As of June 2026, houses in Nouvelle-Aquitaine are still much cheaper inland than on the Atlantic and Basque coasts, but the average buyer should not read the regional price as one single market.
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Nouvelle-Aquitaine is a large region, so a house in Creuse, Haute-Vienne or Charente does not cost the same as a house in Biarritz, Arcachon or Île de Ré.
This guide focuses only on houses in Nouvelle-Aquitaine, not apartments, commercial property or professional real estate investments.
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.
How much do houses cost in Nouvelle-Aquitaine as of 2026?
What's the median and average house price in Nouvelle-Aquitaine as of 2026?
As of 2026, the estimated median house price in Nouvelle-Aquitaine is about €230,000, or about $265,000, and because the local currency is the euro, that is also about €230,000.
For most house buyers in Nouvelle-Aquitaine in 2026, a realistic price range covering much of the normal market is about €120,000 to €650,000, or about $140,000 to $750,000, with the same figures in euros being €120,000 to €650,000.
The average house price in Nouvelle-Aquitaine in 2026 is higher, around €295,000, or about $340,000, because expensive houses in places like Lège-Cap-Ferret, Arcachon, Biarritz, Hossegor, Île de Ré and Saint-Jean-de-Luz pull the average upward.
At the median price in Nouvelle-Aquitaine in 2026, a buyer can usually expect an older 105 to 115 m² house, often with a garden, but the house is more likely to be inland than near the ocean.
What's the cheapest livable house budget in Nouvelle-Aquitaine as of 2026?
As of 2026, the cheapest realistic livable house budget in Nouvelle-Aquitaine is about €85,000 to €120,000, or about $100,000 to $140,000, and in local currency that means €85,000 to €120,000.
At this entry-level price in Nouvelle-Aquitaine, “livable” usually means the house has a working roof, basic heating, usable electrics, normal water access and a kitchen and bathroom that can be used immediately.
The cheapest livable houses in Nouvelle-Aquitaine are usually found around Guéret, Aubusson, La Souterraine, Bourganeuf, Bellac, Ruffec, Confolens, Thouars, Bressuire, Parthenay, Châtellerault, Civray and Nontron.
The main trade-off is simple: a low-price house in Nouvelle-Aquitaine usually gives more space and land, but it also gives the buyer more distance from airports, beaches, hospitals, schools and liquid resale markets.
How much do 2 and 3-bedroom houses cost in Nouvelle-Aquitaine as of 2026?
As of 2026, a typical 2-bedroom house in Nouvelle-Aquitaine costs about €150,000 to €220,000, or about $175,000 to $255,000, while a typical 3-bedroom house costs about €210,000 to €310,000, or about $245,000 to $360,000.
For a 2-bedroom house in Nouvelle-Aquitaine in 2026, a realistic range is about €100,000 to €150,000 inland, or about $115,000 to $175,000, and about €280,000 to €500,000 near Bordeaux, La Rochelle or the coast, or about $325,000 to $580,000.
For a 3-bedroom house in Nouvelle-Aquitaine in 2026, a realistic range is about €150,000 to €220,000 in many inland towns, or about $175,000 to $255,000, and about €350,000 to €700,000 in stronger coastal or Bordeaux-area markets, or about $405,000 to $810,000.
Moving from a 2-bedroom to a 3-bedroom house in Nouvelle-Aquitaine usually adds about €50,000 to €100,000, or about $60,000 to $115,000, because the buyer is often moving from a small village house to a family house with better resale demand.
How much do 4-bedroom houses cost in Nouvelle-Aquitaine as of 2026?
As of 2026, a typical 4-bedroom house in Nouvelle-Aquitaine costs about €290,000 to €430,000, or about $335,000 to $500,000, with the same local-currency range being €290,000 to €430,000.
A 5-bedroom house in Nouvelle-Aquitaine in 2026 usually costs about €380,000 to €600,000, or about $440,000 to $695,000, although inland homes can be cheaper and coastal villas can be far more expensive.
A 6-bedroom house in Nouvelle-Aquitaine in 2026 usually costs about €500,000 to €800,000, or about $580,000 to $925,000, but large houses in Biarritz, Cap-Ferret, Hossegor or Île de Ré can reach €1.5 million to €4 million, or about $1.7 million to $4.6 million.
Please note that we give much more detailed data in our pack about the property market in Nouvelle-Aquitaine.
How much do new-build houses cost in Nouvelle-Aquitaine as of 2026?
As of 2026, a normal new-build house in Nouvelle-Aquitaine costs about €340,000 to €475,000 for 120 to 140 m², or about $395,000 to $550,000, before any major premium for scarce coastal land.
New-build houses in Nouvelle-Aquitaine in 2026 usually carry a premium of about 20% to 30% over older resale houses, with Le Figaro’s regional data showing new property around €2,710 per m² and old property around €2,195 per m².
How much do houses with land cost in Nouvelle-Aquitaine as of 2026?
As of 2026, a house with land in Nouvelle-Aquitaine typically costs about €250,000 to €500,000 inland, or about $290,000 to $580,000, while coastal or Bordeaux-area houses with land often cost €700,000 to €2 million, or about $810,000 to $2.3 million.
In Nouvelle-Aquitaine, a “house with land” usually means at least 1,000 to 2,000 m² outside towns, while rural buyers often look for 5,000 m², 1 hectare or more.
The important point is that land for lifestyle use is not priced like buildable land, so a large field in Creuse may add little value while a small buildable plot near Arcachon can add a lot.
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Where are houses cheapest and most expensive in Nouvelle-Aquitaine as of 2026?
Which neighborhoods have the lowest house prices in Nouvelle-Aquitaine as of 2026?
As of 2026, the lowest house prices in Nouvelle-Aquitaine are mostly in inland towns and districts such as Guéret, Aubusson, La Souterraine, Bourganeuf, Bellac, Ruffec, Confolens, Thouars, Bressuire, Parthenay, Civray, Nontron, Limoges Beaubreuil, Limoges Val de l’Aurence, Poitiers Couronneries, Soyaux and Coulounieix-Chamiers.
In these cheaper Nouvelle-Aquitaine areas, a normal house often costs about €90,000 to €220,000, or about $105,000 to $255,000, with the same local-currency range being €90,000 to €220,000.
The main reason these places are cheaper is not only distance from the coast, but also weaker job depth, older housing stock, more energy renovation risk and fewer buyers competing for each house.
Which neighborhoods have the highest house prices in Nouvelle-Aquitaine as of 2026?
As of 2026, the highest house prices in Nouvelle-Aquitaine are in Lège-Cap-Ferret, Arcachon Le Moulleau and Pereire, Biarritz Saint-Charles and Beaurivage, plus premium areas in Hossegor, Saint-Jean-de-Luz, Bidart, Anglet Chiberta and Île de Ré villages.
In these premium Nouvelle-Aquitaine areas, house prices often run from about €800,000 to more than €3 million, or about $925,000 to more than $3.5 million, with the same euro range being €800,000 to more than €3 million.
These areas command the highest house prices because they combine scarce detached houses, beach access, second-home demand, strong lifestyle branding and very limited new supply.
The typical buyer is often a high-income French household, a Paris or Bordeaux buyer, a returning retiree, an international lifestyle buyer or a family buying a rare coastal house for long-term use.
How much do houses cost near the city center in Nouvelle-Aquitaine as of 2026?
As of 2026, houses near the main city-center areas of Nouvelle-Aquitaine cost about €550,000 to €1.3 million in Bordeaux Chartrons, Saint-Seurin, Saint-Augustin and Caudéran, about €600,000 to €1.2 million in La Rochelle La Genette, Fétilly and Le Mail, and about €800,000 to €2 million in Biarritz Saint-Charles, Beaurivage and Milady.
Near major transit hubs in Nouvelle-Aquitaine, houses usually cost about €300,000 to €750,000 around Bordeaux tram suburbs such as Pessac, Mérignac, Talence, Bègles, Cenon and Lormont, or about $350,000 to $870,000.
Near top schools in Nouvelle-Aquitaine, houses often cost about €600,000 to €1.2 million near Bordeaux International School, Lycée François-Magendie, Lycée Michel-Montaigne and Saint-Joseph de Tivoli, about €600,000 to €1.1 million near La Rochelle La Genette and Fétilly schools, and about €350,000 to €700,000 near Pau Trespoey and Beaumont schools.
In expat-popular areas of Nouvelle-Aquitaine, houses often cost about €250,000 to €600,000 in Eymet, Bergerac, Sarlat, Issigeac, Lalinde, Aubeterre-sur-Dronne, Cognac and Angoulême, or about $290,000 to $695,000, while Bordeaux, La Rochelle, Île de Ré, Biarritz, Anglet, Saint-Jean-de-Luz and Bidart often cost €800,000 to €2 million or more.
