bordeaux property values is the city's continued attractiveness as a secondary French metro with excellent quality of life, strong universities, and diverse industries (aerospace, wine, tech), which should sustain population growth and housing demand.
Conversely, the single long-term economic factor that poses the greatest structural risk to Bordeaux property values is the potential for persistently higher interest rates in Europe, because Bordeaux prices were partly bid up during the low-rate era and a "new normal" of higher rates would cap how much buyers can pay.
You'll also find a much more detailed analysis in our pack about real estate 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 | Why it's authoritative | How we used it |
|---|---|---|
| INSEE (Indices Notaires-INSEE) | France's official statistics office and the reference for national price movements. | We used it to anchor Bordeaux in the wider France cycle. We cross-checked local trends against national data to avoid overfitting. |
| Notaires de France (Market Trends) | Aggregates notarial transaction data and publishes core national market commentary. | We used it to triangulate the market regime and transaction direction. We treated it as the transaction-grounded reality check versus listing indices. |
| Notaires de France (Annual Report) | Official notarial publication summarizing the latest year and early signals. | We used it to frame the 2026 baseline scenario. We translated national trends into Bordeaux-specific ranges. |
| SeLoger (Bordeaux Prices) | One of France's biggest property portals with consistent pricing data. | We used it for a second private-sector read of Bordeaux price levels. We cross-checked it against Le Figaro for validation. |
| Le Figaro Immobilier | Major national outlet with clear methodology and dated market estimates. | We used it as the main Bordeaux snapshot for January 2026. We extracted price levels, year-on-year changes, and neighborhood data. |
| Banque de France (Household Credit) | France's central bank publishing benchmark mortgage rates and housing credit data. | We used it to ground the interest-rate channel. We linked rate moves to affordability and price pressure. |
| Banque de France (Mortgage Panorama) | Central bank's deep-dive on mortgage production and lending conditions. | We used it to describe credit availability and whether 2026 demand is fuelled or fragile. We paired it with local price momentum. |
| Bordeaux Métropole (TBM Network) | Metropolitan authority and cleanest source on transport changes. | We used it to identify where accessibility improved heading into 2026. We mapped improvements to likely neighborhood winners. |
| EPA Bordeaux Euratlantique | Official public development authority for Bordeaux's biggest regeneration zone. | We used it to support why Saint-Jean/Belcier can outperform. We treated it as the supply and place-making leg of our forecast. |
| Préfecture de la Gironde (Rent Cap Order) | Official legal document setting binding rent reference ceilings. | We used it to explain why rental yields are capped even when prices rise. We incorporated it in our risk section for investors. |
| Ville de Bordeaux (Grands Projets) | City's official hub for major urban projects reshaping demand. | We used it as the official cross-check for long-run infrastructure themes. We connected projects to 5- and 10-year scenarios. |
| DVF (data.gouv.fr) | Official open dataset from tax administration for real transaction prices. | We used it as the gold-standard fallback for actual sale prices. We sanity-checked levels and direction against listing data. |
| IMF France Article IV | Top-tier international institution with widely used macro forecasts. | We used it to anchor the 2026 macro backdrop. We translated macro baseline into Bordeaux-specific demand pressure. |
| ECB/Eurosystem Projections | Central bank system's official projection set influencing rate expectations. | We used it to frame the rates-stay-stable vs rates-bite-again scenarios. We built our forecast ranges around those paths. |
| IGEDD (Long-Run Price Index) | Government body publishing historical French property price indices. | We used it to benchmark long-run appreciation patterns. We calibrated our 10-year outlook against historical trends. |
| INSEE (Bordeaux Métropole Demographics) | Official statistics on population and household formation. | We used it as the demand anchor for housing projections. We linked population growth to structural price support. |
| Capifrance (Mortgage Rates) | Major French broker network with current rate data and market commentary. | We used it to verify January 2026 mortgage rate levels. We cross-checked against central bank data for consistency. |
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If you want to go deeper, you can read the following: