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
Buying property in Nouvelle-Aquitaine in 2026 means navigating a market that has just finished stabilizing after a period of correction, with mortgage rates now far more manageable than they were two years ago.
This blog post covers the current housing prices in Nouvelle-Aquitaine and we constantly update it to reflect the latest market conditions.
Whether you are looking at Bordeaux apartments, coastal villas near Biarritz, or rural stone houses in the Dordogne, understanding where prices stand and where they might go is essential before making a decision.
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 Nouvelle-Aquitaine.
So, is now a good time?
As of early 2026, now is rather a good time to buy property in Nouvelle-Aquitaine, especially if you are selective about location and property type.
The strongest signal is that prices have stopped falling and started showing small gains (around 1 to 3% annually), while mortgage rates have dropped to around 3.2% from their 2023 peak above 4%, making financing much more accessible.
Another strong signal is that transaction volumes remain below boom levels, which means buyers still have negotiation room in most areas outside of prime coastal spots.
Additional signals include weak new construction failing to meet demand in desirable areas, vacancy rates staying very low in Gironde (1.1% for social housing), and the ongoing GPSO rail project creating long-term demand around Bordeaux.
The best strategy in Nouvelle-Aquitaine in 2026 is to target apartments or townhouses in established Bordeaux neighborhoods like Chartrons or Bastide for rental income, or family houses in the inner Basque coast (Bayonne, Anglet) for long-term appreciation, while avoiding overpriced inland areas with high vacancy.
This is not financial or investment advice, we do not know your personal situation, and you should always do your own research and consult professionals before making any property purchase decision.
Is it smart to buy now in Nouvelle-Aquitaine, or should I wait as of 2026?
Do real estate prices look too high in Nouvelle-Aquitaine as of 2026?
As of early 2026, property prices in Nouvelle-Aquitaine sit around €2,500 to €3,100 per square meter on average, which is neither cheap nor wildly overvalued, but reflects a market that mixes expensive coastal hotspots with affordable inland areas.
One clear signal that prices are not uniformly stretched is that the official Notaires-INSEE index shows only small positive growth after years of cooling, meaning the market has bottomed rather than entered another boom phase.
Another supporting signal is that homes in Nouvelle-Aquitaine are staying on the market for about 60 days on average in 2026, which suggests neither a panic-selling environment nor a frenzied buyer's rush, but a balanced pace where well-priced properties still move.
You can also read our latest update regarding the housing prices in Nouvelle-Aquitaine.
Does a property price drop look likely in Nouvelle-Aquitaine as of 2026?
As of early 2026, the likelihood of a meaningful property price drop in Nouvelle-Aquitaine over the next 12 months is low, because the conditions that trigger crashes (forced selling, credit collapse, mass unemployment) are simply not present.
A plausible price change range for Nouvelle-Aquitaine over the next year is between minus 2% in softer inland markets and plus 4% in the most desirable coastal and Bordeaux neighborhoods, reflecting the region's uneven demand.
The single most important factor that could increase the odds of a price drop is a sudden spike in mortgage rates back above 4%, which would squeeze buyer affordability and slow transactions again.
However, this scenario looks unlikely in early 2026 because the European Central Bank has adopted a less restrictive stance and inflation is now under control, keeping rates around 3% to 3.3% for most borrowers.
Finally, please note that we cover the price trends for next year in our pack about the property market in Nouvelle-Aquitaine.
Could property prices jump again in Nouvelle-Aquitaine as of 2026?
As of early 2026, the likelihood of a renewed price surge across all of Nouvelle-Aquitaine is medium, but in specific high-demand pockets like Bordeaux prime neighborhoods and the Basque coast, the risk of sharp price jumps is higher due to constrained supply.
A plausible upside scenario for the strongest submarkets in Nouvelle-Aquitaine over the next 12 months is price growth of 3% to 5%, driven by continued rate easing and buyers returning to the market.
The single biggest demand-side trigger that could drive prices higher is further ECB rate cuts, because even a small drop in mortgage rates noticeably increases borrowing power for buyers targeting apartments and family homes in Bordeaux or on the Atlantic coast.
Please also note that we regularly publish and update real estate price forecasts for Nouvelle-Aquitaine here.
Are we in a buyer or a seller market in Nouvelle-Aquitaine as of 2026?
As of early 2026, Nouvelle-Aquitaine is mildly a buyer's market in most areas outside of prime Bordeaux and the coastal "scarcity belt," where limited supply still gives sellers an edge.
Transaction volumes in France reached around 803,000 existing-home sales (rolling 12 months) by early 2025, which is below the boom-era highs and typically translates to about 5 to 7 months of inventory in balanced markets, meaning buyers have more time and negotiating room than they did in 2021 or 2022.
While we do not have a single region-wide "price reduction" statistic, anecdotal evidence from local agents suggests that 15% to 25% of listings in inland Nouvelle-Aquitaine towns have seen price cuts since initial listing, which tells you sellers there are having to adjust expectations to attract buyers.
Are homes overpriced, or fairly priced in Nouvelle-Aquitaine as of 2026?
Are homes overpriced versus rents or versus incomes in Nouvelle-Aquitaine as of 2026?
As of early 2026, homes in Nouvelle-Aquitaine appear fairly priced on a regional average, but coastal and Bordeaux properties lean toward overpriced when measured against local incomes, while inland areas remain more affordable.
The estimated price-to-rent ratio for a typical apartment in Nouvelle-Aquitaine works out to roughly 18 to 20 times annual rent, which translates to a gross yield around 5% to 5.5%, a level that is reasonable for a long-term hold but not a screaming bargain once you factor in French property taxes and maintenance.
The estimated price-to-income multiple in Nouvelle-Aquitaine is around 4 to 5 times median household income for a standard home, which is stretched but not extreme by French standards, though in hotspots like Biarritz (where prices exceed €9,000 per square meter) this multiple can climb above 8 or 9 times local incomes.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Nouvelle-Aquitaine.
Are home prices above the long-term average in Nouvelle-Aquitaine as of 2026?
As of early 2026, home prices in coastal Nouvelle-Aquitaine and Bordeaux are likely still 10% to 20% above their pre-pandemic long-term trend, while inland areas with higher vacancy have reverted closer to historical norms.
Over the past 12 months, prices in Nouvelle-Aquitaine have risen by roughly 1% to 3% in nominal terms, which is a much slower pace than the 5% to 8% annual gains seen during the COVID-era boom, suggesting the market has normalized.
In inflation-adjusted (real) terms, prices in Nouvelle-Aquitaine are probably flat to slightly below their 2022 peak, because cumulative inflation over the past three years has eroded some of the nominal gains, meaning a buyer today is not paying peak real prices in most areas.
What local changes could move prices in Nouvelle-Aquitaine as of 2026?
Are big infrastructure projects coming to Nouvelle-Aquitaine as of 2026?
As of early 2026, the biggest price-moving infrastructure project in Nouvelle-Aquitaine is the Grand Projet du Sud-Ouest (GPSO), which includes the Ligne Nouvelle du Sud-Ouest rail corridors connecting Bordeaux to Toulouse and Bordeaux to Dax, potentially cutting travel times and boosting demand in areas around future stations.
The GPSO project is in advanced planning stages with public utility declarations already secured for key sections, though full construction and delivery will extend into the 2030s, meaning the price impact will be gradual but concentrated near the Bordeaux Saint-Jean station area, the Euratlantique development zone, and future corridor stops.
For the latest updates on the local projects, you can read our property market analysis about Nouvelle-Aquitaine here.
Are zoning or building rules changing in Nouvelle-Aquitaine as of 2026?
There is no single major zoning overhaul being discussed in Nouvelle-Aquitaine in early 2026, but the cumulative effect of tighter environmental regulations, heritage protections on the coast, and slower permitting processes continues to limit new supply in the most desirable areas.
As of early 2026, the net effect of existing building constraints is to support prices in already-tight markets like Bordeaux, Arcachon, and the Basque coast, because when new construction stays weak, demand concentrates into existing homes and pushes values higher.
