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This guide covers current housing prices in Nouvelle-Aquitaine, France's largest region by area, stretching from the Atlantic coast to inland rural departments.
We constantly update this blog post to reflect the latest market data, so you always have access to fresh and reliable information.
Whether you're looking at coastal hotspots like Biarritz or affordable inland cities like Limoges, you'll find the numbers you need here.
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
- Nouvelle-Aquitaine housing prices show a 70% spread between inland areas like Creuse (around 1,000 euros per square meter) and prime coastal towns like Cap-Ferret (above 9,000 euros per square meter).
- In 2026, the typical gap between listed and final sale prices in Nouvelle-Aquitaine sits around 5%, reflecting buyer caution amid financing uncertainty and renovation costs.
- Apartments in Nouvelle-Aquitaine cost roughly 75% more per square meter than houses, driven by high demand in urban cores like Bordeaux and La Rochelle.
- New construction in Nouvelle-Aquitaine commands a 25 to 30% premium over existing homes, largely due to energy performance requirements and limited supply.
- Bordeaux's Chartrons district attracts international buyers with prices between 5,000 and 6,500 euros per square meter, combining walkability and riverside charm.
- Limoges offers Nouvelle-Aquitaine's most accessible entry point, with studio apartments starting around 70,000 euros in the city center.
- Property purchase taxes and notarial fees in Nouvelle-Aquitaine add 7 to 8% on top of the sale price for existing homes, a cost many first-time buyers underestimate.
- Coastal maintenance costs in Nouvelle-Aquitaine run higher due to salt air exposure, so budget an extra 1 to 2% of property value over several years.
- Real price growth in Nouvelle-Aquitaine over the past decade reached about 45% after adjusting for inflation, outpacing many other French regions outside Paris.
What is the average housing price in Nouvelle-Aquitaine in 2026?
The median housing price is more telling than the average because it filters out extreme values at both ends of the market, giving you a clearer picture of what a typical buyer actually pays in Nouvelle-Aquitaine.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources including INSEE, notarial records, and official transaction databases, all of which we manually double-checked.
The median housing price in Nouvelle-Aquitaine in 2026 is around 215,000 euros, which converts to approximately $243,000 or stays at 215,000 euros since the local currency is already the euro. The average housing price sits slightly higher at around 224,000 euros, or about $253,000.
About 80% of residential property transactions in Nouvelle-Aquitaine in 2026 fall within a price range of 90,000 to 450,000 euros, or roughly $101,000 to $508,000.
A realistic entry range in Nouvelle-Aquitaine starts at 70,000 to 110,000 euros ($79,000 to $124,000), which typically gets you a studio or small one-bedroom apartment of 25 to 35 square meters in an inland city like Limoges.
A typical luxury property in Nouvelle-Aquitaine in 2026 ranges from 800,000 to 2,500,000 euros ($902,000 to $2,820,000), and for that you can expect a renovated villa of 150 to 250 square meters in prime coastal locations like Biarritz, Arcachon, or Cap-Ferret.
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?
The estimated gap between listed prices and final sale prices in Nouvelle-Aquitaine in 2026 is around 5%, meaning properties typically sell for about 5% less than their asking price.
This happens because sellers often test the market with optimistic prices while buyers negotiate harder given current financing rates and the cost of renovating older properties. The gap widens most for older homes with poor energy ratings or properties that have sat on the market for several months without offers.
Get fresh and reliable information about the market in Nouvelle-Aquitaine
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What is the price per sq m or per sq ft for properties in Nouvelle-Aquitaine in 2026?
As of early 2026, the median housing price per square meter in Nouvelle-Aquitaine is around 2,750 euros ($3,100), while the average is about 2,850 euros ($3,215). Converted to price per square foot, that works out to roughly 256 euros ($289) median and 265 euros ($299) average.
Small, well-located apartments in premium urban or coastal areas have the highest price per square meter in Nouvelle-Aquitaine because kitchens and bathrooms cost the same regardless of size, and location scarcity drives prices up, while large rural houses have the lowest price per square meter due to weaker demand and higher renovation uncertainty.
