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This blog post gives you an honest look at the Nouvelle-Aquitaine real estate market in 2026, including current housing prices, days on market, negotiation margins, and what foreigners need to know before buying.
We update this article regularly to reflect the latest data from official French sources and our own market research.
Whether you are looking at Bordeaux, the Basque coast, or the quieter inland departments, you will find practical answers 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.
How's the real estate market going in Nouvelle-Aquitaine in 2026?
What's the average days-on-market in Nouvelle-Aquitaine in 2026?
As of early 2026, the estimated average days on market for residential properties in Nouvelle-Aquitaine is around 95 days, though this figure varies significantly depending on whether you are looking at Bordeaux, the coast, or the inland areas.
The realistic range of days on market for most typical listings in Nouvelle-Aquitaine spans from about 70 days for well-priced apartments in central Bordeaux to 140 days or more for rural homes in departments like Creuse or Dordogne hinterland.
Compared to one or two years ago, properties in Nouvelle-Aquitaine are now selling a bit faster in prime locations because buyers who were waiting on the sidelines have returned as mortgage rates have eased, but inland and renovation-heavy homes still take longer than they did during the peak market of 2021 and 2022.
Are properties selling above or below asking in Nouvelle-Aquitaine in 2026?
As of early 2026, properties in Nouvelle-Aquitaine are typically selling below asking price, with an average negotiated discount of around 7% off the last listed price.
In most cases, fewer than 10% of properties in Nouvelle-Aquitaine sell above asking, and this happens almost exclusively in prime micro-locations like central Biarritz or Bordeaux's Chartrons district where stock is scarce and well-priced, though we consider this estimate moderately confident given the lack of granular official data on bidding wars.
The property types and neighborhoods most likely to see above-asking sales in Nouvelle-Aquitaine are small, energy-efficient apartments in walkable Bordeaux neighborhoods like Saint-Pierre or Chartrons, as well as turnkey coastal homes in the Basque Country where buyer competition remains strong despite broader market softness.
By the way, you will find much more detailed data in our property pack covering the real estate market in Nouvelle-Aquitaine.
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 kinds of residential properties can I realistically buy in Nouvelle-Aquitaine?
What property types dominate in Nouvelle-Aquitaine right now?
The estimated breakdown of residential property types available for sale in Nouvelle-Aquitaine in 2026 is roughly 45% detached houses, 25% urban apartments, 20% townhouses and village houses, and the remaining 10% split between coastal apartments, rural character properties, and luxury villas.
Detached houses represent the largest share of the Nouvelle-Aquitaine market because most of the region outside Bordeaux is low-density suburban or rural territory where standalone homes have historically been the preferred housing type.
This dominance of detached houses became so prevalent in Nouvelle-Aquitaine because much of the region developed during periods when land was affordable and families prioritized private gardens and space, a pattern reinforced by the strong second-home culture along the coast and in the countryside.
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?
Are new builds widely available in Nouvelle-Aquitaine right now?
The estimated share of new-build properties among all residential listings in Nouvelle-Aquitaine is relatively low, probably around 10 to 15%, because the construction cycle has been weak with permits and starts down significantly in recent years.
As of early 2026, the neighborhoods and districts in Nouvelle-Aquitaine with the highest concentration of new-build developments include Bordeaux's La Bastide on the right bank, the Euratlantique district near Gare Saint-Jean, the Le Lac area north of Bordeaux, and parts of the Bayonne and Anglet corridor in the Basque Country.
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Which neighborhoods are improving fastest in Nouvelle-Aquitaine in 2026?
Which areas in Nouvelle-Aquitaine are gentrifying in 2026?
As of early 2026, the top neighborhoods in Nouvelle-Aquitaine showing the clearest signs of gentrification are Bacalan and Bassins à flot in northern Bordeaux, La Bastide on the right bank of the Garonne, parts of Saint-Michel in central Bordeaux, Saint-Esprit in Bayonne near the train station, and the La Pallice and Les Minimes areas in La Rochelle.
In these gentrifying areas of Nouvelle-Aquitaine, you can see visible changes like the conversion of old wine warehouses into loft apartments in Bacalan, the arrival of specialty coffee shops and natural wine bars replacing traditional cafes, new tramway extensions improving connectivity, and a noticeable shift from working-class and immigrant families to young professionals and remote workers relocating from Paris.
Over the past two to three years, gentrifying neighborhoods in Nouvelle-Aquitaine have seen estimated price appreciation of around 10 to 20%, with Bacalan and La Bastide in Bordeaux at the higher end of that range, though gains have moderated recently as the broader market cooled.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Nouvelle-Aquitaine.
Where are infrastructure projects boosting demand in Nouvelle-Aquitaine in 2026?
As of early 2026, the top areas in Nouvelle-Aquitaine where major infrastructure projects are boosting housing demand are the rail corridors around Bordeaux that will benefit from the RER Métropolitain upgrades, especially towns and suburbs with stations on the developing regional commuter network.
The specific infrastructure projects driving demand in Nouvelle-Aquitaine include the Bordeaux RER Métropolitain regional rail improvement program, tramway extensions in the Bordeaux metro area, and ongoing urban renewal around Gare Saint-Jean and the Euratlantique development zone.
