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Get all the data you need about the real estate market in Nouvelle-Aquitaine
This article explains the current housing prices in Nouvelle-Aquitaine in 2026, using the latest data we had available in June 2026.
We constantly update this blog post because the Nouvelle-Aquitaine property market changes a lot between inland towns, Bordeaux, La Rochelle, Arcachon and the Basque Coast.
You will find simple price ranges, realistic buyer budgets, price per square metre, neighborhood examples and extra buying costs.
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.
Insights
- The median housing price in Nouvelle-Aquitaine in 2026 is about €210,000, but this number hides a wide gap between inland towns and premium coastal areas.
- The average housing price in Nouvelle-Aquitaine in 2026 is closer to €285,000 because expensive homes in Arcachon, Biarritz, La Rochelle and Bordeaux pull the average upward.
- A normal buyer should read Nouvelle-Aquitaine listing prices with caution because closed sale prices are often around 4% to 8% lower than asking prices.
- The Nouvelle-Aquitaine property market is still house-heavy, with houses making up most of the available residential stock outside the largest cities and coastal centers.
- Inland cities such as Limoges, Poitiers and Pau remain the easiest places to enter the Nouvelle-Aquitaine housing market under €200,000.
- Prime coastal Nouvelle-Aquitaine markets behave differently from the regional average, especially Arcachon, Biarritz and La Rochelle, where small well-located homes can be expensive per square metre.
- New-build homes in Nouvelle-Aquitaine in 2026 usually cost about 20% to 25% more per square metre than existing homes.
- For an existing home in Nouvelle-Aquitaine, buyers should usually add 8% to 10% for purchase costs before counting any renovation work.
- A $500,000 budget can buy a comfortable home in many parts of Nouvelle-Aquitaine, but it will not always secure a prime coastal property in Arcachon or Biarritz.
What is the average housing price in Nouvelle-Aquitaine in 2026?
The median housing price in Nouvelle-Aquitaine in 2026 is often more useful than the average price because a few very expensive coastal homes can make the average look higher than what most buyers actually face.
We are writing this as of 2026, using the latest June 2026 data collected from official and private sources that we manually double checked.
The median housing price in Nouvelle-Aquitaine in 2026 is about €210,000, which is about $243,000 and €210,000, while the average housing price in Nouvelle-Aquitaine in 2026 is about €285,000, which is about $330,000 and €285,000. The median price per square metre is about €2,490, or about $2,882, while the average price per square metre is closer to €2,650, or about $3,067.
For around 80% of homes in the Nouvelle-Aquitaine property market in 2026, a realistic price range is about €110,000 to €650,000, or about $127,000 to $752,000, depending on location, size and condition.
A realistic entry range in Nouvelle-Aquitaine in 2026 is about €75,000 to €140,000, or about $87,000 to $162,000, for an older 45 to 60 sq m apartment in Limoges, Poitiers outskirts, Angoulême or another inland town.
A typical luxury property in Nouvelle-Aquitaine in 2026 often ranges from about €900,000 to more than €2,500,000, or about $1,041,000 to more than $2,893,000, for a renovated villa or large apartment in Biarritz, Arcachon, Saint-Jean-de-Luz, Cap-Ferret or prime La Rochelle.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Nouvelle-Aquitaine.
Are Nouvelle-Aquitaine property listing prices close to the actual sale price in 2026?
In Nouvelle-Aquitaine in 2026, we estimate that final sale prices are usually about 4% to 8% below listing prices, with a practical midpoint close to 6%.
The gap is smaller for rare homes in prime coastal locations such as Biarritz, Arcachon and La Rochelle because serious buyers compete for limited supply. The gap is larger for rural homes, energy-inefficient homes and properties needing renovation, where buyers use repair costs and DVF comparables to negotiate harder.
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What is the price per sq m or per sq ft for properties in Nouvelle-Aquitaine in 2026?
As of 2026, the median housing price in Nouvelle-Aquitaine is about €2,490 per sq m, or $2,882 and €2,490, which is about €231 per sq ft, or $268 and €231. The average housing price in Nouvelle-Aquitaine is about €2,650 per sq m, or $3,067 and €2,650, which is about €246 per sq ft, or $285 and €246.
The highest price per sq m in Nouvelle-Aquitaine in 2026 is usually found in small prime apartments in Biarritz, Arcachon, La Rochelle centre and Bordeaux historic districts, while the lowest price per sq m is usually found in larger inland houses and older rural homes because land is less scarce and buyer demand is thinner.