The areas most affected by these constraints are coastal communes with strict planning rules (like Cap-Ferret, Île de Ré, and Biarritz neighborhoods such as Saint-Charles and Côte des Basques) and heritage-protected zones in central Bordeaux (like Chartrons and the Saint-Pierre district).
Are foreign-buyer or mortgage rules changing in Nouvelle-Aquitaine as of 2026?
As of early 2026, no major changes to foreign-buyer restrictions are being implemented in Nouvelle-Aquitaine, but the binding constraint for most buyers remains the HCSF mortgage rules that cap borrowing at 35% of gross income and limit loan terms to about 25 years.
There are no new foreign-buyer taxes, bans, or quotas being actively considered in the region, meaning international buyers from the EU and beyond can still purchase freely, though non-resident buyers often face higher deposit requirements (around 25%) from French banks.
On the mortgage side, the most relevant rule in 2026 is the continued enforcement of the HCSF framework, which prevents buyers from over-leveraging and effectively caps how fast prices can reinflate because borrowing capacity is constrained by income rather than appetite.
You can also read our latest update about mortgage and interest rates in France.
Will it be easy to find tenants in Nouvelle-Aquitaine as of 2026?
Is the renter pool growing faster than new supply in Nouvelle-Aquitaine as of 2026?
As of early 2026, renter demand in Nouvelle-Aquitaine's strongest urban markets (Bordeaux, Bayonne-Anglet-Biarritz, La Rochelle) is growing faster than new rental supply, because construction has been weak and population inflows to these job centers continue.
The best signal of renter demand in Nouvelle-Aquitaine is Bordeaux's continued population growth of around 1% to 1.2% annually, driven by students, young professionals, and families relocating from Paris, which sustains pressure on the rental market.
On the supply side, new housing completions in Nouvelle-Aquitaine have remained subdued, with permits and starts tracking well below the levels needed to meet demand, according to official construction dashboards, which keeps rental vacancy low in the most desirable areas.
Are days-on-market for rentals falling in Nouvelle-Aquitaine as of 2026?
As of early 2026, rental properties in the best areas of Nouvelle-Aquitaine (like central Bordeaux, Anglet Chiberta, and La Rochelle Centre-Ville) are letting quickly, often within two to four weeks, while properties in less desirable inland locations can sit for two months or more.
The estimated difference in time-to-let between prime areas and weaker areas in Nouvelle-Aquitaine is significant: a well-priced apartment in Bordeaux Chartrons might rent in 15 days, while a similar unit in a small Dordogne town could take 60 to 90 days.
One common reason rental days-on-market fall in Nouvelle-Aquitaine's best areas is under-supply combined with seasonal demand peaks, particularly in coastal towns where summer rentals create spillover into the long-term rental market as landlords shift strategies.
Are vacancies dropping in the best areas of Nouvelle-Aquitaine as of 2026?
As of early 2026, vacancies in the best rental areas of Nouvelle-Aquitaine, including Bordeaux (Chartrons, Saint-Michel, Bastide), Bayonne (Grand Bayonne, Saint-Esprit), and La Rochelle (Centre-Ville, Les Minimes), are already very low and stable rather than actively dropping, because they were tight to begin with.
In Gironde, which includes Bordeaux, social housing vacancy was just 1.1% in 2024 with structural vacancy at 0.2%, one of the lowest rates in France, and private market vacancy in desirable neighborhoods tracks similarly tight.
One practical sign that the "best areas" are tightening first in Nouvelle-Aquitaine is that landlords in Bordeaux Chartrons or Anglet Chiberta can now be more selective about tenant profiles, often receiving multiple applications within days of listing, which was not the case during the 2023 rate shock.
By the way, we've written a blog article detailing what are the current rent levels in Nouvelle-Aquitaine.
Am I buying into a tightening market in Nouvelle-Aquitaine as of 2026?
Is for-sale inventory shrinking in Nouvelle-Aquitaine as of 2026?