How much do houses cost in the suburbs in Nouvelle-Aquitaine as of 2026?
As of 2026, a suburban house in Nouvelle-Aquitaine usually costs about €220,000 to €650,000, or about $255,000 to $750,000, but Bordeaux, La Rochelle and Basque suburbs often sit above that range.
Compared with city-center houses in Nouvelle-Aquitaine, suburban houses are often 20% to 45% cheaper, although the discount can disappear in very popular suburbs with gardens, tram access or strong schools.
The most popular suburbs for house buyers in Nouvelle-Aquitaine include Pessac, Mérignac, Talence, Bègles, Cenon, Lormont, Aytré, Périgny, Lagord, Puilboreau, Anglet, Bassussarry, Arcangues, Jurançon, Billère, Lons, Lescar, Buxerolles, Panazol, Couzeix, Chauray and Aiffres.
What areas in Nouvelle-Aquitaine are improving and still affordable as of 2026?
As of 2026, improving and still affordable house areas in Nouvelle-Aquitaine include Cenon, Lormont, Floirac, Bègles, Châtellerault, Angoulême, Soyaux, Mont-de-Marsan, Périgueux, Coulounieix-Chamiers, Boulazac, Couzeix, Panazol, Isle, Niort, Chauray and Aiffres.
In these improving yet still accessible Nouvelle-Aquitaine areas, typical house prices often sit around €180,000 to €380,000, or about $210,000 to $440,000, while better Bordeaux right-bank or Landes locations can move closer to €450,000.
The main sign of improvement is not just rising prices, but better rail or tram access, stronger local jobs, urban renewal and buyers priced out of the most expensive coastal or Bordeaux neighborhoods.
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What extra costs should I budget for a house in Nouvelle-Aquitaine right now?
What are typical buyer closing costs for houses in Nouvelle-Aquitaine right now?
For an old house in Nouvelle-Aquitaine right now, buyers should budget about 7.5% to 8.5% of the purchase price for closing costs, while a qualifying new-build house is often closer to 2% to 3%.
On a €230,000 house in Nouvelle-Aquitaine, or about $265,000, closing costs for an old home are usually about €17,000 to €19,500, or about $20,000 to $23,000, before any separate mortgage guarantee, bank fees or broker fees.
The largest closing cost category for house buyers in Nouvelle-Aquitaine is usually the transfer tax and related public charges, not the notary’s personal fee.
We cover all these costs and what are the strategies to minimize them in our property pack about Nouvelle-Aquitaine.
How much are property taxes on houses in Nouvelle-Aquitaine right now?
For a normal house in Nouvelle-Aquitaine right now, annual property tax is often about €900 to €2,500, or about $1,050 to $2,900, while small inland houses can be lower and large coastal or Bordeaux-area houses can exceed €5,000.
Property tax on houses in Nouvelle-Aquitaine is calculated from the cadastral rental value and local tax rates, so two houses with the same sale price can have very different annual tax bills.
How much is home insurance for a house in Nouvelle-Aquitaine right now?
For a normal owner-occupied house in Nouvelle-Aquitaine right now, home insurance usually costs about €300 to €600 per year, or about $350 to $695, while larger, coastal, second-home or pool properties can cost €600 to €1,200, or about $695 to $1,390.
The main factors that affect home insurance in Nouvelle-Aquitaine are house size, rebuild value, occupancy, pool, second-home status, flood exposure, Atlantic storm risk, forest-fire exposure in Gironde and Landes, and clay-soil risk in some inland areas.
What are typical utility costs for a house in Nouvelle-Aquitaine right now?
For a normal 100 to 130 m² house in Nouvelle-Aquitaine right now, total utilities usually cost about €220 to €380 per month, or about $255 to $440, while a large or badly insulated rural house can cost €400 to €650 per month in winter-heavy months.
A simple monthly breakdown for a Nouvelle-Aquitaine house is about €120 to €250 for electricity and heating, €45 to €60 for water and sewer, €30 to €60 for internet and mobile, and a variable amount for waste, chimney, garden and basic maintenance.
What are common hidden costs when buying a house in Nouvelle-Aquitaine right now?
House buyers in Nouvelle-Aquitaine often overlook €10,000 to €80,000 of possible hidden costs, or about $12,000 to $93,000, especially when buying an old stone house, a rural property or a low-DPE house.