The highest price per sq m in Nouvelle-Aquitaine in 2026 is usually found in Arcachon Le Moulleau, Arcachon Ville d’Été, Biarritz, La Rochelle Centre Ville and Bordeaux premium districts, often around €4,800 to more than €9,000 per sq m. The lowest urban ranges are more often found in Poitiers Couronneries, outer Limoges districts and lower-priced parts of Pau, often around €1,400 to €2,300 per sq m.
How have property prices evolved in Nouvelle-Aquitaine?
Compared with one year earlier, property prices in Nouvelle-Aquitaine in 2026 are estimated to be about 3% to 5% lower in nominal terms, with a working estimate around 4%. The main reason is that buyer budgets are still limited by financing costs, especially after the very strong market years in Bordeaux and coastal Nouvelle-Aquitaine.
Compared with two years earlier, Nouvelle-Aquitaine property prices in 2026 are also softer in many ordinary markets, but the fall is not the same everywhere. Prime coastal homes have held up better than many inland or renovation-heavy homes because the buyer pool is wealthier and less dependent on maximum borrowing capacity.
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 Nouvelle-Aquitaine.
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How do prices vary by housing type in Nouvelle-Aquitaine in 2026?
In the Nouvelle-Aquitaine property market in 2026, we estimate that houses and villas represent about 58% of supply, apartments about 31%, townhouses and village houses about 6%, new-build apartments about 3%, prestige homes about 1% and other atypical homes about 1%, because the region has many towns, villages and suburban areas outside its dense city centres.
As of 2026, an apartment in Nouvelle-Aquitaine averages about €255,000, or $295,000 and €255,000, while a house averages about €300,000, or $347,000 and €300,000. A townhouse or village house is closer to €220,000, or $255,000 and €220,000, a new-build apartment is around €310,000, or $359,000 and €310,000, a prestige coastal villa can average around €1,200,000, or $1,389,000 and €1,200,000, and a rural renovation property can be closer to €120,000, or $139,000 and €120,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Nouvelle-Aquitaine?
- How much should you pay for lands in Nouvelle-Aquitaine?
How do property prices compare between existing and new homes in Nouvelle-Aquitaine in 2026?
In Nouvelle-Aquitaine in 2026, new-build homes usually cost about 20% to 25% more per square metre than existing homes, with a working estimate around 24%.
This premium exists because buyers pay for better insulation, lower renovation risk, warranties, newer layouts, parking, elevators and modern energy performance, while developers also face higher land and construction costs.
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How do property prices vary by neighborhood in Nouvelle-Aquitaine in 2026?
In Bordeaux Chartrons, Quinconces and Saint-Seurin, buyers mostly find apartments, renovated old buildings and some townhouses, with common budgets around €350,000 to €850,000, or $405,000 to $984,000 and €350,000 to €850,000. These Bordeaux neighborhoods are expensive because they are central, walkable, well connected and popular with both French buyers and international buyers.
In La Rochelle Centre Ville, buyers mostly find apartments, small houses and older coastal properties, with common budgets around €320,000 to €800,000, or $370,000 to $926,000 and €320,000 to €800,000. La Rochelle Centre Ville is expensive because it combines a historic centre, Atlantic lifestyle, rental demand and limited central housing supply.
In Poitiers Centre Ville, buyers mostly find existing apartments and smaller town properties, with common budgets around €130,000 to €350,000, or $150,000 to $405,000 and €130,000 to €350,000. Poitiers is more affordable than Bordeaux or the coast because local incomes and investor demand are lower, even though the city still has student demand and useful train links.