The highest prices per square meter in Nouvelle-Aquitaine are found in coastal micro-markets like Cap-Ferret, Arcachon, and Biarritz, where prices range from 7,000 to 10,000 euros per square meter. The lowest prices appear in inland departments like Creuse and parts of Haute-Vienne, where you can find properties below 1,200 euros per square meter.
How have property prices evolved in Nouvelle-Aquitaine?
Compared to one year ago (January 2025), housing prices in Nouvelle-Aquitaine have increased by about 5% in nominal terms, or roughly 3% after adjusting for inflation. This uptick came as mortgage rates stabilized, reducing the downward pressure that had weighed on the market during the 2023-2024 correction.
Looking back ten years to January 2016, Nouvelle-Aquitaine prices have risen approximately 70% in nominal terms, which translates to about 45% in real terms after inflation. This strong decade-long growth reflects the long era of cheap credit from 2016 to 2021, combined with Bordeaux's urban transformation and sustained demand for coastal and lifestyle properties.
By the way, we've written a blog article detailing the latest updates on property price variations in Nouvelle-Aquitaine.
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.
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 types of properties are available in Nouvelle-Aquitaine and how do their prices compare in 2026?
In Nouvelle-Aquitaine in 2026, detached houses make up about 45% of the market, townhouses and village houses around 20%, urban apartments roughly 25%, coastal apartments about 5%, rural character properties around 4%, and luxury villas about 1%, reflecting the region's predominantly suburban and rural character with urban pockets in Bordeaux, La Rochelle, and Bayonne.
Average prices by property type in Nouvelle-Aquitaine as of the first half of 2026 break down as follows: detached houses typically cost around 230,000 euros ($259,000), townhouses and village houses around 190,000 euros ($214,000), urban apartments about 210,000 euros ($237,000), coastal apartments around 420,000 euros ($474,000), rural character properties approximately 260,000 euros ($293,000), and luxury villas average around 1,400,000 euros ($1,580,000).
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?
New construction in Nouvelle-Aquitaine in 2026 costs approximately 25 to 30% more per square meter than comparable existing homes.
This premium exists because new builds come with better energy performance ratings that reduce future retrofit costs, and because construction expenses and limited new supply keep prices elevated.
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How do property prices vary by neighborhood in Nouvelle-Aquitaine in 2026?
In Bordeaux's Chartrons district, you'll find renovated apartments in historic stone buildings, typically two to three bedrooms spanning 60 to 90 square meters, priced between 320,000 and 750,000 euros ($361,000 to $846,000). This area attracts both locals and international buyers due to its riverside location, walkable streets, and proximity to the city center.
Biarritz, particularly the Saint-Charles and Côte des Basques areas, offers apartments with terraces and renovated townhouses ranging from 60 to 120 square meters, with prices between 550,000 and 2,000,000 euros ($620,000 to $2,260,000). The Basque coast's combination of surf culture, mild climate, and proximity to Spain makes it one of France's most sought-after coastal markets.
La Rochelle's Centre and Les Minimes neighborhoods feature apartments from 50 to 80 square meters, with some newer waterfront stock, priced between 280,000 and 700,000 euros ($316,000 to $790,000). The historic port city draws buyers seeking Atlantic coastal living without the premium prices of the Basque coast.
