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Property prices in Dordogne have shown resilience and are poised for moderate growth as we reach mid-2025.
After recovering from a brief 3% dip in 2023, the Dordogne property market rebounded with a 3% increase in 2024, bringing the five-year growth to an impressive 32%. Current data shows the median price per square meter at €1,722, with averages hovering around €1,800/m², though significant variations exist across the region.
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As of June 2025, property prices in Dordogne are stable with signs of modest growth, supported by improved mortgage conditions and steady foreign demand.
The market is expected to see a 2-4% price increase through 2026, driven by limited new construction, climate migration trends, and continued appeal to international buyers.
| Market Indicator | Current Status (June 2025) | Trend |
|---|---|---|
| Average Price per m² | €1,800 (median: €1,722) | ↑ Slight increase |
| Price Change 2024 | +3% | Recovery after 2023 dip |
| 5-Year Growth | +32% | Strong long-term appreciation |
| Mortgage Rates | 3.16% (20-year average) | ↓ Declining from 2024 highs |
| Foreign Buyer Interest | High (UK, NL, BE) | → Stable demand |
| 2025-2026 Forecast | +2-4% annual growth | ↑ Moderate appreciation expected |
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 property prices per square meter in Dordogne as of June 2025?
Property prices in Dordogne currently average €1,800 per square meter, with a median of €1,722/m².
As we reach mid-2025, the market shows significant regional variations. In prestigious towns like Sarlat-la-Canéda, prices can soar to €4,000/m², making it one of the priciest areas in the region. Bergerac averages around €1,700/m² for houses, while Périgueux hovers near €1,900/m².
Rural areas offer more affordable options, with northern zones like Périgord Nontronnais often priced below €1,000-€1,500/m². This creates opportunities for buyers seeking countryside properties at lower entry points. The spread between the most and least expensive areas can exceed 100%, reflecting the diverse nature of the Dordogne property market.
Recent data from property platforms shows the lowest prices at €1,100/m², while premium properties in sought-after locations reach €4,383/m². This wide range demonstrates the importance of location in determining property values across the department.
The current pricing structure positions Dordogne as significantly more affordable than major French cities, with properties costing approximately three times less than in Bordeaux and 59% less than in the French Riviera.
How much have property prices increased in Dordogne over the past year?
Property prices in Dordogne increased by approximately 3% in 2024, marking a recovery from the previous year's decline.
This growth follows a brief 3% dip in 2023, which interrupted a five-year upward trend. The 2024 rebound demonstrates the market's resilience and underlying strength. Over the past five years, property values in Dordogne have surged by 32%, showing strong long-term appreciation despite short-term fluctuations.
Interestingly, some areas bucked the 2023 downturn entirely. Périgueux, for instance, saw property prices climb by 1% even during the general market correction. This localized growth highlights the diverse dynamics within different parts of Dordogne.
The recovery has been supported by several factors, including improved mortgage conditions and renewed buyer confidence. As of June 2025, the market continues to show positive momentum, with transaction volumes increasing and prices stabilizing at higher levels.
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Which areas in Dordogne are experiencing the fastest property price growth?
Several towns in Dordogne are experiencing notable price surges, with Eymet leading the charge in high-value transactions.
Eymet has seen remarkable growth, with some large homes now averaging close to €1 million, reflecting strong demand particularly from international buyers. The town forms part of the "Golden Triangle" along with Bergerac and Issigeac, an area particularly popular with British expats where prices have shown consistent appreciation.
| Town/Area | Growth Trend | Key Driver |
|---|---|---|
| Eymet | High-value surge | International demand, expat community |
| Lalinde | Significant jumps | Riverside vacation homes |
| Bergerac | Steady appreciation | Infrastructure development, affordability |
| Nontron | Emerging growth | Rural charm, affordability |
| Sarlat-la-Canéda | Premium stable | Tourist appeal, medieval heritage |
Lalinde is experiencing significant price jumps, especially for properties along the Dordogne River. The town's appeal for vacation homes has driven demand and pushed prices upward. Bergerac continues to attract buyers due to its relative affordability combined with ongoing infrastructure projects that support future appreciation.
Nontron, traditionally one of the more affordable areas, is gaining popularity among urban dwellers seeking countryside living. This emerging trend is beginning to impact prices in what was previously considered a budget-friendly zone.
What types of properties are seeing the biggest price increases?
Renovated stone houses and properties with land are experiencing the strongest price appreciation in Dordogne's current market.
Traditional "chocolate box" stone homes that have been tastefully renovated are in particularly high demand. These properties combine authentic Périgordine character with modern comfort, attracting both French and international buyers willing to pay premium prices. The scarcity of well-renovated properties has pushed values up significantly.
Properties with substantial land or riverfront views have seen exceptional growth, especially post-pandemic. The desire for space and connection to nature has intensified, with buyers actively seeking homes offering gardens, farming potential, or simply peaceful surroundings. These properties command price premiums of 20-30% over similar homes without land.
