Authored by the expert who managed and guided the team behind the France Property Pack
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In this article, we look at current housing prices in France in 2026, using the latest data we have collected and checked.
We constantly update this blog post so buyers can understand the France property market with fresh and simple numbers.
You will find national prices, price per square metre, local market examples, fees, renovation costs, and what different budgets can buy in France.
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 France.
Insights
- The average housing price in France in 2026 is around €265,000, but the median is closer to €205,000 because expensive homes in Paris and the Côte d’Azur pull the average upward.
- France residential property prices in 2026 are almost flat compared with 2025, but inflation means many owners have still lost purchasing power in real terms.
- A buyer looking at property in France should not use one national price per square metre because Paris can cost more than six times a rural market.
- A practical national benchmark for France in 2026 is around €3,100 per square metre, but many houses outside large cities are closer to €2,100 to €2,500 per square metre.
- Listed property prices in France are usually not the final sale price, and a 4% to 7% negotiation gap is a realistic national estimate in 2026.
- New-build homes in France usually cost about 15% to 25% more per square metre than comparable older homes, but buyer acquisition fees are lower.
- For a resale property in France, buyers should often budget 10% to 25% above the purchase price once taxes, fees, and basic renovation are included.
- A $300,000 budget can still buy a normal home in parts of France, but it is not enough for a family-size apartment in prime Paris or the Côte d’Azur.
- The highest residential prices in France in 2026 are still concentrated in Paris, Neuilly-sur-Seine, Cannes, Nice, Biarritz, Annecy, and some ski resorts.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
What is the average housing price in France in 2026?
The median housing price in France is often more useful than the average housing price because the average is pushed upward by very expensive homes in Paris, the French Riviera, and a few luxury markets.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
In the France housing market in 2026, the median housing price is about €205,000, which is about $237,000, and because France uses euros, the local currency value is also €205,000.
The average housing price in France in 2026 is about €265,000, which is about $306,000, and the local currency value is also €265,000.
For about 80% of residential properties in France in 2026, a realistic price range is roughly €95,000 to €620,000, or about $110,000 to $716,000.
A realistic entry range in France in 2026 is about €80,000 to €150,000, or about $92,000 to $173,000, which can buy an older 45 to 55 square metre apartment in Limoges, Saint-Étienne, the outskirts of Perpignan, or a similar affordable secondary city.
A realistic luxury property range in France in 2026 is about €900,000 to €3,000,000 or more, or about $1.04 million to $3.47 million or more, which can buy a renovated apartment in Paris 6th, Paris 7th, Neuilly-sur-Seine, central Nice, Cannes, or Biarritz.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in France.
Are France property listing prices close to the actual sale price in 2026?
In France in 2026, actual sale prices are usually about 4% to 7% below listed asking prices, with 5% being a useful national working estimate.
This gap exists because many sellers still price homes with memories of the stronger 2021 and 2022 market, while buyers in 2026 still face tighter mortgage budgets.
The gap varies the most for homes with poor energy ratings, visible renovation needs, weak locations, or asking prices that are too high for the local France property market.
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What is the price per sq m or per sq ft for properties in France in 2026?
As of 2026, the median apartment price in France is about €3,350 per square metre, or about $3,870 per square metre, which is about €311 per square foot, or about $360 per square foot.
The average apartment price in France is about €3,900 per square metre, or about $4,505 per square metre, which is about €362 per square foot, or about $419 per square foot, while the overall residential average is about €3,140 per square metre, or about $3,627 per square metre.
The highest price per square metre in France in 2026 is usually found in small and medium apartments in prime urban or coastal locations, while the lowest price per square metre is usually found in older rural houses that need work or sit far from strong job markets.
The highest price per square metre in France is found in areas such as Paris 6th, Paris 7th, Neuilly-sur-Seine, Cannes, Biarritz, Nice, Annecy, and some ski resorts, where prices often range from €7,000 to more than €25,000 per square metre.
The lowest price per square metre in France is found in rural or lower-demand departments such as Creuse, Haute-Marne, Meuse, Nièvre, Indre, and inland central France, where many homes range from about €750 to €1,500 per square metre.
How have property prices evolved in France?
Compared with one year ago, residential property prices in France in 2026 are roughly stable, with a small nominal increase of about 0.5% nationally.
The market has stabilized because mortgage rates have eased from their peak, but borrowing is still much harder than during the ultra-low-rate years.
Compared with two years ago, property prices in France are still slightly below or only close to their 2024 levels in many places, especially for homes that need renovation.
This happened because the 2023 and 2024 correction reduced buyer budgets, and the 2025 to 2026 recovery has not been strong enough to create a broad national rebound.
By the way, we’ve written a blog article detailing the latest updates on property price variations in France.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in France.
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How do prices vary by housing type in France in 2026?
In France in 2026, existing houses represent about 48% of the residential market, existing apartments about 42%, new-build apartments about 6%, new-build houses about 2%, villas and luxury homes about 1%, and small studios or student units about 1%.
A studio or small apartment in France in 2026 is often around €120,000, or about $139,000, while a standard apartment is often around €220,000, or about $254,000.
A family apartment in France is often around €410,000, or about $474,000, while a standard house is often around €285,000, or about $329,000.
A large house in France is often around €520,000, or about $601,000, while a villa or luxury property usually starts around €1,500,000, or about $1,733,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in France in 2026?
In France in 2026, new-build homes usually cost about 15% to 25% more per square metre than comparable existing homes, with about 20% being a useful national estimate.
This premium exists because new homes must meet stricter construction and energy rules, while new supply is limited in many attractive French cities and coastal markets.
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How do property prices vary by neighborhood in France in 2026?
In central and western Paris, buyers mainly find apartments, pied-à-terre, family flats, and luxury homes, with typical prices from about €750,000 to €1,800,000, or about $866,000 to $2.08 million.
Prices are high because Paris has deep international demand, limited space, strong jobs, and a very liquid resale market.
In Nice, Cannes, and the wider Côte d’Azur, buyers find apartments, sea-view flats, villas, and second homes, with typical prices from about €450,000 to more than €2,000,000, or about $520,000 to more than $2.31 million.
Prices are high because the French Riviera combines climate, airport access, limited coastal land, and global demand.
In Dordogne and Provence villages, buyers find stone houses, renovated farmhouses, village homes, and villas, with typical prices from about €250,000 to €800,000, or about $289,000 to $924,000.
Prices vary a lot because lifestyle appeal is strong, but distance from jobs, renovation needs, and local demand can change the price quickly.
You will find a much more detailed analysis by areas in our property pack about France. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in France | Market type | Typical property price | Typical price per m² | Typical price per sq ft |
|---|---|---|---|---|
| Paris 6th / Saint-Germain | Luxury / prime | €1.0M to €3.0M / $1.16M to $3.47M | €13,500 to €15,000 / $15,600 to $17,300 | €1,254 to €1,394 / $1,449 to $1,610 |
| Paris 19th / outer east | Urban / more accessible Paris | €350k to €800k / $404k to $924k | €7,500 to €8,500 / $8,700 to $9,800 | €697 to €790 / $805 to $912 |
| Neuilly-sur-Seine | Family / luxury suburb | €900k to €2.5M / $1.04M to $2.89M | €10,000 to €12,000 / $11,600 to $13,900 | €929 to €1,115 / $1,073 to $1,288 |
| Boulogne-Billancourt | Commute / family | €600k to €1.4M / $693k to $1.62M | €8,000 to €9,500 / $9,200 to $11,000 | €743 to €883 / $859 to $1,020 |
| Lyon central | Urban / family | €300k to €850k / $347k to $982k | €4,500 to €6,000 / $5,200 to $6,900 | €418 to €557 / $483 to $644 |
| Marseille 8th | Coastal / premium | €350k to €1.2M / $404k to $1.39M | €4,500 to €7,000 / $5,200 to $8,100 | €418 to €650 / $483 to $751 |
| Nice centre / Carré d’Or | Coastal / expat | €350k to €1.5M / $404k to $1.73M | €5,500 to €8,500 / $6,400 to $9,800 | €511 to €790 / $590 to $912 |
| Cannes / Croisette-adjacent | Luxury / second home | €600k to €3.0M+ / $693k to $3.47M+ | €7,000 to €15,000+ / $8,100 to $17,300+ | €650 to €1,394+ / $751 to $1,610+ |
| Bordeaux central | Lifestyle / family | €300k to €850k / $347k to $982k | €4,000 to €5,800 / $4,600 to $6,700 | €372 to €539 / $429 to $622 |
| Toulouse centre | Tech / family | €220k to €650k / $254k to $751k | €3,500 to €4,800 / $4,000 to $5,500 | €325 to €446 / $376 to $515 |
| Nantes centre | Family / quality of life | €240k to €700k / $277k to $809k | €3,400 to €4,800 / $3,900 to $5,500 | €316 to €446 / $365 to $515 |
| Limoges / Saint-Étienne type market | Entry / affordable | €70k to €220k / $81k to $254k | €1,200 to €2,200 / $1,400 to $2,500 | €111 to €204 / $129 to $236 |
How much more do you pay for properties in France when you include renovation work, taxes, and fees?
In France in 2026, a resale buyer should usually budget 10% to 25% above the purchase price, while a new-build buyer often needs about 4% to 10% extra.
For a property bought around $200,000, or about €173,000, a resale buyer in France may need roughly €17,000 to €43,000 extra for fees, taxes, and basic work.
This means the total cash need can rise to about €190,000 to €216,000, or about $219,000 to $249,000.
For a property bought around $500,000, or about €433,000, a resale buyer in France may need roughly €43,000 to €108,000 extra.
This means the total cash need can rise to about €476,000 to €541,000, or about $550,000 to $625,000.
For a property bought around $1,000,000, or about €866,000, a resale buyer in France may need roughly €87,000 to €217,000 extra.
This means the total cash need can rise to about €953,000 to €1,083,000, or about $1.10 million to $1.25 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in France
| Extra cost | Cost type | Estimated cost range in France |
|---|---|---|
| Notary / acquisition costs, resale | Taxes and regulated fees | Usually 7% to 9% of the purchase price. On a €300,000 resale property, this often means about €21,000 to €27,000, or about $24,000 to $31,000. |
| Notary / acquisition costs, new-build | Reduced taxes and fees | Usually 2% to 3% of the purchase price. On a €450,000 new-build property, this often means about €9,000 to €13,500, or about $10,000 to $16,000. |
| Agency fees | Transaction cost | Often 3% to 6% of the property price. In France, agency fees are often included in the asking price, but the buyer still feels the cost economically. |
| Mortgage guarantee / bank fees | Financing | Usually about 1% to 2% of the loan amount. The exact cost depends on the bank, loan structure, borrower profile, and guarantee system used. |
| Light renovation | Small works | Often €300 to €800 per square metre, or about $347 to $924 per square metre. This covers paint, flooring, small repairs, and simple cosmetic improvements. |
| Medium renovation | Practical renovation | Often €800 to €1,500 per square metre, or about $924 to $1,733 per square metre. This can include a kitchen, bathrooms, windows, heating, or electrical upgrades. |
| Heavy renovation | Major works | Often €1,500 to €2,500 or more per square metre, or about $1,733 to $2,888 or more per square metre. This applies when structure, layout, insulation, or full energy upgrades are needed. |
| Diagnostics and surveys | Due diligence | Mandatory diagnostics are usually paid by the seller. Buyers may still pay for extra checks if the property is old, rural, large, or visibly in need of work. |
| Furniture and move-in setup | Practical buyer cost | Often 2% to 8% of the purchase price. This depends on whether the home is already furnished, whether a kitchen is installed, and how quickly the buyer wants to move in. |
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 properties can you buy in France in 2026 with different budgets?
With $100,000, or about €86,600, the France property market is limited but still offers older 35 to 45 square metre apartments in Saint-Étienne, 40 to 50 square metre apartments in Limoges or Mulhouse, or small 60 to 80 square metre rural houses in Creuse or Haute-Marne, usually existing homes with renovation needs.
With $200,000, or about €173,000, a buyer in France can look at an existing 45 to 55 square metre apartment in outer Toulouse, an older 65 to 80 square metre apartment in Limoges or Perpignan, or a 90 to 110 square metre house in inland Normandy or Centre-Val de Loire.
With $300,000, or about €260,000, a buyer in France can look at an existing 55 to 65 square metre apartment in the outer areas of Nantes or Montpellier, a 90 to 120 square metre house near Angers, Tours, or Dijon, or a 35 to 45 square metre apartment in Nice or Lyon.
With $500,000, or about €433,000, a buyer in France can look at an existing 75 to 90 square metre apartment in Lyon or Bordeaux, a 110 to 140 square metre house near Nantes, Rennes, or Toulouse, or a 45 to 55 square metre apartment in the outer arrondissements of Paris.
With $1,000,000, or about €866,000, a buyer in France can look at an existing 75 to 90 square metre apartment in Paris 12th, 15th, 17th, or 18th, a 120 to 160 square metre villa near Nice, Antibes, or Aix-en-Provence, or a large renovated stone house in Dordogne or Provence.
With $2,000,000, or about €1,732,000, a buyer in France is clearly in the prime market and can look at a 110 to 130 square metre apartment in Paris 6th, 7th, or 16th, a villa in Cannes, Mougins, Cap d’Antibes, or Nice hills, or a large family house in Neuilly-sur-Seine, Saint-Cloud, Versailles, or the western Paris suburbs.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.
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 France, 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 this source matters | How we used it |
|---|---|---|
| INSEE / Notaires-Insee old dwelling price index | INSEE is France’s official statistics agency, and the Notaires-Insee index is based on real notarized transactions. | We used it to estimate national price changes in France. We also used it to separate apartments from houses and Île-de-France from the rest of France. |
| INSEE housing price methodology | This source explains how the official French old-home price index is built and what the price includes. | We used it to clarify that official transaction prices are net seller prices. We also used it to avoid mixing sale prices with notary fees, agency fees, and renovation budgets. |
| Notaires de France market notes and median price maps | Notaires de France are directly involved in property transactions and publish regular market notes. | We used it as the main official cross-check for resale market levels. We also used it to explain why apartments are usually discussed per square metre while houses are often discussed by total price. |
| data.gouv.fr DVF property explorer | DVF is France’s official open transaction database from the tax administration. | We used it to cross-check real sales in France. We also used it to estimate typical apartment and house price per square metre levels. |
| SeLoger price index, France | SeLoger is one of France’s largest property portals and publishes national price ranges by property type. | We used it as a private-sector listing-market cross-check. We treated SeLoger figures as asking-price evidence, not as final closed-sale prices. |
| Meilleurs Agents price map, France | Meilleurs Agents is a long-established French valuation platform with monthly local price estimates. | We used it to compare major city and local price levels. We also used it for neighborhood ranges where official national data is too broad. |
| Meilleurs Agents Paris price map | Paris is France’s deepest high-value market, and this source gives detailed district-level price estimates. | We used it to build Paris and luxury benchmarks. We also used it to show how much prices can change inside one city. |
| Service-public / ANIL notary fee calculator | Service-public is the official French public-service website, and the simulator is issued by ANIL. | We used it to estimate acquisition costs and notary fees. We also used it to separate mandatory taxes from optional renovation spending. |
| Notaires de France acquisition cost guide | This is the official notarial explanation of acquisition costs paid by the buyer. | We used it to explain why “notary fees” are mostly taxes. We also used it to compare buyer costs for resale and new-build homes. |
| ECB euro-dollar reference rate | The European Central Bank is the official euro-area reference source for euro exchange rates. | We used it to convert euros into US dollars. We rounded conversions to keep the article easy to read for international buyers. |
| INSEE economic dashboard | INSEE’s dashboard gives official French inflation and macroeconomic indicators. | We used it to estimate inflation-adjusted price changes. We also used it to explain why a small nominal increase can still feel like a real decline. |
| Banque de France housing loan statistics | Banque de France is the French central bank and tracks mortgage production and lending rates. | We used it to explain why France property prices stabilized instead of strongly rebounding. We also used early-2026 mortgage data as a buyer-affordability indicator. |
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