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:
| Neighborhood | Profile | Price Range | Per sqm | Per sqft |
|---|---|---|---|---|
| Bordeaux - Hyper-centre | Culture / Commute | 420,000 - 950,000 euros ($474,000 - $1,070,000) | 5,800 - 8,500 euros ($6,545 - $9,590) | 540 - 790 euros ($609 - $891) |
| Bordeaux - Chartrons | Expats / Lifestyle | 320,000 - 750,000 euros ($361,000 - $846,000) | 5,000 - 6,500 euros ($5,640 - $7,335) | 465 - 605 euros ($524 - $682) |
| Bordeaux - Caudéran | Family | 350,000 - 800,000 euros ($395,000 - $902,000) | 4,300 - 6,000 euros ($4,850 - $6,770) | 400 - 560 euros ($451 - $629) |
| Mérignac | Family / Commute | 260,000 - 520,000 euros ($293,000 - $587,000) | 3,400 - 4,800 euros ($3,835 - $5,415) | 315 - 445 euros ($356 - $503) |
| Pessac | Family / Student | 240,000 - 500,000 euros ($271,000 - $564,000) | 3,200 - 4,700 euros ($3,610 - $5,300) | 295 - 435 euros ($335 - $492) |
| Arcachon | Coastal Premium | 500,000 - 1,600,000 euros ($564,000 - $1,805,000) | 7,000 - 9,000 euros ($7,900 - $10,150) | 650 - 835 euros ($734 - $943) |
| Lège-Cap-Ferret | Trophy Coastal | 750,000 - 2,500,000+ euros ($846,000 - $2,820,000+) | 8,000 - 10,000+ euros ($9,025 - $11,280+) | 745 - 930+ euros ($840 - $1,048+) |
| Biarritz | Expats / Coastal | 550,000 - 2,000,000 euros ($620,000 - $2,260,000) | 7,000 - 9,500 euros ($7,900 - $10,720) | 650 - 885 euros ($734 - $996) |
| Bayonne | Value vs Biarritz | 260,000 - 600,000 euros ($293,000 - $677,000) | 3,800 - 5,500 euros ($4,285 - $6,205) | 355 - 510 euros ($398 - $576) |
| La Rochelle | Expats / Coastal | 280,000 - 700,000 euros ($316,000 - $790,000) | 4,500 - 6,500 euros ($5,080 - $7,335) | 420 - 605 euros ($472 - $682) |
| Pau | Family / Value | 160,000 - 360,000 euros ($181,000 - $406,000) | 2,000 - 3,200 euros ($2,255 - $3,610) | 185 - 295 euros ($210 - $335) |
| Limoges | Entry / Value | 90,000 - 240,000 euros ($102,000 - $271,000) | 1,400 - 2,200 euros ($1,580 - $2,480) | 130 - 205 euros ($147 - $230) |
How much more do you pay for properties in Nouvelle-Aquitaine when you include renovation work, taxes, and fees?
When buying an existing home in Nouvelle-Aquitaine in 2026, you should expect to pay approximately 7 to 8% on top of the purchase price for taxes and notarial fees, plus renovation costs that vary widely depending on the property's condition.
For a property around 177,000 euros ($200,000), the purchase taxes and notarial fees add roughly 13,000 to 14,000 euros ($15,000 to $16,000), and if you need a light refresh like paint and new floors, budget another 8,000 to 15,000 euros ($9,000 to $17,000). That brings your total cost to approximately 198,000 to 206,000 euros ($223,000 to $233,000).
For a property around 443,000 euros ($500,000), fees and taxes add roughly 33,000 to 35,000 euros ($37,000 to $40,000), and a medium renovation covering kitchen, bathroom, and some insulation might cost 35,000 to 70,000 euros ($39,500 to $79,000). Your total could reach 511,000 to 548,000 euros ($577,000 to $619,000).