The luxury segment, including historic châteaux and estates, has experienced increasing interest from high-net-worth international buyers. While representing a smaller market segment, these properties have seen strong price growth due to their uniqueness and limited availability.
Eco-friendly renovations are emerging as a new driver of value. Properties upgraded for energy efficiency, particularly those achieving better energy ratings, are increasingly popular and command higher prices, reflecting both buyer preferences and upcoming regulatory requirements.
What are the current mortgage rates affecting Dordogne property buyers?
As of June 2025, French mortgage rates average 3.16% for 20-year loans, down significantly from 2024 peaks.
Current rates show 3.08% for 15-year mortgages and 3.26% for 25-year terms. The best borrower profiles can negotiate rates as low as 2.95% for 20-year loans, representing a substantial improvement from the 4.17% rates seen in January 2024. This decline has improved affordability and stimulated buyer activity across Dordogne.
The European Central Bank's policy shifts have been instrumental in this improvement. After aggressively raising rates through 2023 to combat inflation, the ECB began cutting rates in mid-2024, with further reductions expected through 2025. Some analysts predict average mortgage rates could drop to 2.50% by year-end.
Banks are showing renewed enthusiasm for lending, with increased flexibility on criteria. French lenders can relax standard requirements for up to 20% of their loans, primarily helping first-time buyers. Currently, banks are only using about 15% of this flexibility, leaving room for more accommodating lending as needed.
For international buyers, these improved rates combined with the current euro exchange rates create particularly favorable conditions for property investment in Dordogne.
How strong is foreign demand for Dordogne properties currently?
Foreign demand for Dordogne properties remains robust in 2025, with British buyers maintaining their position despite Brexit complications.
British buyers continue to represent approximately 20% of the market, drawn by the region's beauty, established expat communities, and relative proximity to the UK. Towns like Eymet, where the Anglo community comprises 9%, offer familiar amenities including English pubs, tea rooms, and cricket clubs, easing the transition for British buyers.
Dutch, Belgian, and German buyers are showing increased interest, attracted by good transport links and Dordogne's reputation for quality of life. The post-COVID rebound in international interest has been particularly strong, with foreign buyers often seeking character properties and homes with land.
American buyers represent a growing segment, drawn to the historic character and cultural richness of the region. For US buyers, current property prices seem very reasonable compared to American standards, while the rural retreat aspect appeals to those seeking authentic French lifestyle experiences.
The international demand helps support price levels, particularly in tourist-friendly areas and towns with established foreign communities. This diverse buyer base provides market stability and reduces dependence on any single nationality's economic conditions.
What is the property price forecast for Dordogne in 2026?
Property prices in Dordogne are forecast to increase by 2-4% annually through 2026, reflecting steady but moderate growth.
This projection aligns with broader French market expectations and reflects several supporting factors. The implementation of France's Climate and Resilience Act, which restricts new construction, will likely create scarcity-driven price increases for existing properties. With limited new supply entering the market, demand for quality existing homes should push values upward.
| Factor | Impact on 2026 Prices | Likelihood |
|---|---|---|
| Construction restrictions | +1-2% price pressure | High |
| Climate migration | +0.5-1% demand boost | Medium |
| Mortgage rate decline | +1-1.5% affordability gain | High |
| Economic uncertainty | -0.5-1% dampening effect | Medium |
| Foreign buyer interest | +0.5-1% support | High |
Expert predictions suggest continued demand for rural and character properties, especially among retirees and international buyers. The lifestyle appeal of Dordogne, combined with its relative affordability compared to other French regions, should sustain buyer interest.
However, demographic challenges in the most rural areas, where young people continue migrating to cities, may moderate growth in less accessible locations. The overall outlook remains positive for towns and villages with strong amenities and tourism appeal.
How do Dordogne property prices compare to neighboring departments?
Dordogne property prices are competitive with neighboring departments while offering superior character property options.
Compared to Lot-et-Garonne, where average house prices range from €145,000-€155,000 for traditional properties, Dordogne's €1,800/m² average represents slightly higher values but with greater variety in historic and character properties. Tarn-et-Garonne shows similar pricing patterns, making Dordogne's slight premium justified by its tourism appeal and international reputation.
The comparison favors Dordogne when considering property diversity and market liquidity. While neighboring departments may offer marginally lower entry prices, Dordogne provides better resale potential, stronger rental markets, and more established international buyer networks.
Dordogne remains significantly more affordable than premium regions like Provence or the Côte d'Azur, positioning it as an attractive middle ground for buyers seeking authentic French countryside living without premium pricing.
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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 impact is climate migration having on Dordogne property demand?
Climate migration from southern France is emerging as a new driver of property demand in Dordogne.
As southern regions face increasing heat and water scarcity, buyers are looking north to areas like Dordogne with more reliable water resources and milder temperatures. This trend, while still developing, is expected to accelerate over the coming decade, potentially adding upward pressure to property prices.
