Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
Burgundy's property market in 2026 is showing a clear split between city apartments gaining momentum and rural houses staying relatively flat.
This French region remains affordable by national standards, but the best-located, well-maintained properties are seeing increased competition from buyers.
We constantly update this blog post with fresh data on current housing prices in Burgundy and what we expect for the coming years.
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 Burgundy.
Insights
- Burgundy apartments are rising 5% to 8% annually while houses remain nearly flat, creating a two-speed market that favors smaller, urban properties in cities like Dijon and Mâcon.
- At around 1,900 euros per square meter overall, Burgundy property prices sit well below the French national average, making it one of the more affordable regions for buyers in 2026.
- Mâcon is currently the fastest-rising city in Burgundy, with neighborhoods like Centre Ville and Héritan-Neuf Clés attracting strong buyer demand due to relative affordability compared to Dijon.
- Dijon's tram corridor neighborhoods such as La Gare and Universités command premium prices and show better resilience thanks to daily commuter utility and student rental demand.
- Mortgage rates stabilizing around 3% in late 2025 have improved buyer confidence in Burgundy, though budgets remain tight compared to the low-rate years before 2022.
- Beaune's property market feels stretched due to limited supply and strong second-home demand from wine tourism, pushing prices above what local incomes would typically support.
- Energy performance is becoming a key price driver in Burgundy, with older rural houses needing renovation often selling at significant discounts to move-in-ready equivalents.
- Over five years, Burgundy property prices are expected to grow between 8% and 15% total, with city centers and transport corridors likely to outperform remote rural areas.
- Burgundy's aging population and slow demographic drift mean demand is concentrating in service-rich areas with hospitals, universities, and good transport links.
What are the current property price trends in Burgundy as of 2026?
What is the average house price in Burgundy as of 2026?
As of early 2026, the estimated average house price in Burgundy is around 180,000 euros (approximately 190,000 USD or 175,000 EUR at current rates), based on a typical house size of about 110 square meters.
To put this in perspective, the average price per square meter for all residential property in Burgundy sits at approximately 1,900 euros, with houses averaging around 1,650 euros per square meter and apartments closer to 2,250 euros per square meter.
Looking at the realistic range that covers roughly 80% of property purchases in Burgundy, houses typically sell between 140,000 and 260,000 euros, while apartments generally fall between 95,000 and 190,000 euros, depending on location and condition.
How much have property prices increased in Burgundy over the past 12 months?
Property prices in Burgundy have increased by an estimated 2% overall between January 2025 and January 2026, marking a return to gentle growth after the more turbulent years of 2023 and 2024.
However, the picture varies significantly by property type: apartments in Burgundy cities have risen by roughly 5% to 8%, while houses have stayed closer to flat, with increases between 0% and 2% depending on location and energy efficiency.
The single most significant factor behind this divergence is mortgage rate stabilization around 3%, which has revived buyer confidence but kept budgets tight enough that smaller, more affordable apartments are absorbing most of the demand.
Which neighborhoods have the fastest rising property prices in Burgundy as of 2026?
As of early 2026, the neighborhoods with the fastest rising property prices in Burgundy are concentrated in Mâcon (Centre Ville, Héritan-Neuf Clés, Herriot), Beaune (La Montagne, Porte de Beaune), and select Dijon quarters (La Gare, Universités, Cordeliers).
Annual price growth in these top-performing neighborhoods ranges from approximately 5% to 8%, with Mâcon's central areas leading the pack due to their combination of relative affordability and improving local amenities.
The main demand driver behind this growth is the convergence of walkability, services, transport access, and rental potential, as buyers increasingly prioritize practical daily living over square footage.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Burgundy.
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 Burgundy as of 2026?
As of early 2026, apartments are clearly outperforming houses in Burgundy, followed by townhouses in city centers, with rural detached houses showing the weakest appreciation.
The top-performing property type, city apartments, is appreciating at roughly 5% to 8% annually in Burgundy's main urban centers like Dijon, Mâcon, and Beaune.
The main reason apartments are outperforming is that they represent the most accessible entry point for first-time buyers and investors working within tighter mortgage budgets, while also offering the easiest path to rental income.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Burgundy?
- How much should you pay for a house in Burgundy?
- How much should you pay for lands in Burgundy?
What is driving property prices up or down in Burgundy as of 2026?
As of early 2026, the top three factors driving Burgundy property prices are mortgage rate stabilization around 3%, the concentration of demand in well-connected city centers (especially Dijon), and growing buyer sensitivity to energy performance and renovation costs.