For a property around 886,000 euros ($1,000,000), fees and taxes add roughly 66,000 to 71,000 euros ($75,000 to $80,000), and if the property needs significant work, renovation costs could range from 60,000 to 180,000 euros ($68,000 to $203,000). The total investment might end up between 1,012,000 and 1,137,000 euros ($1,143,000 to $1,283,000).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Nouvelle-Aquitaine.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Nouvelle-Aquitaine
| Expense | Category | Estimated Cost |
|---|---|---|
| Purchase taxes and notarial fees (existing home) | Fees / Taxes | Around 7 to 8% of the purchase price. For example, on a 200,000 euro property, expect to pay 14,000 to 16,000 euros ($15,800 to $18,050). This covers transfer duties, notary fees, and land registry costs. |
| Purchase taxes and notarial fees (new build) | Fees / Taxes | Around 2 to 4% of the purchase price. New construction benefits from reduced transfer duties. On a 300,000 euro new apartment, expect roughly 6,000 to 12,000 euros ($6,770 to $13,540). |
| Mortgage setup fees | Financing | Typically 1,000 to 3,000 euros ($1,130 to $3,385). This includes bank arrangement fees, mortgage registration, and any broker commissions. Costs vary by lender and loan amount. |
| Basic refresh (paint, floors) | Renovation | Around 300 to 600 euros per square meter ($340 to $677 per sqm). For a 90 sqm house, that means 27,000 to 54,000 euros ($30,500 to $61,000). Covers cosmetic updates only. |
| Medium renovation (kitchen, bath, partial systems) | Renovation | Around 800 to 1,200 euros per square meter ($900 to $1,355 per sqm). For a 100 sqm property, budget 80,000 to 120,000 euros ($90,250 to $135,400). Includes functional upgrades. |
| Deep renovation and energy upgrade | Renovation | Around 1,200 to 2,000 euros per square meter ($1,355 to $2,255 per sqm). A full renovation of a 120 sqm house could cost 144,000 to 240,000 euros ($162,500 to $270,750). Covers structural work and insulation. |
| Coastal maintenance premium | Ongoing | Budget an extra 1 to 2% of property value over several years. Salt air accelerates wear on exteriors, windows, and metalwork. A 500,000 euro coastal property might need 5,000 to 10,000 euros ($5,640 to $11,280) in extra maintenance per few years. |
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 (around 89,000 euros), you can buy an existing studio or small one-bedroom apartment of 25 to 35 square meters in Limoges city center, a small townhouse of 50 to 70 square meters in a smaller inland town in Haute-Vienne, or an existing apartment of 40 to 55 square meters in the outer areas of Périgueux or Brive depending on condition.
With $200,000 (around 177,000 euros), you can find an existing two-bedroom apartment of 55 to 70 square meters in Pau, an existing village house of 80 to 100 square meters on the fringe of a Dordogne town, or an existing small house of 70 to 90 square meters in the Limoges suburbs.
With $300,000 (around 266,000 euros), options include an existing family house of 90 to 110 square meters in Pau suburbs or Bayonne outskirts away from prime areas, an existing two-bedroom apartment of 55 to 75 square meters in outer La Rochelle neighborhoods, or an existing townhouse of 90 to 120 square meters in cities like Angoulême or Niort.
With $500,000 (around 443,000 euros), you can purchase an existing three-bedroom apartment of 75 to 100 square meters in a good Bordeaux neighborhood, an existing house of 110 to 140 square meters on desirable streets in Mérignac or Pessac, or an existing coastal apartment of 50 to 70 square meters in Arcachon or Bayonne depending on location and condition.
With $1,000,000 (around 886,000 euros), choices expand to a large existing apartment of 120 to 160 square meters in prime Bordeaux districts, an existing or renovated house of 160 to 220 square meters in a premium La Rochelle pocket, or an existing or renovated villa of 140 to 200 square meters in Biarritz or Bidart outside the very top trophy locations.
With $2,000,000 (around 1,773,000 euros), you enter the prime coastal market where you can buy a villa of 200 to 300 square meters in Cap-Ferret or near the Arcachon Basin, a high-end apartment or townhouse of 150 to 250 square meters in prime Biarritz, or an exceptional Bordeaux property of 200 square meters or more in golden triangle style micro-markets.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Nouvelle-Aquitaine.