As of early 2026, for-sale inventory in Nouvelle-Aquitaine is not shrinking uniformly: it remains tight in prime coastal zones and central Bordeaux, but is more ample in inland towns where vacancy is higher and demand is weaker.
We do not have a single official "months of supply" figure for Nouvelle-Aquitaine, but based on subdued transaction volumes (around 800,000 nationally) and stable prices, the market feels like 5 to 7 months of supply in balanced areas, which is neither desperately tight nor flooded.
One reason inventory stays constrained in desirable areas is that sellers with low-rate mortgages from 2020 to 2021 are reluctant to sell and buy again at today's 3%+ rates, keeping listings scarce in neighborhoods like Bordeaux Bastide or Biarritz Saint-Charles.
Are homes selling faster in Nouvelle-Aquitaine as of 2026?
As of early 2026, homes in Nouvelle-Aquitaine are selling faster than they did during the worst of the 2023 rate shock, with well-priced properties in Bordeaux and coastal areas now moving in 30 to 60 days compared to 90+ days two years ago.
Year over year, median days-on-market in Nouvelle-Aquitaine has likely improved by 10 to 20 days in the strongest markets, thanks to mortgage rates dropping from above 4% to around 3.2%, which has brought hesitant buyers back.
Are new listings slowing down in Nouvelle-Aquitaine as of 2026?
As of early 2026, we estimate that new for-sale listings in Nouvelle-Aquitaine are roughly flat compared to last year, because the "rate lock-in" effect is keeping some potential sellers on the sidelines while modest price recovery is encouraging others to test the market.
Seasonally, new listings in Nouvelle-Aquitaine typically pick up in spring (March to May) and slow during summer holidays and winter; the current January level appears normal for the season, not unusually low.
The most plausible reason new listings are not surging is seller caution: homeowners who bought at low rates in 2020 or 2021 are reluctant to sell and re-enter the market at higher borrowing costs, which keeps the flow of new inventory constrained in the most popular areas.
Is new construction failing to keep up in Nouvelle-Aquitaine as of 2026?
As of early 2026, new construction in Nouvelle-Aquitaine is clearly failing to keep up with demand in the region's strongest markets, particularly Bordeaux metro, the Basque coast, and La Rochelle, where permits and starts remain well below the levels needed to ease housing pressure.
Official data shows that housing starts in France have been weak through the mid-2020s, and while Nouvelle-Aquitaine has performed slightly better than some regions, the gap between household growth and new completions persists in high-demand areas.
The single biggest bottleneck limiting new construction in Nouvelle-Aquitaine is a combination of tight coastal zoning, elevated construction costs, and developer financing challenges, which together make it hard to bring new projects online fast enough to meet demand.
Will it be easy to sell later in Nouvelle-Aquitaine as of 2026?
Is resale liquidity strong enough in Nouvelle-Aquitaine as of 2026?
As of early 2026, resale liquidity in Nouvelle-Aquitaine is adequate in the strongest submarkets (Bordeaux, Basque coast, La Rochelle) but weaker in inland and rural areas where buyer pools are smaller and properties can linger.
In desirable neighborhoods like Bordeaux Chartrons, Bayonne Grand Bayonne, or La Rochelle Centre-Ville, median days-on-market for resale homes runs around 40 to 60 days, which is reasonable by French standards and suggests that well-priced properties will find buyers.
The property characteristic that most improves resale liquidity in Nouvelle-Aquitaine is location within walking distance of urban amenities, public transport, or beaches, because properties with this profile attract the widest pool of buyers and rent-seeking investors.
Is selling time getting longer in Nouvelle-Aquitaine as of 2026?
As of early 2026, selling time in Nouvelle-Aquitaine is shorter than it was during the 2023 rate shock but still longer than the boom years of 2021 to 2022, reflecting a market that has normalized rather than returned to frenzy.
Current median days-on-market in Nouvelle-Aquitaine ranges from about 40 days for a prime Bordeaux apartment to 90+ days for a rural house in the Dordogne, with most properties falling somewhere in the 50 to 70 day range.