The single factor with the strongest upward pressure on Burgundy property prices is the improving credit environment, as rates stabilizing in the low 3% range have brought hesitant buyers back into the market after the shock of 2023's rate spike.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Burgundy here.
Get fresh and reliable information about the market in Burgundy
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What is the property price forecast for Burgundy in 2026?
How much are property prices expected to increase in Burgundy in 2026?
As of early 2026, property prices in Burgundy are expected to increase by approximately 2% over the course of the year, with apartments likely rising 2% to 4% and houses staying between 0% and 2%.
Forecasts from different analysts range from 1% to 3% for Burgundy overall, depending on assumptions about credit availability and whether the current momentum in cities like Mâcon and Beaune continues.
The main assumption underlying most price increase forecasts is that mortgage rates will remain stable in the low 3% range throughout 2026, keeping buyer confidence intact without triggering a significant surge in demand.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Burgundy.
Which neighborhoods will see the highest price growth in Burgundy in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Burgundy include Mâcon's Centre Ville and Héritan-Neuf Clés, Dijon's La Gare and Universités quarters, and Beaune's Porte de Beaune and Saint Jacques areas.
Projected price growth for these top Burgundy neighborhoods ranges from 4% to 7% in 2026, outpacing the regional average by a significant margin.
The primary catalyst driving expected growth is the combination of relative affordability compared to larger French cities, strong rental demand from students and young professionals, and good transport connectivity.
One emerging neighborhood that could surprise with higher-than-expected growth is Auxerre's Saint Germain-Hôtel de Ville-Saint Pierre area, which offers lower entry prices and is beginning to attract buyers priced out of more expensive Burgundy cities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Burgundy.
What property types will appreciate the most in Burgundy in 2026?
As of early 2026, apartments in Burgundy city centers are expected to appreciate the most, followed by energy-efficient houses near commuter corridors, with unrenovated rural houses likely to lag behind.
The projected appreciation for top-performing city apartments in Burgundy ranges from 4% to 6% in 2026, particularly in Dijon, Mâcon, and Beaune where rental demand remains strong.
The main demand trend driving apartment appreciation is the combination of tighter household budgets favoring smaller properties and investor interest in rental yields, which concentrate naturally in urban centers with employment and education.
The property type expected to underperform in Burgundy is older rural houses requiring significant renovation, as buyers increasingly factor in energy upgrade costs and discount properties with poor energy ratings.
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 Burgundy in 2026?
As of early 2026, interest rates are expected to have a moderately supportive effect on Burgundy property prices, as the stabilization around 3% has restored buyer confidence without triggering the kind of demand surge that would push prices sharply higher.
The current benchmark for new housing credit in France sits around 3.1% as of late 2025, and most analysts expect mortgage rates to remain in the low-to-mid 3% range throughout 2026.
A 1% change in interest rates typically affects Burgundy property affordability by shifting purchasing power by roughly 10%, which translates to either more competition for the same homes if rates fall or buyers stepping down to smaller properties if rates rise.
You can also read our latest update about mortgage and interest rates in France.
What are the biggest risks for property prices in Burgundy in 2026?
As of early 2026, the three biggest risks for Burgundy property prices are a sudden tightening of credit conditions or rate spike, a weaker-than-expected French economy affecting jobs and confidence, and the growing discount applied to energy-inefficient older houses.
The risk with the highest probability of materializing in Burgundy is the energy performance issue, as the region has a large stock of older stone houses that may face increasing buyer resistance unless upgraded, creating a widening gap between renovated and unrenovated properties.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Burgundy.
Is it a good time to buy a rental property in Burgundy in 2026?
As of early 2026, Burgundy offers a reasonably favorable environment for buying rental property, particularly for well-located city apartments in Dijon, Mâcon, Auxerre, or Beaune where tenant demand remains solid and entry prices stay accessible by French standards.
The strongest argument in favor of buying now is that Burgundy's relative affordability combined with stable mortgage rates creates an opportunity to secure rental yields that are harder to find in more expensive French regions.
The strongest argument for waiting is that credit conditions could still improve further in late 2026 or 2027, and rushing into a property with poor energy performance could mean expensive upgrades or difficulty finding tenants down the road.
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 Burgundy.
You'll also find a dedicated document about this specific question in our pack about real estate in Burgundy.
Buying real estate in Burgundy 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 Burgundy?
What is the 5-year property price forecast for Burgundy as of 2026?
