Is it worth it buying property in Bordeaux in 2025?

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INVESTROPA

A team specialized in real estate investing in European countries (France, Portugal, Spain, Italy, etc.).

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 France. If you'd like to learn more about us, you can check our presentation page.

What types of properties can I buy in Bordeaux and what are the trade-offs?

Bordeaux offers four main property types, each with distinct advantages and limitations for buyers in 2025.

Apartments dominate the market, especially in central neighborhoods like Centre Ville, Chartrons, and Triangle. You'll find everything from compact studios in historic buildings to modern luxury flats with terraces. These properties offer central locations and lower maintenance but come with co-ownership fees averaging €150-300 monthly and potential noise issues.

Houses are less common in the city center but readily available in suburban areas like Caudéran, Le Bouscat, and Pessac. These properties provide more space, gardens, and privacy but cost 15-25% more than apartments and require higher maintenance budgets.

Luxury properties, including high-end apartments and townhouses with premium features like pools or wine cellars, concentrate in prestigious areas. While offering prestige and prime locations, they start at €800,000 and have limited supply with higher running costs.

Country homes and vineyards in the wider Bordeaux region appeal to those seeking space or wine tourism investments. However, they're located 30-60 minutes from the city and often require substantial renovation budgets.

Should I rent or buy property in Bordeaux right now?

The decision between renting and buying in Bordeaux depends on your timeline and financial situation.

Buying makes financial sense if you plan to stay for at least 5 years. With current property prices stabilized after years of growth, buyers can build equity while enjoying one of France's most desirable cities. The upfront costs include a 10% deposit plus 10-15% in fees and taxes, totaling approximately €50,000-75,000 for a €300,000 property.

Renting offers flexibility with lower upfront costs, typically requiring only a one-month deposit plus agency fees. Monthly rents for a one-bedroom apartment range from €750-980 in the center, allowing newcomers to explore different neighborhoods before committing. The competitive rental market means good properties rent quickly, especially in central areas.

From a lifestyle perspective, owning provides stability and customization options, while renting suits those uncertain about long-term plans or still adapting to French life. The current market slightly favors buying for long-term residents, as rental prices have increased faster than property prices in recent years.

It's something we develop in our France property pack.

How have Bordeaux property prices changed and what's the forecast?

Bordeaux property prices have increased approximately 18% over the past five years, with the most significant growth occurring between 2019 and 2022.

As of June 2025, apartment prices average €4,400-€5,000 per square meter, while houses command €4,900-€5,900 per square meter depending on location. The market has recently stabilized after this growth period, with some areas seeing slight corrections of 2-3%.

The forecast for 2025-2027 suggests modest growth of 1-3% annually, supported by strong demand, limited central supply, and major urban projects like Euratlantique. This stability makes Bordeaux attractive for long-term investment rather than quick gains.

Is Bordeaux currently a buyer's or seller's market?

Bordeaux remains a seller's market in 2025, though conditions are becoming more balanced.

Current data shows approximately 16% more active buyers than available properties, creating competition especially for well-priced central apartments. Properties now take an average of 89 days to sell compared to 80 days in 2024, indicating buyers have slightly more negotiating power than last year. Prime properties in Centre Ville or Chartrons still sell within 30-45 days, often at asking price.

The market dynamics vary by property type and location. Luxury properties above €1 million and suburban houses face less competition, giving buyers more leverage. Conversely, two-bedroom apartments under €400,000 in desirable neighborhoods attract multiple offers.

Sellers maintain advantages but must price realistically. Overpriced properties now sit longer, and buyers increasingly negotiate 3-5% below asking price. The slight shift toward balance means well-prepared buyers can find opportunities, especially during traditionally slower months like August or January.

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How does buying property in Bordeaux work for foreigners?

Foreign buyers face no legal restrictions when purchasing property in Bordeaux, following the same process as French citizens.

The buying process typically takes 2-3 months and involves these key steps:

1. Property Search: Work with local agents who speak your language. Visit properties and neighborhoods personally.
2. Make an Offer: Submit written offers through your agent, typically 5-10% below asking price in current market conditions.
3. Sign Compromis de Vente: This preliminary contract includes a 10-day cooling-off period. Pay a 10% deposit held by the notaire.
4. Due Diligence Period: The notaire conducts legal checks on title, planning permissions, and any debts. This takes 6-8 weeks.
5. Arrange Financing: Foreign buyers can obtain French mortgages but face stricter criteria. Banks typically require 20-30% down payment and proof of stable income.
6. Final Signing: Sign the Acte de Vente at the notaire's office, pay the balance plus fees, and receive keys.

