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
Nouvelle-Aquitaine is really two markets in one: coastal hotspots like Biarritz and Bordeaux command prices that rival the Mediterranean, while inland departments like Creuse offer some of Western Europe's most affordable houses.
This guide breaks down exactly what houses cost across every corner of Nouvelle-Aquitaine in early 2026, from budget-friendly rural homes under €100,000 to premium coastal properties above €1 million.
We constantly update this blog post with the latest data from official French sources and property platforms, so you always have current numbers.
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 early 2026, the median house price in Nouvelle-Aquitaine sits at around €280,000 (approximately $290,000 USD), while the average price is closer to €320,000 ($335,000 USD) because expensive coastal and Bordeaux properties pull the number up.
The typical price range covering roughly 80% of house sales in Nouvelle-Aquitaine runs from €100,000 to €600,000 (about $105,000 to $625,000 USD), which reflects the huge gap between affordable inland villages and sought-after coastal towns.
The €40,000 difference between the median and average price reveals that Nouvelle-Aquitaine has a two-speed market where premium coastal zones and Bordeaux skew the average upward, while most transactions actually happen at more modest price points inland.
At the median price of €280,000 in Nouvelle-Aquitaine, a buyer can expect a 3-bedroom house of around 110 square meters, likely in a secondary city like Limoges or in the commuter belt around Bordeaux, with a small garden and basic renovation needs.
What's the cheapest livable house budget in Nouvelle-Aquitaine as of 2026?
As of early 2026, the minimum budget for a livable house in Nouvelle-Aquitaine is around €90,000 to €140,000 (approximately $95,000 to $145,000 USD), though you can find properties under €80,000 if you accept significant compromises.
At this entry-level price point in Nouvelle-Aquitaine, "livable" typically means a smaller house (70 to 90 square meters) with functioning plumbing and electricity, but often with outdated heating systems, poor energy ratings (DPE F or G), and cosmetic issues that do not require immediate structural work.
These cheapest livable houses in Nouvelle-Aquitaine are usually found in inland departments like Creuse (around Guéret, La Souterraine, and Aubusson), rural parts of Haute-Vienne near Bellac, and the less touristy areas of Corrèze away from Brive-la-Gaillarde.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Nouvelle-Aquitaine here.
How much do 2 and 3-bedroom houses cost in Nouvelle-Aquitaine as of 2026?
As of early 2026, a typical 2-bedroom house in Nouvelle-Aquitaine costs around €180,000 to €230,000 (approximately $190,000 to $240,000 USD), while a 3-bedroom house ranges from €230,000 to €310,000 ($240,000 to $325,000 USD) at the regional average.
The realistic price range for a 2-bedroom house in Nouvelle-Aquitaine stretches from €55,000 in inland Creuse villages to over €700,000 in Biarritz, but most buyers will find decent options between €150,000 and €280,000 ($155,000 to $290,000 USD) in secondary cities and commuter zones.
For a 3-bedroom house in Nouvelle-Aquitaine, expect to pay anywhere from €70,000 inland to €800,000 or more on the Basque coast, with the practical mid-market range falling between €200,000 and €400,000 ($210,000 to $420,000 USD) for a move-in ready property.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Nouvelle-Aquitaine is around €50,000 to €80,000 (roughly 25% to 35%), reflecting the added 20 to 30 square meters that the extra bedroom represents.
How much do 4-bedroom houses cost in Nouvelle-Aquitaine as of 2026?
As of early 2026, a typical 4-bedroom house in Nouvelle-Aquitaine costs around €310,000 to €410,000 (approximately $325,000 to $430,000 USD) at regional average prices, though this swings dramatically based on location.
The realistic price range for a 5-bedroom house in Nouvelle-Aquitaine runs from €410,000 to €560,000 ($430,000 to $585,000 USD) at regional rates, but in coastal hotspots like Biarritz, expect to pay €1.5 million to €2 million or more for the same size property.
For a 6-bedroom house in Nouvelle-Aquitaine, budgets typically range from €560,000 to €770,000 ($585,000 to $805,000 USD) inland and in secondary cities, while premium coastal locations can push well above €2 million ($2.1 million USD) for larger family homes.
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 early 2026, a typical new-build house in Nouvelle-Aquitaine costs between €280,000 and €450,000 (approximately $290,000 to $470,000 USD) for inland and commuter belt locations, rising to €450,000 to €700,000 or more ($470,000 to $730,000 USD) in coastal zones where land prices dominate.