As of early 2026, cumulative property price growth in Burgundy over the next five years is expected to reach approximately 8% to 15%, with city centers and transport corridors likely at the higher end and remote rural areas at the lower end.
The range of 5-year forecasts spans from a conservative scenario of around 8% total growth (if credit tightens or the economy underperforms) to an optimistic scenario of 15% or more (if rates fall further and Burgundy attracts more remote workers and retirees).
This translates to a projected average annual appreciation rate of roughly 1.5% to 3% per year over the next five years in Burgundy, which is modest but consistent with a mature European regional market.
The key assumption most forecasters rely on for their 5-year Burgundy predictions is that interest rates remain in a "normal" range without extreme spikes, allowing steady demand to support gradual price growth in well-located areas.
Which areas in Burgundy will have the best price growth over the next 5 years?
The top three areas in Burgundy expected to have the best price growth over the next five years are Dijon (especially tram-connected neighborhoods), Mâcon (particularly the city center), and Beaune (driven by tourism and wine-country appeal).
Projected 5-year cumulative price growth for these top-performing Burgundy areas ranges from 12% to 20%, significantly outpacing the regional average of 8% to 15%.
This is largely consistent with our shorter-term forecast, though over five years the gap between winning and losing areas tends to widen as infrastructure investments mature and demographic shifts compound.
The currently undervalued area in Burgundy with the best potential for outperformance over five years is the Sens corridor, which offers larger homes at lower prices and benefits from reasonable train connections to Paris for remote workers.
What property type will give the best return in Burgundy over 5 years as of 2026?
As of early 2026, city apartments in strong rental markets are expected to give the best total return over five years in Burgundy, combining steady appreciation with reliable rental income.
The projected 5-year total return for well-located Burgundy apartments (appreciation plus rental income) is approximately 25% to 35%, assuming rental yields around 4% to 5% annually plus capital growth of 10% to 15%.
The main structural trend favoring apartments is Burgundy's aging population and shrinking household sizes, which naturally increase demand for smaller, more manageable properties in areas with good services and transport.
For investors seeking a balance of return and lower risk over five years, energy-efficient houses in commuter-friendly locations near Dijon or Mâcon offer solid appreciation potential with less price volatility than urban apartments.
How will new infrastructure projects affect property prices in Burgundy over 5 years?
The top three infrastructure projects expected to impact Burgundy property prices over the next five years are the regional transport investments under the CPER 2023-2027 plan, Dijon's tram capacity enhancement project (Capatram), and ongoing Canal de Bourgogne upgrades that support tourism appeal.
Properties near completed infrastructure projects in Burgundy typically command a price premium of 5% to 15% compared to similar properties further from transport hubs or upgraded amenities.
The specific neighborhoods that will benefit most from these infrastructure developments include Dijon's tram corridor areas (La Gare, Universités, Cordeliers), towns along improved regional rail connections, and villages near upgraded canal amenities in Côte-d'Or.
How will population growth and other factors impact property values in Burgundy in 5 years?
Burgundy's population is projected to remain essentially flat or decline very slightly over the next five years, which means property value growth will depend more on quality and location than on broad demographic expansion.
The demographic shift with the strongest influence on Burgundy property demand is population aging, as older residents increasingly seek smaller, well-serviced properties close to healthcare and daily amenities rather than large rural houses.
Migration patterns in Burgundy are expected to show continued modest inflows of retirees and remote workers from Paris and other expensive cities, which will support prices in accessible, lifestyle-oriented towns while leaving isolated rural areas relatively flat.
The property types and areas that will benefit most from these demographic trends are compact apartments and townhouses in Dijon, Beaune, Mâcon, and Auxerre, as well as renovated village houses in attractive but connected locations.
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 Burgundy?
What is the 10-year property price prediction for Burgundy as of 2026?
As of early 2026, cumulative property price growth in Burgundy over the next ten years is expected to reach approximately 15% to 30%, with well-located city properties potentially hitting 25% to 35% and remote rural areas possibly staying around 5% to 15%.
The range of 10-year forecasts spans from a conservative scenario of 15% total growth (if demographics weigh heavily and credit stays tight) to an optimistic scenario of 30% or more (if remote work trends accelerate and Burgundy attracts more lifestyle migrants).
This translates to a projected average annual appreciation rate of roughly 1.5% to 2.7% per year over the next decade in Burgundy, which is modest but positive for a region with demographic headwinds.