The estimated timeline for completion of these major Nouvelle-Aquitaine infrastructure projects varies, with the first phases of the RER Métropolitain network improvements expected between 2026 and 2028, though full buildout will extend beyond that horizon.
In Nouvelle-Aquitaine, the typical price impact on nearby properties is modest at announcement (often 3 to 5% if anything) but can reach 10 to 15% once a transit line or station actually opens and commuting times demonstrably improve, based on patterns seen with earlier Bordeaux tramway extensions.
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What do locals and insiders say the market feels like in Nouvelle-Aquitaine?
Do people think homes are overpriced in Nouvelle-Aquitaine in 2026?
As of early 2026, the general sentiment among locals and market insiders is that homes in Nouvelle-Aquitaine are still somewhat overpriced for properties that have not adjusted from peak 2021 to 2022 valuations, while well-located and energy-efficient homes are now seen as fairly priced given strong underlying demand.
When locals argue homes are overpriced in Nouvelle-Aquitaine, they typically cite the gap between asking prices and actual sale prices (often 7 to 10%), the large number of listings for energy-inefficient homes that require costly renovations, and the fact that salaries in the region have not kept pace with the price run-up of the past decade.
Those who believe prices are fair in Nouvelle-Aquitaine commonly point to the region's strong quality of life, consistent net in-migration from Paris and other regions, limited new construction keeping supply tight, and favorable comparisons to even more expensive coastal markets in Provence or the Riviera.
The price-to-income ratio in Nouvelle-Aquitaine is elevated compared to national averages, with Bordeaux and coastal areas requiring roughly 8 to 10 years of median household income to buy a typical home, versus around 6 to 7 years nationally, though inland departments like Creuse remain much more affordable.
What are common buyer mistakes people regret in Nouvelle-Aquitaine right now?
The most frequently cited buyer mistake in Nouvelle-Aquitaine is underestimating the cost and complexity of renovating older stone homes, especially when the property has a poor energy rating (DPE F or G), because renovation budgets often double and timelines stretch far beyond initial estimates.
The second most common mistake buyers regret in Nouvelle-Aquitaine is purchasing a property in a seasonal second-home market like the Basque coast or Arcachon basin expecting year-round rental income, only to discover that demand drops sharply outside summer and local regulations increasingly restrict short-term rentals.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Nouvelle-Aquitaine.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Nouvelle-Aquitaine.
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How easy is it for foreigners to buy in Nouvelle-Aquitaine in 2026?
Do foreigners face extra challenges in Nouvelle-Aquitaine right now?
The estimated overall difficulty level foreigners face when buying property in Nouvelle-Aquitaine is moderate, because while there are no legal restrictions on foreign ownership, the practical hurdles around banking, notary compliance, and paperwork coordination are real and can slow transactions significantly.
In terms of specific legal restrictions, foreigners buying in Nouvelle-Aquitaine face no ownership bans or permit requirements for residential property, but they must comply with strict anti-money laundering checks that require documented proof of funds, and the notary will scrutinize the origin of any transferred capital.
The most common practical challenges foreigners encounter in Nouvelle-Aquitaine include navigating the all-French documentation chain without fluent language skills, coordinating signatures and bank transfers across time zones, understanding the role of the notary (who represents the state, not the buyer), and getting used to the slower pace of French administrative processes compared to markets like the UK or US.
We will tell you more in our blog article about foreigner property ownership in Nouvelle-Aquitaine.
Do banks lend to foreigners in Nouvelle-Aquitaine in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Nouvelle-Aquitaine, but banks apply stricter underwriting criteria for non-residents, typically requiring larger down payments and more extensive documentation than they would for French residents.
Foreign buyers in Nouvelle-Aquitaine can typically expect loan-to-value ratios of 50 to 70% (compared to 80 to 85% for residents), with fixed interest rates currently around 3.3 to 4% for 20-year terms depending on borrower profile and the bank's appetite for non-resident lending.
Banks in Nouvelle-Aquitaine typically demand from foreign applicants certified translations of income documents, at least two to three years of tax returns, proof of existing property ownership in another country, a French bank account, and sometimes a requirement to deposit several months of mortgage payments upfront as additional security.
You can also read our latest update about mortgage and interest rates in France.
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.
How risky is buying in Nouvelle-Aquitaine compared to other nearby markets?
Is Nouvelle-Aquitaine more volatile than nearby places in 2026?
As of early 2026, Nouvelle-Aquitaine shows moderate price volatility overall, less sharp than Toulouse or Montpellier in neighboring Occitanie where growth has been faster and corrections can be steeper, but more segmented than Pays de la Loire because of the strong second-home and tourism influence in coastal departments.
Over the past decade, Nouvelle-Aquitaine experienced strong price growth through 2022 (with Bordeaux rising around 40 to 50% over ten years), followed by a correction of roughly 5 to 10% during 2023 and 2024, which is broadly in line with or slightly milder than Toulouse and less dramatic than the swings seen in some Paris suburbs.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Nouvelle-Aquitaine.