New-build houses in Nouvelle-Aquitaine typically carry a premium of 5% to 20% compared to older resale houses of similar size and location, mainly because they meet modern energy performance standards (often DPE A or B), come with contemporary layouts and parking, and require no immediate renovation work.
How much do houses with land cost in Nouvelle-Aquitaine as of 2026?
As of early 2026, a house with meaningful land in Nouvelle-Aquitaine costs anywhere from €120,000 ($125,000 USD) for an inland property with a large garden to €800,000 or more ($835,000 USD) in the Bordeaux commuter belt or near the coast, depending heavily on location rather than plot size.
In Nouvelle-Aquitaine, a "house with land" typically means a property with at least 1,000 to 2,500 square meters of usable outdoor space (roughly a quarter to half an acre), which is common in rural areas but increasingly rare and expensive near Bordeaux or the Atlantic coast.
We cover everything there is to know about land prices in Nouvelle-Aquitaine here.
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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 early 2026, the areas with the lowest house prices in Nouvelle-Aquitaine are the inland departments of Creuse (around Guéret, La Souterraine, and Aubusson), rural Haute-Vienne (especially near Bellac and away from Limoges), and the less touristy parts of Corrèze away from popular towns like Brive.
In these cheapest areas of Nouvelle-Aquitaine, typical house prices range from €55,000 to €150,000 (approximately $57,000 to $155,000 USD), with Creuse averaging around €786 per square meter compared to over €9,000 per square meter in Biarritz.
These inland Nouvelle-Aquitaine areas have the lowest prices primarily because they face population decline, limited employment opportunities, and poor transport links to major cities, which means less demand even though the landscapes and properties can be stunning.
Which neighborhoods have the highest house prices in Nouvelle-Aquitaine as of 2026?
As of early 2026, the three areas with the highest house prices in Nouvelle-Aquitaine are Biarritz on the Basque coast, the prime neighborhoods of central Bordeaux (like Chartrons and the Golden Triangle), and the Arcachon Bay area including Pyla-sur-Mer and Cap Ferret.
In these most expensive Nouvelle-Aquitaine locations, typical house prices range from €700,000 to well over €2 million (approximately $730,000 to $2.1 million USD), with Biarritz houses averaging around €9,661 per square meter and prime Bordeaux neighborhoods like Chartrons at €5,400 per square meter.
These areas command premium prices because they combine limited housing stock (especially houses versus apartments) with deep demand from international buyers, second-home seekers, and high-income locals drawn by the unique lifestyle, climate, and cultural appeal.
The typical buyer purchasing houses in these premium Nouvelle-Aquitaine neighborhoods is either a wealthy French family relocating from Paris or Lyon, an international buyer (often British, Spanish, or Northern European) seeking a lifestyle property, or a business executive looking for proximity to Bordeaux airport with coastal weekend access.
How much do houses cost near the city center in Nouvelle-Aquitaine as of 2026?
As of early 2026, a house near the city center in Bordeaux (including areas like Chartrons, Saint-Pierre, and the Golden Triangle) typically costs €500,000 to €900,000 (approximately $520,000 to $940,000 USD), while city-center houses in La Rochelle run €400,000 to €700,000 and Biarritz center can exceed €1 million.
Houses near major transit hubs in Nouvelle-Aquitaine, particularly along Bordeaux's tram lines (like Chartrons on Tram B or La Bastide on Tram A), typically cost €450,000 to €650,000 ($470,000 to $680,000 USD), reflecting a 10% to 15% premium over similar houses farther from stations.
Near top-rated schools in Nouvelle-Aquitaine like Lycée Michel Montaigne, Lycée Camille Jullian, and the private Lycée Saint-Joseph de Tivoli in Bordeaux Caudéran, houses typically cost €550,000 to €850,000 ($575,000 to $890,000 USD) because families compete intensely for catchment-area properties.
In expat-popular areas of Nouvelle-Aquitaine including Biarritz, Anglet, central Bordeaux (especially Chartrons and Caudéran), and La Rochelle, houses typically cost €500,000 to €1.2 million ($520,000 to $1.25 million USD), driven by international lifestyle demand and second-home buyers.
We actually have an updated expat guide for Nouvelle-Aquitaine here.
How much do houses cost in the suburbs in Nouvelle-Aquitaine as of 2026?
As of early 2026, a typical house in the Bordeaux suburbs costs between €350,000 and €550,000 (approximately $365,000 to $575,000 USD), with prices varying significantly depending on which side of the city and proximity to tram or train connections.