Foreign buyers should budget an additional 10-15% for notaire fees (7-8%), agency fees (3-5%), and potential translation costs. Working with bilingual professionals prevents costly misunderstandings.

Where can I find reliable property listings and agents in Bordeaux?

Finding trustworthy sources for property listings and agents is crucial for a successful purchase in Bordeaux.

Major online portals provide comprehensive listings: SeLoger and Le Bon Coin dominate the French market, while international buyers often start with Green-Acres, Rightmove's international section, or Properstar. These platforms offer English translations and detailed search filters. For luxury properties, check Barnes Bordeaux, Sotheby's International Realty, and John Taylor's dedicated websites.

Established agencies with strong reputations include Century 21 Bordeaux, Mercure Forbes Global Properties, and numerous independent agencies specializing in specific neighborhoods. Visit agency offices in person when possible to assess their professionalism and local knowledge.

To verify agent credentials, check their carte professionnelle number and professional insurance. Legitimate agents display these in their offices and marketing materials. Read online reviews but prioritize recent, detailed feedback over star ratings. Request references from recent foreign buyers, and avoid agents demanding upfront payments before viewing properties.

What can I realistically buy with different budgets in Bordeaux?

Your budget determines property options significantly in Bordeaux's varied market.

With €150,000, expect studios or small one-bedroom apartments in peripheral areas like Bacalan or outer La Bastide. These properties often need renovation and are located 20-30 minutes from the center by tram.

A €300,000 budget opens up quality one or two-bedroom apartments in emerging neighborhoods like Nansouty or Saint-Genès. In established areas like Chartrons, this buys a well-maintained one-bedroom or a two-bedroom needing updates.

At €500,000, buyers access spacious two or three-bedroom apartments in prime locations, or small houses in suburbs like Caudéran or Le Bouscat. These properties typically feature balconies, parking, and modern amenities.

Budgets exceeding €1 million unlock luxury apartments in Centre Ville's golden triangle, renovated townhouses with gardens, or exceptional properties with historical features. At this level, expect premium finishes, multiple bedrooms, and often private outdoor space.

Remember to reserve 10-15% of your total budget for purchase costs and potential initial renovations.

What mistakes do buyers commonly make and how can I avoid them?

Understanding common pitfalls helps protect your investment in Bordeaux's property market.

The biggest mistake is underestimating total costs. Beyond the purchase price, budget for notaire fees (7-8%), agency fees (3-5%), mortgage fees, insurance, and potential renovations. A €300,000 property actually costs approximately €340,000-€345,000 to acquire.

It's something we develop in our France property pack.

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 expensive is living in Bordeaux compared to other cities?

Bordeaux offers a balanced cost of living, positioned between expensive Paris and more affordable regional cities.

Housing costs in Bordeaux run 25-30% below Paris levels. A one-bedroom city center apartment rents for €750-€980 monthly compared to €1,200-€1,800 in Paris. Purchasing property costs €4,400-€5,000 per square meter versus €10,000-€13,000 in Paris.

Daily expenses remain reasonable. Monthly utilities for a standard apartment average €120-€300, groceries for two cost approximately €400-€600, and a meal at a mid-range restaurant runs €55 for two people. Public transport passes cost €41.70 monthly, significantly less than Paris's €84.10.

Compared to other French cities, Bordeaux is more expensive than Toulouse, Nantes, or Montpellier by 10-15%, but cheaper than Lyon or Nice. Within Europe, living costs align with cities like Valencia or Porto, making it attractive for international relocations.

A comfortable lifestyle for a couple requires approximately €2,500-€3,500 monthly after housing costs, depending on entertainment and dining preferences.

Which Bordeaux neighborhoods suit different lifestyles and budgets?

Bordeaux's diverse neighborhoods cater to various preferences and financial capacities.

Centre Ville attracts those seeking vibrant urban living with historic architecture, restaurants, and cultural venues within walking distance. Properties here command premium prices (€5,000-€6,500/m²) but offer unmatched convenience and prestige. The area suits young professionals and retirees who prioritize location over space.