You will find a much more detailed analysis by areas in our property pack about Nouvelle-Aquitaine. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Nouvelle-Aquitaine | Market label | Typical total price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Bordeaux Hôtel de Ville / Quinconces / Saint-Seurin | Central and premium | €350k to €850k, or $405k to $984k | About €4,930 per sq m, or $5,708 | About €458 per sq ft, or $530 |
| Bordeaux Saint-Jean / Belcier | Commute and redevelopment | €250k to €600k, or $289k to $694k | About €3,860 per sq m, or $4,466 | About €359 per sq ft, or $415 |
| La Rochelle Centre Ville | Coastal and popular | €320k to €800k, or $370k to $926k | About €5,660 per sq m, or $6,554 | About €526 per sq ft, or $609 |
| La Rochelle Mireuil | Value and local | €170k to €380k, or $197k to $440k | About €2,690 per sq m, or $3,117 | About €250 per sq ft, or $290 |
| Bayonne Arènes / Allées Marines | Basque and premium | €330k to €750k, or $382k to $868k | About €4,900 per sq m, or $5,668 | About €455 per sq ft, or $527 |
| Bayonne Saint-Frédéric / Sainte-Croix | Value with Basque access | €240k to €550k, or $278k to $636k | About €3,650 per sq m, or $4,225 | About €339 per sq ft, or $393 |
| Arcachon Le Moulleau / Abatilles | Luxury seaside | €750k to €2.2m, or $868k to $2.55m | About €8,690 per sq m, or $10,062 | About €808 per sq ft, or $935 |
| Arcachon Ville d’Été | Seaside and second home | €600k to €1.6m, or $694k to $1.85m | About €7,620 per sq m, or $8,814 | About €708 per sq ft, or $819 |
| Poitiers Centre Ville | Student and affordable urban | €130k to €350k, or $150k to $405k | About €2,470 per sq m, or $2,859 | About €229 per sq ft, or $266 |
| Poitiers Couronneries | Entry and value | €80k to €220k, or $93k to $255k | About €1,410 per sq m, or $1,631 | About €131 per sq ft, or $151 |
| Pau Sud | Family and green | €220k to €550k, or $255k to $636k | About €2,855 per sq m, or $3,304 | About €265 per sq ft, or $307 |
| Pau Centre Ville | Affordable city | €140k to €380k, or $162k to $440k | About €2,384 per sq m, or $2,759 | About €221 per sq ft, or $256 |
How much more do you pay for properties in Nouvelle-Aquitaine when you include renovation work, taxes, and fees?
In Nouvelle-Aquitaine in 2026, a buyer should usually add about 8% to 10% above the purchase price for a normal existing home before renovation, and much more if the home needs work.
For a property bought around $200,000, or about €173,000, a buyer in Nouvelle-Aquitaine should expect roughly €14,000 to €17,000 in acquisition costs if the home is existing and needs no major work. With a light refresh, the all-in cost can easily reach about €205,000 to €220,000, or about $237,000 to $255,000.
For a property bought around $500,000, or about €432,000, purchase costs alone can add around €35,000 to €43,000 in Nouvelle-Aquitaine. If the buyer also budgets for a normal renovation, the final cost can move closer to €520,000 to €580,000, or about $602,000 to $671,000.
For a property bought around $1,000,000, or about €864,000, acquisition costs can add roughly €69,000 to €86,000 before renovation. With upgrades on an older coastal home near La Rochelle, Arcachon or the Basque Coast, the total can easily rise above €1,050,000, or about $1,215,000.
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 Nouvelle-Aquitaine
| Extra expense | Type | Estimated cost in Nouvelle-Aquitaine |
|---|---|---|
| Acquisition and notary fees for an existing home | Taxes and fees | Usually about 7% to 8.5% of the purchase price. On a €300,000 home, this means about €21,000 to €25,500, or about $24,000 to $30,000. |
| Acquisition and notary fees for a new-build home | Reduced fees | Usually about 2.5% to 4% of the purchase price. On a €300,000 new-build home, this means about €7,500 to €12,000, or about $9,000 to $14,000. |
| Agency fee, when the buyer effectively bears it | Transaction cost | Often about 3% to 6% of the purchase price. The fee may be included in the displayed price, but buyers should still understand who is paying it. |
| Light refresh | Renovation | Usually about €250 to €600 per sq m, or about $289 to $694 per sq m. This can cover painting, small repairs, flooring and basic updates. |
| Standard renovation | Renovation | Usually about €700 to €1,200 per sq m, or about $810 to $1,389 per sq m. This can include a kitchen, bathrooms, electricity upgrades and better finishes. |
| Heavy renovation | Renovation | Usually about €1,300 to €2,200 per sq m, or about $1,505 to $2,546 per sq m. This can apply to older rural houses, character homes and properties with structural or technical issues. |
| Energy renovation, insulation and heating | Energy work | Often about €15,000 to €60,000, or about $17,000 to $69,000. This matters a lot in older homes with poor energy ratings. |
| Survey review, diagnostics and contingency | Due diligence | A practical safety budget is about 1% to 3% of the purchase price. This helps cover extra checks, small surprises and professional advice before or after completion. |
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 Nouvelle-Aquitaine in 2026 with different budgets?
With $100,000, or about €86,400, there is a real market in Nouvelle-Aquitaine in 2026, but it is mostly for an existing 35 to 45 sq m apartment in Limoges, an older 30 to 40 sq m studio in a lower-priced part of Poitiers, or a small rural house needing work in Creuse, Charente or inland Haute-Vienne.