The typical price difference between suburban houses and city-center houses in Nouvelle-Aquitaine is 20% to 35% lower in the suburbs, meaning a house that would cost €600,000 in central Bordeaux might sell for €400,000 to €480,000 ($420,000 to $500,000 USD) in nearby Mérignac or Pessac.
The most popular suburbs for house buyers in Nouvelle-Aquitaine include Le Bouscat, Talence, and Mérignac on the west side of Bordeaux (good tram access and family-friendly), Pessac for its university area and green spaces, and Bègles for its improving reputation and relatively lower prices compared to the city center.
What areas in Nouvelle-Aquitaine are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Nouvelle-Aquitaine include La Bastide in Bordeaux (across the river from the city center), the northern Dordogne villages benefiting from remote-work migration, and smaller towns along the Limoges-Bordeaux rail corridor.
In these improving but affordable Nouvelle-Aquitaine areas, current typical house prices range from €200,000 to €400,000 (approximately $210,000 to $420,000 USD), which is 30% to 50% below comparable properties in established prime neighborhoods.
The main sign of improvement driving buyer interest in these areas is infrastructure investment, particularly the extension of Bordeaux's tram network to the right bank (benefiting La Bastide), improved high-speed internet in rural Dordogne enabling remote work, and new train services connecting smaller towns to major employment centers.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 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?
The estimated typical total closing cost for house buyers in Nouvelle-Aquitaine is around 7% to 8% of the purchase price for older properties (called "ancien" in France), which drops to roughly 2% to 3% for new-build purchases.
The main closing cost categories in Nouvelle-Aquitaine include transfer taxes paid to the government (about 5.8% of the price), notary fees for their services (around 1% to 1.5%), and various administrative and registration charges (roughly 0.5%), plus optional agency fees if not already included in the sale price (typically 3% to 6%).
The single largest closing cost category for house buyers in Nouvelle-Aquitaine is the transfer tax (droits de mutation), which accounts for roughly 5.8% of the purchase price and goes directly to local and national government budgets rather than to the notary handling your transaction.
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?
The estimated typical annual property tax (taxe foncière) for a house in Nouvelle-Aquitaine ranges from €800 to €2,500 (approximately $835 to $2,600 USD), though this varies enormously by commune because each municipality sets its own tax rate.
Property tax in Nouvelle-Aquitaine is calculated by multiplying the cadastral rental value of your property (a theoretical rental income set by the tax authorities, usually well below actual market rent) by your commune's tax rate, which is why two similar houses in neighboring 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 Nouvelle-Aquitaine.
How much is home insurance for a house in Nouvelle-Aquitaine right now?
The estimated typical annual home insurance cost for a house in Nouvelle-Aquitaine ranges from €300 to €720 (approximately $315 to $750 USD), translating to roughly €25 to €60 per month depending on the property size, location, and coverage level.
The main factors affecting home insurance premiums for houses in Nouvelle-Aquitaine include the property's coastal proximity (storm and flood risk increases premiums significantly on the Atlantic coast), the house size and rebuild value, your claims history, and whether you choose basic or comprehensive coverage including contents and liability.
What are typical utility costs for a house in Nouvelle-Aquitaine right now?
The estimated typical total monthly utility cost for a house in Nouvelle-Aquitaine ranges from €150 to €300 (approximately $155 to $315 USD), depending heavily on the house size, insulation quality, and heating system type.
The main utility categories for houses in Nouvelle-Aquitaine include electricity (typically €80 to €150 per month, higher if you have electric heating), water (around €30 to €50 per month for a family), and gas if connected (roughly €40 to €80 per month), with older stone houses often costing significantly more to heat due to poor insulation.
What are common hidden costs when buying a house in Nouvelle-Aquitaine right now?
The estimated total of common hidden costs that house buyers in Nouvelle-Aquitaine often overlook ranges from €5,000 to €25,000 (approximately $5,200 to $26,000 USD), covering items like mandatory diagnostics, septic system compliance, immediate repairs, and bank fees if financing.
Typical inspection fees buyers should expect in Nouvelle-Aquitaine include around €300 to €600 ($315 to $625 USD) for an independent building survey if you want one beyond the seller-provided diagnostics, plus €150 to €300 for septic system (assainissement) inspection in rural areas where houses are not connected to mains sewerage.
Beyond inspections, common hidden costs when buying a house in Nouvelle-Aquitaine include mortgage arrangement fees if financing (roughly €500 to €1,500), mandatory property guarantee costs, connection or upgrade fees for utilities in rural properties, and immediate renovation needs that only become apparent after purchase.