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 CPI Series | It's the official inflation measure used across France for consistent real versus nominal comparisons. | We used it to inflation-correct housing prices over time. We also used it to keep the ten year comparison honest in purchasing-power terms. |
| INSEE Notaires-INSEE House Price Index | It's the official framework behind France's notarial price indices, built from actual transaction deeds. | We used it to anchor the direction and timing of the market cycle from 2023 to 2025. We then triangulated regional levels with transaction-based datasets. |
| INSEE Existing Home Prices Bulletin | It's INSEE's official, regularly updated bulletin on price changes in existing homes. | We used it to avoid portal-only storytelling and to anchor the national trend as context. We then translated that context into a Nouvelle-Aquitaine-specific narrative. |
| DVF Official Transaction Database | It's an official database of recorded property sales covering the last five years. | We used it as the reality check for what actually sells at transaction level. We used it to support ranges and examples rather than relying only on asking prices. |
| ECB EUR/USD Reference Rate | It's the European Central Bank's published reference exchange rate, used widely as a neutral benchmark. | We used it to convert euro prices into USD in a consistent way. We used the 2025 average rate as a practical proxy for January 2026 conversions. |
| Notaires.fr Fee Explainer | It's published by the notarial profession that executes property transfers and documents the fees structure. | We used it to structure the taxes and fees section so it matches how purchases are actually invoiced. We then added buyer-friendly examples. |
| French Ministry of Economy Fee Overview | It's the official government guidance for households on purchase costs and legal references. | We used it to cross-check what's inside the frais de notaire and how they're framed for consumers. We used it to avoid relying on informal calculators. |
| Le Figaro Immobilier Regional Price Map | It's a major national publication that clearly states it's using estimated price indicators and lists local extremes. | We used it to get a clean region-wide median euro per square meter snapshot and high-low market anchors. We only kept figures that made sense versus DVF sales data. |
| Meilleurs Agents Regional Price Map | It's a long-running French real estate research brand with transparent price map methodology and broad coverage. | We used it as a second independent lens on euro per square meter levels and the house versus apartment gap. We kept it as triangulation, not as the single source of truth. |
| INSEE CPI Base 2015 Series | It's the detailed consumer price index time series used for precise inflation adjustments. | We used it to calculate real price changes over one year and ten year periods. We applied conservative inflation estimates aligned with latest official readings. |
| Journal du Net Price Data | It aggregates price data from multiple sources and provides commune-level detail for verification. | We used it to verify low-price inland markets like Creuse. We cross-referenced its figures against our primary sources for consistency. |
| Service-Public.fr | It's the official French government portal for administrative and legal information. | We used it to verify current tax rates and legal frameworks. We confirmed that fee structures match current regulations. |
| Légifrance | It's the official database of French law and regulations. | We used it to verify the legal basis for transfer duties and notarial fees. We ensured our fee percentages reflect current law. |
| Banque de France | It's France's central bank and provides authoritative data on credit conditions and economic indicators. | We used it to understand mortgage market conditions affecting buyer behavior. We referenced it when explaining negotiation dynamics. |
| ANIL (National Housing Information Agency) | It's a public interest organization providing official guidance on housing transactions. | We used it to verify buyer cost breakdowns and fee structures. We confirmed renovation cost ranges against their guidance. |
| ADEME (French Environment Agency) | It's the official agency for energy efficiency and environmental guidance in France. | We used it to understand energy performance impacts on property values. We referenced it when explaining the new versus existing home premium. |
| Bordeaux Métropole | It's the official metropolitan authority providing local market context and urban development data. | We used it to verify neighborhood characteristics in the Bordeaux area. We referenced local development trends affecting prices. |
| City of Biarritz | It's the official municipal source for local market context in this premium coastal market. | We used it to understand local market dynamics and buyer demographics. We verified coastal premium factors specific to Biarritz. |
| City of La Rochelle | It's the official municipal source providing local context for this Atlantic coastal market. | We used it to verify neighborhood profiles in La Rochelle. We understood local demand drivers affecting prices. |
| City of Limoges | It's the official municipal source for the region's main affordable inland market. | We used it to verify entry-level market conditions. We confirmed why Limoges offers the region's most accessible prices. |
| Région Nouvelle-Aquitaine | It's the official regional government providing economic and demographic context. | We used it to understand regional economic drivers. We referenced regional development patterns affecting property demand. |
| FNAIM (National Real Estate Federation) | It's France's largest real estate professional federation with market research capabilities. | We used it to cross-check market trend observations. We verified negotiation gap estimates against their market reports. |
| PAP (Particulier à Particulier) | It's a major property listing platform showing actual market activity and asking prices. | We used it to verify current listing prices across different areas. We compared asking prices to transaction data to estimate negotiation gaps. |
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