One clear reason selling time can lengthen in Nouvelle-Aquitaine is affordability pressure: when mortgage rates rise or incomes stagnate, buyers at the entry level struggle to qualify, which slows absorption especially for lower-priced homes in less connected areas.
Is it realistic to exit with profit in Nouvelle-Aquitaine as of 2026?
As of early 2026, the likelihood of exiting with a profit in Nouvelle-Aquitaine is medium to high for buyers who hold for at least 5 to 7 years in strong-demand areas, but risky for short-term flips or purchases in high-vacancy inland markets.
The estimated minimum holding period to realistically exit with profit in Nouvelle-Aquitaine is about 5 to 7 years, because you need time for price appreciation (expected at 1% to 3% annually) to cover the substantial transaction costs of buying and selling.
Round-trip transaction costs in Nouvelle-Aquitaine total roughly 12% to 15% of the property value, which includes about 7% to 8% in notary fees and transfer taxes on purchase, plus 4% to 7% in agent fees on sale, meaning a €250,000 home costs €30,000 to €37,500 in fees alone (approximately $35,000 to $44,000 or £29,000 to £37,000).
The factor that most increases profit odds in Nouvelle-Aquitaine is buying in a supply-constrained, high-demand area like central Bordeaux or the Basque coast, where scarcity supports long-term appreciation and resale liquidity.
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 Nouvelle-Aquitaine, 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 House Price Index) | France's official statistics office publishing the reference existing-home price index. | We used it to anchor the direction of prices (rising or falling) and confirm market stabilization. We then translated national trends to Nouvelle-Aquitaine's mix of coastal and inland markets. |
| Notaires de France | Represents the transaction registry with data grounded in completed sales. | We used it to cross-check price and volume trends against INSEE data. We also used notary commentary to assess buyer versus seller market conditions. |
| Banque de France | France's central bank providing the most reliable mortgage rate and credit flow data. | We used it to anchor borrowing costs and credit conditions in early 2026. We then linked rates to buyer affordability and market momentum. |
| HCSF (Ministry of Economy) | Official rule-set that governs how banks approve mortgages in France. | We used it to define borrowing constraints (35% debt-to-income, 25-year max term). We explained why demand cannot rebound instantly even if rates fall. |
| SDES (Construction Dashboard) | Government statistical service tracking permits and housing starts via Sitadel2. | We used it to judge whether new supply is rising or shrinking. We connected supply trends to price pressure in Bordeaux and coastal markets. |
| INSEE Dossier Complet Nouvelle-Aquitaine | Official regional statistical profile with income, population, and housing data. | We used it to anchor local incomes for price-to-income calculations. We explained why submarkets like Gironde behave differently from inland areas. |
| INSEE Flash (Vacant Homes) | Official regional data on vacancy and second homes in Nouvelle-Aquitaine. | We used it to quantify hidden supply (302,000 vacant homes, 8.4% of stock). We explained why inland areas can be soft while the coast feels tight. |
| DREAL Nouvelle-Aquitaine (Social Housing) | Uses official RPLS data for social housing vacancy and mobility, highly audited. | We used it as a hard indicator of rental tension where data is clean. We triangulated it with private-market signals to avoid overgeneralizing. |
| Agence GPSO (Rail Project) | Official project authority for the Bordeaux-Toulouse and Bordeaux-Dax rail corridors. | We used it to identify credible infrastructure commitments that could move prices. We translated this into where demand may concentrate around stations. |
| Meilleurs Agents | One of France's largest pricing datasets with broad market coverage. | We used it to estimate price levels (euros per square meter) by property type. We cross-checked against notary data to stay grounded. |
| Le Figaro Immobilier | Major national outlet with documented methodology for price and rent levels. | We used it to triangulate rent levels and compute price-to-rent ratios. We sanity-checked whether yield estimates matched market cooling signals. |
| Global Property Guide | International property research firm with standardized cross-country data. | We used it to confirm macro trends in French construction and rental inflation. We cross-referenced their analysis with official French sources. |
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