The hidden cost that tends to surprise first-time house buyers most in Nouvelle-Aquitaine is the energy renovation expense that follows purchasing a house with a poor DPE rating (F or G), as France now restricts renting such properties and resale values are increasingly affected, making €20,000 to €50,000 insulation and heating upgrades almost unavoidable.
You will find here the list of classic mistakes people make when buying a property in Nouvelle-Aquitaine.
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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 early 2026, locals and expats in Nouvelle-Aquitaine have mixed views: coastal buyers often feel prices remain stretched (especially in Biarritz and Arcachon where demand outstrips supply), while inland buyers generally feel they can still find fair value if they are willing to take on some renovation work.
Houses in Nouvelle-Aquitaine typically stay on the market for 60 to 120 days before selling, with well-priced properties in good condition and desirable locations often moving within 30 to 45 days, while houses with poor energy ratings or overambitious asking prices can sit for six months or more.
The main reason locals and expats cite for feeling coastal house prices are too high in Nouvelle-Aquitaine is the disconnect between local salaries (which cannot support €500,000+ mortgages) and prices driven by Parisian second-home buyers and international demand, effectively pricing out working families who grew up in these communities.
Compared to 2023 and 2024, sentiment on house prices in Nouvelle-Aquitaine has improved modestly, as the market freeze caused by rising interest rates has thawed, negotiations are more realistic, and buyers feel they have slightly more leverage than during the post-Covid frenzy when properties sold above asking price within days.
You'll find our latest property market analysis about Nouvelle-Aquitaine here.
Are prices still rising or cooling in Nouvelle-Aquitaine as of 2026?
As of early 2026, house prices in Nouvelle-Aquitaine are generally stable with modest upward movement in desirable areas, having recovered from the 2023-2024 slowdown but not returning to the rapid appreciation seen during 2021-2022.
The estimated year-over-year house price change in Nouvelle-Aquitaine is around +1% to +3% depending on location, with coastal and prime Bordeaux areas at the higher end and inland rural zones remaining flat or seeing slight declines where demand is weak.
Experts and locals expect house prices in Nouvelle-Aquitaine over the next 6 to 12 months to remain broadly stable, with gradual increases possible if mortgage rates continue to ease (they dropped to around 3.1% by April 2025 according to Banque de France), but no return to boom conditions given ongoing affordability constraints and energy renovation pressures.
Finally, please note that we have covered property price trends and forecasts for Nouvelle-Aquitaine 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 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 |
|---|---|---|
| Notaires de France | France's official notary database built from actual recorded transactions. | We used it as our main anchor for median house prices and market trend direction. We also relied on their narrative about market stabilization to frame early-2026 conditions. |
| Meilleurs Agents | One of France's largest property data platforms with transparent methodology. | We used their January 2026 regional price-per-meter data to calculate typical budgets. We also used their city and neighborhood pages to show local price variations. |
| INSEE | France's official national statistics agency. | We used their average house surface data (112 square meters) to convert price-per-meter into realistic total budgets that buyers can actually use. |
| SDES (Ministry statistics) | Official government construction cost data with clear methodology. | We used their land-plus-build cost breakdown to estimate new-build house budgets. We then adjusted these figures for Nouvelle-Aquitaine's specific market conditions. |
| Banque de France | France's central bank with official mortgage lending statistics. | We used their mortgage rate data (3.13% in April 2025) to explain financing conditions. We connected this to buyer purchasing power and market sentiment. |
| French Ministry of Economy | Official government guidance on property transaction costs. | We used their explainer to structure the closing costs section accurately. We relied on their breakdown of what goes into "frais de notaire" to give buyers realistic expectations. |
| ANIL | National housing information agency with public-interest mission. | We used their notary fee calculator to validate closing cost percentages. We recommend it to readers who want to check their exact costs at specific price points. |
| CRE (Energy Regulator) | France's official authority on regulated electricity tariffs. | We used their February 2026 tariff decision to ground our utility cost estimates. We explained how electricity costs depend on subscription level and usage patterns. |
| Le Figaro Immobilier | Major media outlet with transparent department-level price methodology. | We used their Creuse data (€786 per square meter) to identify the cheapest areas. We cross-referenced this with other sources to validate inland pricing. |
| PAP (Particulier à Particulier) | Leading French property listing platform with direct seller data. | We used their Bordeaux suburb pricing to illustrate commuter-belt costs. We relied on their town-by-town breakdowns to show realistic suburban budget ranges. |
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