With $200,000, or about €172,800, a buyer can target an existing 60 to 75 sq m apartment in Poitiers Centre, an existing 70 to 90 sq m apartment in a good Limoges district, or a small 80 to 100 sq m existing house in inland Charente, Deux-Sèvres or Dordogne.
With $300,000, or about €259,200, a buyer can look for an existing 60 to 70 sq m apartment in a non-prime Bordeaux district, an existing 90 to 110 sq m house in a family area of Pau or Poitiers, or an older 45 to 55 sq m apartment in La Rochelle outside the most expensive central streets.
With $500,000, or about €432,000, a buyer can consider an existing 90 to 110 sq m apartment or townhouse in a good but not ultra-prime part of Bordeaux, a 75 to 90 sq m apartment in La Rochelle Centre or Les Minimes, or a 100 to 130 sq m family house in Bayonne’s lower-to-mid priced districts or premium Pau.
With $1,000,000, or about €864,000, a buyer can target a large apartment or townhouse in central Bordeaux, a coastal apartment or small house in La Rochelle, Arcachon or the Bayonne-Anglet-Biarritz corridor, or a renovated 180 to 250 sq m country house with land in Dordogne or Charente.
With $2,000,000, or about €1,728,000, there is a real luxury market in Nouvelle-Aquitaine in 2026, especially for a renovated 160 to 220 sq m villa in Arcachon Le Moulleau or Abatilles, a high-end Basque Coast home in Biarritz, Anglet or Saint-Jean-de-Luz, or a large renovated estate with land and pool in Dordogne or Charente.
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 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 this source is useful | How we used it |
|---|---|---|
| DVF / Demandes de valeurs foncières, DGFiP / data.gouv.fr | DVF is the official French government database for property transactions based on notarial and cadastral data. | We used DVF as the main reality check for closed-sale prices. We used it to avoid taking asking prices at face value. |
| Cadastre data.gouv.fr DVF documentation | This source explains how the official DVF database works and what it covers. | We used it to confirm that DVF covers property sales in metropolitan France, including Nouvelle-Aquitaine. We also used it to explain why closed-sale data is stronger than listing data. |
| Notaires de France market trends | French notaries are directly involved in property transactions and publish trusted housing market references. | We used Notaires de France to cross-check the direction of the old-home market. We also used it to understand the broader 2025 to 2026 trend. |
| Immobilier.notaires.fr price map | This is the official real-estate portal of French notaries. | We used it as an official benchmark for regional price levels. We compared it with private indexes so we did not rely on one source only. |
| INSEE regional dossier for Nouvelle-Aquitaine | INSEE is France’s official statistics agency. | We used INSEE to understand the structure of the housing stock in Nouvelle-Aquitaine. We used this to explain why houses are so important in the region. |
| DREAL Nouvelle-Aquitaine housing figures | DREAL is the regional public authority that monitors housing and development conditions. | We used DREAL to understand housing pressure, ownership, second homes and construction context. We used it as a public-sector check against market data. |
| INSEE inflation, April 2026 | INSEE is the official source for French consumer price inflation. | We used this inflation data to discuss real price changes. We used April 2026 as the latest inflation anchor available for this June 2026 article. |
| ECB EUR/USD reference rate | The European Central Bank publishes official euro reference exchange rates. | We used the 9 June 2026 rate of €1 = $1.1573. We converted all euro estimates into US dollars with this rate. |
| Le Figaro Immobilier price index for Nouvelle-Aquitaine | Le Figaro Immobilier is a major French property portal with regularly updated local price estimates. | We used it for June 2026 median price-per-square-metre ranges. We treated it as a listing and index estimate, not as an official closed-sale source. |
| MeilleursAgents Nouvelle-Aquitaine | MeilleursAgents is a well-known French valuation platform using public data, partner transactions and market signals. | We used it to cross-check house and apartment prices per square metre. We relied on it where official sources did not provide current June 2026 detail. |
| Le Figaro Immobilier local pages | Local portal pages give current city and neighborhood estimates when official data is slower. | We used these pages for Bordeaux, La Rochelle, Bayonne, Pau, Poitiers and Arcachon examples. We treated them as market estimates and checked them against notary and DVF logic. |
| Service-Public / ANIL notary-fee simulator | Service-Public is the official French public-service portal, and the simulator is issued by ANIL. | We used it to estimate acquisition fees and taxes. We applied realistic buyer-cost ranges because costs are not identical in every transaction. |
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