Typical inspection and specialist-check costs in Nouvelle-Aquitaine are about €400 to €1,200, or about $465 to $1,390, and large rural houses with septic, roof, damp, chimney and pool concerns can justify €1,000 to €2,000.
Other common hidden costs include septic tank upgrades at about €6,000 to €15,000, roof and stone-wall repairs at about €10,000 to €50,000, energy renovation at about €15,000 to €80,000, pool work at about €5,000 to €25,000, and termite or wood-boring insect treatment at about €1,500 to €8,000.
The hidden cost that most surprises first-time house buyers in Nouvelle-Aquitaine is energy renovation, because a cheap large rural house can become expensive if the heating system, windows, roof insulation and DPE rating are poor.
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What do locals and expats say about the market in Nouvelle-Aquitaine as of 2026?
Do people think houses are overpriced in Nouvelle-Aquitaine as of 2026?
As of 2026, locals and expats usually see houses in coastal Nouvelle-Aquitaine as overpriced, especially in Biarritz, Anglet, Saint-Jean-de-Luz, Arcachon, Cap-Ferret, Île de Ré, La Rochelle and Hossegor, but they see many inland houses as fairly priced if renovation costs are realistic.
In Nouvelle-Aquitaine in 2026, correctly priced houses in the strongest coastal or Bordeaux-area markets can sell in about 30 to 60 days, while overpriced rural houses or bad-DPE houses can stay on the market for 6 to 12 months.
The main reason people feel coastal houses are too expensive is that local wages have not followed second-home demand, remote-worker demand, retiree demand and the scarcity of well-located detached houses.
Compared with 2024 and 2025, sentiment in Nouvelle-Aquitaine in 2026 is less euphoric and more selective, because buyers have more negotiating power but still compete hard for the best houses.
Are prices still rising or cooling in Nouvelle-Aquitaine as of 2026?
As of 2026, house prices in Nouvelle-Aquitaine are cooling overall, but the market is mixed because some inland and secondary cities are still rising from a lower base.
Le Figaro’s June 2026 data shows the median house price in Nouvelle-Aquitaine at about €2,084 per m² and down about 7% over one year, while places such as Parthenay, Châtellerault, Billère, Sarlat-la-Canéda, Mont-de-Marsan, Bressuire, Soyaux, Urrugne and Angoulême show positive annual moves.
For the next 6 to 12 months, the most likely path for Nouvelle-Aquitaine house prices is a selective market, with weaker negotiation power for sellers of average or energy-inefficient houses and continued support for rare coastal, tram-access and school-area houses.
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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 we trust it | How we used it |
|---|---|---|
| Notaires de France | It tracks completed French property transactions. | We used it to frame the 2026 market direction. We treated it as slower than live indexes but stronger than listing-only data. |
| Immobilier.notaires.fr | It is the notaries’ official property-price map. | We used it to cross-check regional price levels. We did not use it alone because local house detail can be limited. |
| Demandes de valeurs foncières | It is France’s open database of declared sales. | We used it as the transaction backbone behind many price estimates. We relied on DVF-based tools rather than recalculating every sale manually. |
| Le Figaro Immobilier | It gives fresh regional and city price estimates. | We used its June 2026 house price per m² and annual change. We cross-checked the result because it is an estimate, not an official statistic. |
| MeilleursAgents | It is an established French price-index platform. | We used it to test whether the regional house price looked too low or too high. We mainly used it as a live-market check. |
| Pappers Immobilier | It uses DVF-based local property data. | We used it for high-price coastal town rankings. We also used it to explain why the regional average is pulled upward. |
| INSEE | It is France’s national statistics institute. | We used it for housing stock and household context. We used this to keep affordability estimates connected to local realities. |
| DREAL Nouvelle-Aquitaine | It is the regional state housing authority. | We used it to identify tension zones and residential dynamics. We especially used it for the coastal and inland split. |
| Service-Public / ANIL | It provides the official notary-fee simulator. | We used it to estimate buyer closing costs. We separated old-house costs from lower new-build acquisition costs. |
| impots.gouv.fr | It is the French tax administration’s data tool. | We used it to explain local property-tax logic. We avoided using a simple percentage of sale price. |
| SISPEA / Eaufrance | It is the official water-service observatory. | We used it for water and sewer assumptions. We applied the 120 m³ household benchmark to house budgets. |
| ADEME BatiZoom | ADEME is France’s public energy agency. | We used it to estimate energy-use pressure in houses. We adjusted upward for large older rural houses with weak insulation. |
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