Chartrons has transformed from a wine merchant quarter into Bordeaux's trendiest neighborhood. With antique shops, Sunday markets, and riverside location, it appeals to expats and creative professionals. Prices (€4,500-€5,500/m²) reflect its popularity, though still below Centre Ville.

La Bastide, across the river, offers better value (€3,500-€4,200/m²) with ongoing development improving amenities. The Darwin ecosystem and new restaurants attract younger buyers seeking affordable entry into Bordeaux property market.

Family-oriented Caudéran provides green spaces, excellent schools, and larger properties. While pricier (€4,800-€5,800/m²), families find value in gardens and proximity to parks. Le Bouscat offers similar advantages with slightly lower prices.

Budget-conscious buyers should explore Nansouty or Saint-Genès, where €300,000-€400,000 secures decent two-bedroom apartments with strong rental potential due to proximity to universities.

What's daily life like for expats living in Bordeaux?

Bordeaux welcomes international residents with a blend of French culture and cosmopolitan amenities.

The expat community thrives with approximately 15,000 foreign residents, creating numerous social opportunities. Regular meetups, international clubs, and Facebook groups like "Expats in Bordeaux" facilitate connections. The annual Bordeaux International Club hosts events connecting newcomers with established residents.

Language barriers diminish in central areas where many speak English, though learning French significantly enhances integration. The Alliance Française offers excellent courses, while conversation exchanges at bars like The Sherlock Holmes provide informal practice.

Healthcare ranks among Europe's best, with the CHU Bordeaux hospital complex offering world-class treatment. Most doctors in private practice speak some English, and the French healthcare system reimburses 70% of costs.

Work opportunities exist particularly in wine trade, tourism, aerospace (with nearby Airbus facilities), and increasingly in tech startups. The LGV high-speed train puts Paris 2 hours away, enabling business connections while enjoying Bordeaux's lifestyle.

Challenges include bureaucracy, which requires patience, and limited job opportunities in some sectors compared to larger cities.

How can I profit from rental properties in Bordeaux?

Bordeaux's rental market offers steady returns with proper strategy and location selection.

Long-term furnished rentals yield 3.5-4.5% annually, with highest returns in student-friendly areas like Victoire or near tram lines. A €300,000 two-bedroom apartment in Nansouty typically rents for €1,100-€1,300 monthly, generating €13,200-€15,600 yearly before expenses.

Short-term rentals face strict regulations limiting operation to 120 days annually and requiring town hall registration. Despite restrictions, well-located properties near tourist attractions can generate €80-€150 nightly. A one-bedroom in Centre Ville earning €100/night at 70% occupancy (84 days) yields €8,400, though management costs run higher.

Target areas depend on rental strategy. For long-term rentals, prioritize Chartrons, Saint-Michel, or Nansouty near universities and business districts. Short-term rentals perform best in Centre Ville, near Saint-André Cathedral or Place de la Bourse.

Challenges include seasonal demand fluctuations, increasing regulations on Airbnb-style rentals, and competition from professional operators. Success requires understanding local regulations, pricing competitively, and maintaining high standards.

Consider professional property management companies charging 8-12% for long-term rentals or 20-25% for short-term, ensuring compliance and maximizing occupancy.

Conclusion

Bordeaux's property market in 2025 presents genuine opportunities for both lifestyle buyers and investors willing to navigate its complexities. With stable prices after years of growth, diverse neighborhoods suiting various budgets, and rental yields of 3.5-4.5%, the city offers a balanced investment environment. Success requires thorough research, appropriate budgeting for all costs, and selecting the right neighborhood for your goals.

Whether seeking a permanent home in France's wine capital or a rental investment, Bordeaux rewards careful buyers with quality of life and steady returns. Working with qualified professionals, understanding French property law, and avoiding common mistakes will help secure your successful entry into this attractive market.

It's something we develop in our France property pack.

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.

Sources

1. INSEE - French National Statistics Institute
2. Notaires de France - Official Property Data
3. Bordeaux Métropole Official Website
4. SeLoger - French Property Portal
5. MeilleursAgents - Property Price Index
6. Service-Public.fr - French Government Services
7. Investropa - France Real Estate Analysis
8. Banque de France - Economic Reports