The biggest uncertainty factor in making 10-year property price predictions for Burgundy is the future interest rate regime, as a sustained period of higher rates would compress valuations while a return to low rates could trigger stronger growth.
What long-term economic factors will shape property prices in Burgundy?
The top three long-term economic factors that will shape Burgundy property prices over the next decade are the prevailing interest rate environment, French fiscal policy and public investment capacity, and the region's demographic trajectory including aging and household formation.
The single long-term economic factor likely to have the most positive impact on Burgundy property values is sustained public investment in regional transport and connectivity, which would improve accessibility and attract both residents and investors to the region.
The single long-term economic factor posing the greatest structural risk to Burgundy property values is the ongoing demographic decline in rural areas, which could leave some parts of the region with thin buyer pools and stagnant prices regardless of broader economic conditions.
You'll also find a much more detailed analysis in our pack about real estate in Burgundy.
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 Burgundy, 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 (Notaires-Insee indices) | France's official statistics office, the reference for national housing price trends. | We used it to anchor past trend direction at country level for existing homes. We then translated that national signal to Burgundy using local price levels. |
| Notaires de France (annual market review) | The official notarial network that records real transaction prices, not asking prices. | We used it to frame where France is in the cycle as we enter 2026. We then aligned Burgundy assumptions with that national cycle narrative. |
| Notaires de France (market note) | The flagship notaries' market note with consistent methodology over time. | We used it to triangulate price and volume trends and the role of credit conditions. We also used it for qualitative drivers like energy performance. |
| DVF Explorer | A public, government-backed explorer of France's official property transaction dataset. | We used it as the hard reality check on what actually sold and at what price. We used it to validate the Burgundy price range by department. |
| Etalab DVF app | The official public interface for querying the DVF transactions dataset. | We used it to sanity-check transaction distributions and confirm Burgundy's rural versus urban gap. We treated it as a second DVF reference point. |
| Ministry of Economy (DVF explainer) | The French government explaining how DVF works and what it covers. | We used it to clearly explain to readers what DVF is and what it isn't. We also used it to justify why transaction data is our gold standard. |
| Le Figaro Immobilier (regional dashboard) | Aggregates large datasets into easy-to-read local dashboards with published methodology. | We used it for Burgundy regional momentum and cities in rise or decline lists. We then focused specifically on Burgundy cities inside that region. |
| Le Figaro Immobilier (city breakdowns) | Gives named neighborhood price levels in a consistent format, ideal for non-professionals. | We used it to name real neighborhoods and compare micro-markets inside Burgundy cities. We used these to discuss where the market feels stretched. |
| SeLoger (city price pages) | One of France's largest property platforms with transparent city-level prices updated monthly. | We used it to triangulate local price levels by property type in Burgundy cities. We also used it to estimate typical purchase budgets. |
| Banque de France (credit statistics) | The central bank, so it's the cleanest source for actual mortgage rates and credit volumes. | We used it to anchor interest-rate reality going into 2026. We then explained how those rates feed into Burgundy affordability. |
| European Commission (France forecast) | An official EU forecast used widely by institutions and updated regularly. | We used it to ground 2026 growth and inflation assumptions for France. We then mapped that macro backdrop to Burgundy demand. |
| Insee (regional population estimates) | The official regional population series, a dependable demand baseline. | We used it to explain Burgundy's demand profile and slow population drift. We connected demographics to which property types hold value best. |
| Insee Analyses (demographic outlook) | An Insee deep-dive with clear methodology on aging and long-run population trends. | We used it to build the 10-year structural outlook on aging and shrinking household size. We translated that into which Burgundy micro-markets will outperform. |
| CPER 2023-2027 (transport investment plan) | An official government document listing funded transport infrastructure priorities. | We used it to identify credible, funded infrastructure themes that support accessibility. We explained how better connections lift demand around hubs. |
| Dijon Métropole (Capatram project) | The local authority announcing real, budgeted mobility work. | We used it to explain why some Dijon neighborhoods stay liquid and resilient. We linked improved service to stronger long-term price support. |
| Voies Navigables de France (Canal de Bourgogne) | The national waterways operator, so project details and budgets are trustworthy. | We used it as a concrete example of amenity upgrades supporting tourism and second-home appeal. We explained the limited but real price impact in canal-adjacent towns. |
| PAP (2026 market outlook) | A major French property platform publishing accessible market forecasts. | We used it to anchor 2026 price growth expectations at national level. We then adjusted for Burgundy based on local affordability and momentum. |
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If you want to go deeper, you can read the following: