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
France is a country where house prices vary dramatically from one region to another, meaning your budget can stretch a long way in some areas while barely covering a small property in others.
We constantly update this blog post to give you the freshest data on what houses actually cost across the French market.
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.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
How much do houses cost in France as of 2026?
What's the median and average house price in France as of 2026?
As of early 2026, the median house price in France sits around 260,000 euros (roughly 280,000 USD), while the average house price is higher at approximately 310,000 euros (about 335,000 USD) because expensive markets like Paris and the Riviera pull the average up.
The typical price range for houses in France spans from about 180,000 euros to 450,000 euros (195,000 to 485,000 USD), and this wide band covers roughly 80% of transactions across the country.
The gap between median and average prices in France reveals that the market has a long upper tail, meaning a relatively small number of high-priced transactions in wealthy regions like Ile-de-France, Cote d'Azur, and Alpine areas significantly inflate the national average.
At the median price of 260,000 euros in France, a buyer can realistically expect a 3-bedroom family house of around 100 square meters in a mid-sized city like Limoges, Poitiers, or Saint-Etienne, though in Paris or Lyon that same budget would only cover a much smaller property in a less central location.
What's the cheapest livable house budget in France as of 2026?
As of early 2026, the minimum budget for a livable house in France starts around 120,000 to 160,000 euros (130,000 to 175,000 USD) if you are very flexible on location, though a more realistic entry point with fewer compromises is 160,000 to 220,000 euros (175,000 to 240,000 USD).
At this entry-level price point in France, "livable" typically means an older house that may need cosmetic updates, often with a lower energy performance rating (DPE), basic amenities, and likely some distance from major employment centers or transport links.
The cheapest livable houses in France are usually found in towns like Chateauroux in Centre-Val de Loire, parts of Creuse and Nievre in Bourgogne-Franche-Comte, areas of Grand Est away from the Swiss border, and smaller towns in Hauts-de-France outside the Lille metropolitan area.
Wondering what you can get? We cover all the buying opportunities at different budget levels in France here.
How much do 2 and 3-bedroom houses cost in France as of 2026?
As of early 2026, a typical 2-bedroom house in France costs between 200,000 and 320,000 euros (215,000 to 345,000 USD), while a 3-bedroom house generally falls in the 240,000 to 420,000 euro range (260,000 to 455,000 USD).
The realistic price range for a 2-bedroom house in France, which typically spans 70 to 95 square meters, runs from about 180,000 euros in affordable areas like Limoges or Le Havre up to 350,000 euros (195,000 to 380,000 USD) in more desirable markets near Lyon or Bordeaux.
For a 3-bedroom house in France, usually between 90 and 130 square meters, buyers should expect to pay from around 220,000 euros in smaller cities like Poitiers up to 450,000 euros or more (240,000 to 485,000 USD) in high-demand markets like Nantes, Toulouse, or the Lyon suburbs.
The typical premium when moving from a 2-bedroom to a 3-bedroom house in France is roughly 20% to 30%, though this gap widens significantly in supply-constrained urban areas where family-sized homes are scarce.
How much do 4-bedroom houses cost in France as of 2026?
As of early 2026, a typical 4-bedroom house in France costs between 330,000 and 600,000 euros (355,000 to 650,000 USD), with prices varying widely based on location and proximity to major employment centers.
For a 5-bedroom house in France, the realistic price range runs from about 450,000 euros in mid-sized cities up to 850,000 euros (485,000 to 920,000 USD) in premium commuter belts around Paris, Lyon, or the Cote d'Azur.
A 6-bedroom house in France, typically larger properties of 200 to 300 square meters, generally starts around 600,000 euros and can easily exceed 1.2 million euros (650,000 to 1.3 million USD) in sought-after regions like the western Paris suburbs or Provence.
Please note that we give much more detailed data in our pack about the property market in France.
How much do new-build houses cost in France as of 2026?
As of early 2026, the average price for a new-build house in France is approximately 360,000 euros (390,000 USD), based on official government transaction data showing averages around 353,000 euros in late 2025 with stable price trends into 2026.
New-build houses in France typically carry a premium of 15% to 35% compared to older resale houses, reflecting the value of modern energy efficiency standards, contemporary layouts, and the inclusion of land costs in most new-build transactions.
How much do houses with land cost in France as of 2026?
As of early 2026, the price for a house with land in France varies enormously by region, but as a starting point, a family-sized plot of 500 to 1,000 square meters can add 40,000 to 150,000 euros (43,000 to 162,000 USD) to the price of a comparable house on a smaller lot.
In France, a "house with land" typically means a property with at least 500 square meters of plot, though many buyers seeking garden space or rural living look for 1,000 square meters or more, and larger parcels of 2,000 square meters or above are common outside urban centers.
We cover everything there is to know about land prices in France here.
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Where are houses cheapest and most expensive in France as of 2026?
Which neighborhoods have the lowest house prices in France as of 2026?
As of early 2026, the areas with the lowest house prices in France include towns like Chateauroux in Centre-Val de Loire with median prices around 130,000 euros (140,000 USD), Limoges in Nouvelle-Aquitaine at about 180,000 euros (195,000 USD), and Saint-Etienne in Auvergne-Rhone-Alpes at around 212,000 euros (230,000 USD).
In these cheapest areas of France, the typical house price range falls between 100,000 and 220,000 euros (108,000 to 240,000 USD), making homeownership accessible for buyers with modest budgets.
These neighborhoods have lower house prices primarily because they are located in regions that have experienced deindustrialization, population decline, or limited job growth, combined with longer distances to major TGV stations or airports that connect to Paris and other economic hubs.
Which neighborhoods have the highest house prices in France as of 2026?
As of early 2026, the three most expensive areas for houses in France are the western Paris suburbs like Neuilly-sur-Seine, Saint-Cloud, and Le Vesinet, the Cote d'Azur around Nice, Cannes, and Antibes, and the Alpine and lake regions around Annecy and ski resort areas.
In these premium neighborhoods, house prices typically range from 600,000 euros to well over 2 million euros (650,000 to 2.2 million USD), with some exceptional properties in the Paris western arc or seaside Riviera locations exceeding 5 million euros.
These neighborhoods command the highest prices because they combine structural scarcity of houses, since apartments dominate central areas, with exceptional quality of life factors like top-rated schools, proximity to international business districts, Mediterranean climate, or Alpine recreation.
Buyers in these premium French neighborhoods are typically senior executives, successful entrepreneurs, international families seeking proximity to top international schools, or second-home purchasers from northern Europe looking for vacation properties in prestigious locations.
How much do houses cost near the city center in France as of 2026?
As of early 2026, houses near city centers in France are rare and expensive, with Paris proper having almost no houses available, while the inner ring of Ile-de-France communes like Boulogne-Billancourt, Saint-Mande, or Vincennes see house prices starting around 500,000 euros (540,000 USD) and frequently exceeding 1 million euros.
Houses near major transit hubs in France, particularly around Grand Paris Express stations and main TGV-connected cities, typically command a premium of 10% to 20% over similar houses with longer commutes, with prices near well-connected stations in the Paris region averaging 350,000 to 500,000 euros (380,000 to 540,000 USD).
Houses near top-rated schools in France, such as areas feeding into Lycee Louis-le-Grand and Lycee Henri-IV in Paris, Lycee Hoche in Versailles, or Lycee du Parc in Lyon, typically cost 400,000 to 800,000 euros (430,000 to 865,000 USD), reflecting the intense demand from families prioritizing education.
Houses in expat-popular areas of France, including Neuilly-sur-Seine, Saint-Cloud, and Suresnes in the Paris west, Nice's Cimiez neighborhood, Antibes and Cannes on the Riviera, and Lyon's 6th arrondissement near Parc de la Tete d'Or, typically range from 450,000 to over 1 million euros (485,000 to 1.1 million USD).
We actually have an updated expat guide for France here.
How much do houses cost in the suburbs in France as of 2026?
As of early 2026, suburban house prices in France vary dramatically by city, with typical prices ranging from about 250,000 euros in suburbs of mid-sized cities like Toulouse or Nantes up to 400,000 to 600,000 euros (270,000 to 650,000 USD) in the more accessible Paris suburbs of Val-d'Oise or Seine-et-Marne.
The price difference between suburban houses and city-center properties in France is typically 20% to 40% lower in the suburbs, though in Paris this gap can be even larger because houses barely exist in the city proper, making suburb-to-center comparisons difficult.
The most popular suburbs for house buyers in France include Versailles, Saint-Germain-en-Laye, and Maisons-Laffitte in the Paris west, Villeurbanne and Ecully near Lyon, Merignac and Pessac near Bordeaux, and Balma and Tournefeuille near Toulouse.
What areas in France are improving and still affordable as of 2026?
As of early 2026, the top improving yet affordable areas for house buyers in France include secondary cities with strong fundamentals like Tours, Angers, Reims, Orleans, and Rouen, as well as rail-connected commuter towns benefiting from Grand Paris Express investments.
In these improving areas of France, current typical house prices range from 220,000 to 350,000 euros (240,000 to 380,000 USD), offering a meaningful discount compared to the largest metro areas while still providing good access to jobs and services.
The main sign of improvement driving buyer interest in these areas is infrastructure investment, particularly new or upgraded TGV and regional rail connections that cut commute times to Paris or regional capitals, combined with the presence of universities and hospitals that create stable local employment.
By the way, we've written a blog article detailing what are the current best areas to invest in property in France.
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.
What extra costs should I budget for a house in France right now?
What are typical buyer closing costs for houses in France right now?
For an existing house in France, typical total closing costs run between 7% and 8% of the purchase price, which means a 300,000 euro house will require an additional 21,000 to 24,000 euros (23,000 to 26,000 USD) at signing.
The main closing cost categories in France include transfer taxes paid to the departement at around 5.8%, the notary's regulated fee at roughly 1% to 1.5%, and various disbursements and administrative costs making up the remainder.
The single largest closing cost category for house buyers in France is the taxe de publicite fonciere, a property transfer tax that makes up the bulk of what French people call "frais de notaire," even though most of that money goes to the government rather than the notary.
We cover all these costs and what are the strategies to minimize them in our property pack about France.
How much are property taxes on houses in France right now?
The typical annual property tax, called taxe fonciere, for a house in France averages around 1,600 euros per year (1,730 USD), though the realistic range runs from about 1,000 to 2,500 euros (1,080 to 2,700 USD) depending heavily on the commune where the property is located.
Property tax in France is calculated based on the "valeur locative cadastrale," a theoretical rental value set by the tax authorities, multiplied by rates voted annually by each commune, departement, and other local bodies, which explains why two similar houses in different towns can have very different tax bills.
If you want to go into more details, we also have a page with all the property taxes and fees in France.
How much is home insurance for a house in France right now?
The typical annual home insurance cost for a house in France ranges from about 350 to 600 euros (380 to 650 USD), with the national average for owner-occupier policies sitting around 325 euros before adjusting upward for the larger coverage needs of houses versus apartments.
The main factors affecting home insurance premiums for houses in France include the property's location and exposure to natural risks like flooding or wildfire, the total insured value and rebuild cost, the level of coverage chosen, and the claims history of both the property and the policyholder.
What are typical utility costs for a house in France right now?
The typical total monthly utility cost for a house in France ranges from about 150 to 450 euros (160 to 485 USD), depending primarily on the house size, energy efficiency rating, and whether heating comes from electricity, gas, or another source.
The main utility categories for houses in France break down roughly as follows: electricity at 80 to 200 euros per month depending on heating type, gas at 50 to 150 euros per month for those with gas heating, water at 30 to 60 euros per month, and internet and phone at 30 to 50 euros per month.
What are common hidden costs when buying a house in France right now?
Common hidden costs that house buyers in France often overlook can add 5,000 to 30,000 euros (5,400 to 32,500 USD) or more to the total purchase budget, depending on the property's condition and the buyer's plans.
Typical inspection fees for houses in France include the mandatory seller-provided diagnostics, which are free to the buyer, plus optional independent building surveys that cost between 500 and 1,500 euros (540 to 1,620 USD) if you want a more thorough assessment of an older property.
Other common hidden costs when buying a house in France include moving expenses, utility connection or transfer fees, immediate repairs or updates needed after move-in, and furniture or appliance purchases since French houses are often sold empty.
The hidden cost that surprises first-time house buyers the most in France is energy renovation work, since many older French houses have poor energy performance ratings and bringing them up to comfortable, efficient standards can easily cost 15,000 to 50,000 euros or more.
You will find here the list of classic mistakes people make when buying a property in France.
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What do locals and expats say about the market in France as of 2026?
Do people think houses are overpriced in France as of 2026?
As of early 2026, sentiment on house prices in France is divided by location, with buyers in Paris, the Cote d'Azur, and Alpine areas often feeling prices are too high relative to incomes, while those looking in mid-sized cities and rural areas find the market more balanced.
Houses in France typically stay on the market for 3 to 6 months in major metros with good transport links, though properties in rural areas or those needing significant work can sit for 6 to 12 months or longer before finding a buyer.
The main reason locals and expats give for feeling house prices are high in France's premium markets is that wages have not kept pace with property values, and strict mortgage lending rules limit borrowing capacity, making it hard for younger buyers to afford family-sized homes near jobs.
Compared to one or two years ago, sentiment on French house prices has shifted from frustration over rapid increases to cautious acceptance that the market has stabilized, with mortgage rates having declined from their 2023-2024 peaks and transaction volumes slowly recovering.
You'll find our latest property market analysis about France here.
Are prices still rising or cooling in France as of 2026?
As of early 2026, house prices in France are mostly stable with a slight upward tilt, neither overheating nor declining significantly, as the market continues its gradual recovery from the slowdown that followed the 2022-2023 interest rate increases.
The estimated year-over-year house price change in France is approximately +0.4% as of late 2025 into early 2026, according to the Notaires-INSEE projection, which represents a return to gentle growth after a period of near-flat or slightly negative movements.
Experts and local agents expect house prices in France over the next 6 to 12 months to remain stable or rise modestly by 1% to 3%, supported by lower mortgage rates around 3.1% and recovering transaction volumes, though no one anticipates a return to the rapid appreciation seen before 2022.
Finally, please note that we have covered property price trends and forecasts for France here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 it's authoritative | How we used it |
|---|---|---|
| Notaires de France | Official national dataset based on completed transactions, not asking prices. | We used it as our early-2026 market anchor with real transaction medians. We also relied on their projection to end-February 2026 for timing accuracy. |
| INSEE | France's national statistics institute publishing official public data. | We used INSEE to validate price changes are consistent with official statistics. We cross-checked the notaries' index direction for 2025 into early 2026. |
| DVF (data.gouv.fr) | Canonical open dataset of property transactions from French tax authority. | We used DVF as an independent sanity check on transaction-level reporting. We also explain how buyers can verify prices by location. |
| Paris Notaries | Produced by the Chambre des Notaires de Paris using Notaires-INSEE method. | We used it for Grand Paris micro-geography and transit-linked pricing. We named specific communes for houses around Paris using their data. |
| Banque de France | France's central bank and primary source for credit conditions. | We used it to describe financing conditions entering early 2026. We contextualized whether the market is heating up or staying calm. |
| Ministry of Economy | Official government consumer guidance with legal references. | We used it to explain what frais de notaire actually include. We framed realistic closing-cost budgets for buyers. |
| DGFiP Statistics | Tax administration statistical publication as a primary source. | We calculated average annual property tax by dividing total TFPB by number of payers. We explained why bills rose due to indexation. |
| SDES (Ministry for Ecological Transition) | Official government statistics service for housing and construction. | We used it to anchor new-build house prices with official national averages. We compared to existing-house medians to estimate premiums. |
| France Assureurs | National insurance federation publishing market-wide statistics. | We estimated realistic annual home insurance budgets for owner-occupiers. We explained why premiums were rising due to claims. |
| CRE (Energy Regulator) | French energy regulator setting official tariff decisions. | We used it as the authoritative reference for regulated electricity pricing. We justified utility budget ranges based on official tariffs. |
| Energie Info | Public independent authority's consumer information site. | We anchored gas budgeting with the official price benchmark for January 2026. We kept energy estimates time-consistent with early 2026. |
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