The region's abundant water resources, including the Dordogne River and numerous smaller waterways, position it favorably compared to increasingly arid Mediterranean areas. Properties with water access or near rivers are seeing particular interest from climate-conscious buyers.
Local real estate professionals report inquiries from buyers specifically citing climate resilience as a factor in choosing Dordogne. While difficult to quantify precisely, this migration pattern could add 0.5-1% annually to demand-driven price growth.
The French government's recognition of climate impacts on property values may lead to policy changes favoring regions like Dordogne, potentially accelerating this trend through tax incentives or development priorities.
Which property features command the highest premiums in today's market?
Energy efficiency and authentic character features command the highest price premiums in Dordogne's current market.
Properties with superior energy ratings (A or B) can command premiums of 10-15% over similar homes with poor ratings. This reflects both immediate cost savings for buyers and anticipation of stricter regulations. The 18% increase in energy-efficient properties in 2024 shows the market responding to this demand.
Original architectural features, when properly maintained, add significant value. Exposed stone walls, original fireplaces (found in 45% of Dordogne properties), wooden beams, and traditional Périgordine rooflines can add 5-10% to property values. Buyers particularly value the combination of preserved character with modern comfort.
Swimming pools, once considered essential, now show more nuanced value impacts. In tourist areas, pools can add 10-15% to value and enhance rental potential. However, in purely residential areas, the premium has decreased as buyers factor in maintenance costs and water usage concerns.
Properties offering home office potential or separate guest accommodations have gained value post-pandemic. Homes with convertible spaces or independent annexes suitable for remote work or multi-generational living command premiums of 5-8%.
How are recent interest rate changes affecting buyer behavior?
Declining mortgage rates are reinvigorating buyer activity across Dordogne's property market.
The drop from 4.17% in early 2024 to current rates around 3.16% has significantly improved buyer purchasing power. For a typical €250,000 property with an 80% mortgage, this rate reduction saves buyers approximately €150-200 monthly, or €36,000-48,000 over a 20-year loan term.
Banks report increased mortgage applications and faster approval times as they compete for business. The improved lending environment has particularly benefited first-time buyers and those purchasing second homes, traditionally important segments in Dordogne.
International buyers are showing renewed confidence, with currency considerations adding to rate benefits. British buyers, despite post-Brexit complications, are returning to the market, encouraged by more favorable borrowing conditions.
Real estate agents report shorter property viewing-to-offer timeframes and increased competing bids on desirable properties. This shift from the hesitant market of 2023 suggests sustained activity through 2025-2026, supporting price stability and modest growth.
What long-term factors will shape Dordogne property values over the next decade?
Several structural factors position Dordogne for steady long-term appreciation despite demographic headwinds.
The Climate and Resilience Act's construction restrictions will fundamentally alter supply dynamics. By limiting new builds, existing properties gain scarcity value, particularly well-located homes meeting modern standards. This artificial supply constraint could add 1-2% annually to price growth over the decade.
Remote work normalization creates permanent demand shifts favoring regions like Dordogne. Even partial remote work enables buyers to prioritize lifestyle over proximity to urban employment centers. This structural change supports long-term demand from both French urban dwellers and international buyers.
Tourism infrastructure investments, including transport improvements and digital connectivity upgrades, enhance the region's accessibility and livability. The planned high-speed rail connections and fiber optic expansion address previous limitations, potentially unlocking value in currently underserved areas.
However, rural depopulation remains a challenge. Young people's continued migration to cities may create pockets of oversupply in the most isolated areas. Properties in villages with declining services face potential value stagnation, emphasizing the importance of location selection for long-term appreciation.
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Conclusion
Yes, property prices in Dordogne are going up, with moderate growth of 2-4% expected through 2026.
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.
After a temporary dip in 2023, the Dordogne property market has demonstrated resilience with a 3% price increase in 2024. As of June 2025, the market shows continued strength supported by improving mortgage conditions, steady foreign demand, and structural factors limiting new construction. With average prices at €1,800/m² and significant regional variations, Dordogne remains attractive for both lifestyle buyers and investors.
The combination of climate migration trends, remote work adoption, and the region's enduring appeal to international buyers provides a solid foundation for continued price appreciation. While growth will likely be moderate rather than spectacular, the market fundamentals suggest Dordogne property represents a stable investment with steady appreciation potential over the coming years.
Sources
- 6 statistics for the Dordogne real estate market in 2025 - Investropa
- Real estate prices in Dordogne: Where does the market stand now? - Green Acres
- Dordogne: housing price and price/m² - Properstar
- French Mortgage Rates in June 2025 - Capifrance
- Loans to individuals, France 2025 - Banque de France
- 3 Truths Driving Property Prices in Dordogne - Ibanista
- Buying property in the Dordogne - Your Overseas Home
- The Delights of Dordogne - FrenchEntrée
- French Mortgage Rates Drop - Connexion France
- Dordogne France Property Market - Esales International
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