Is Nouvelle-Aquitaine resilient during downturns historically?
The estimated historical resilience of Nouvelle-Aquitaine property values during past economic downturns is moderate to good in prime locations, with Bordeaux city center and the Basque coast holding up better than thin-liquidity rural areas or renovation-heavy stock.
During the most recent major downturn following the 2023 rate shock, property prices in Nouvelle-Aquitaine dropped by roughly 5 to 10% depending on segment, with recovery beginning in late 2024 and early 2025 as mortgage rates eased, meaning the correction lasted about 18 to 24 months before stabilization.
The property types and neighborhoods in Nouvelle-Aquitaine that have historically held value best during downturns are small apartments in central Bordeaux near transit and universities, turnkey homes in prime Basque coast towns like Biarritz and Saint-Jean-de-Luz, and properties with good energy ratings (DPE A to D) that do not require costly upgrades.
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How strong is rental demand behind the scenes in Nouvelle-Aquitaine in 2026?
Is long-term rental demand growing in Nouvelle-Aquitaine in 2026?
As of early 2026, long-term rental demand in Nouvelle-Aquitaine is growing steadily in the main employment and student hubs like Bordeaux, while remaining flat or mixed in smaller towns and rural areas where population is stable or declining.
The tenant demographics driving long-term rental demand in Nouvelle-Aquitaine are primarily university students (Bordeaux has over 130,000 higher education students), young professionals attracted by the region's quality of life and remote work options, and families relocating from Paris and other expensive metros.
The neighborhoods in Nouvelle-Aquitaine with the strongest long-term rental demand right now are central Bordeaux districts like Chartrons, Saint-Pierre, and Victoire near the universities, as well as well-connected suburbs along the tramway lines and the inner ring of Bordeaux Métropole.
You might want to check our latest analysis about rental yields in Nouvelle-Aquitaine.
Is short-term rental demand growing in Nouvelle-Aquitaine in 2026?
The regulatory changes currently affecting short-term rental operations in Nouvelle-Aquitaine include the 2024 Le Meur law which reduced tax benefits for unclassified rentals, lowered the maximum rental period for primary residences from 120 to 90 days in tense zones, and introduced energy performance requirements that ban properties rated G from short-term rental starting in 2025.
As of early 2026, short-term rental demand in Nouvelle-Aquitaine remains strong in peak season for coastal destinations like Biarritz, Arcachon, and La Rochelle, but growth has moderated as stricter regulations push some hosts out of the market and reduce overall supply.
The current estimated average occupancy rate for short-term rentals in Nouvelle-Aquitaine varies widely, with coastal and Bordeaux properties typically achieving 45 to 55% annual occupancy, though this masks strong seasonality with peaks above 80% in July and August and troughs below 30% in winter.
The guest demographics driving short-term rental demand in Nouvelle-Aquitaine are predominantly French domestic tourists (especially Parisians) during summer holidays, European visitors from the UK, Spain, and Germany, and increasingly digital nomads and remote workers seeking extended stays in wine country or by the coast.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Nouvelle-Aquitaine.
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 are the realistic short-term and long-term projections for Nouvelle-Aquitaine in 2026?
What's the 12-month outlook for demand in Nouvelle-Aquitaine in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in Nouvelle-Aquitaine is cautiously positive, with transactions expected to increase modestly and prices for well-located, energy-efficient homes likely to firm up while distressed and renovation-heavy stock continues to lag.
The key economic and political factors most likely to influence demand in Nouvelle-Aquitaine over the next 12 months are the trajectory of mortgage rates (which have eased but remain sensitive to ECB policy), the usury ceiling set by Banque de France that can constrain lending even when banks want to approve loans, and any further tightening of energy efficiency rules that affect resale of older homes.
The forecasted price movement for Nouvelle-Aquitaine over the next 12 months is a modest increase of around 1 to 3% for good-quality homes in prime locations, with flat to slightly negative movement for energy-inefficient properties and inland rural areas where buyer pools remain thin.
By the way, we also have an update regarding price forecasts in France.
What's the 3 to 5 year outlook for housing in Nouvelle-Aquitaine in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Nouvelle-Aquitaine is balanced but positive, with likely winners being Bordeaux transit corridors, prime coastal micro-markets, and university-driven rental nodes, while inland rural areas and energy-poor stock are expected to lag.
The major development projects and urban plans expected to shape Nouvelle-Aquitaine over the next 3 to 5 years include the continued rollout of the Bordeaux RER Métropolitain regional rail network, ongoing densification and urban renewal in the Euratlantique zone, and infrastructure improvements connecting Bordeaux to the Basque coast.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Nouvelle-Aquitaine is the evolution of mortgage rates and credit availability, because if financing conditions tighten again due to inflation or ECB policy shifts, transaction volumes and prices could stall or reverse even in otherwise healthy submarkets.
Are demographics or other trends pushing prices up in Nouvelle-Aquitaine in 2026?
As of early 2026, demographic trends are having a moderately positive impact on housing prices in Nouvelle-Aquitaine, primarily because the region continues to attract net in-migration while new construction remains constrained.
The specific demographic shifts most affecting prices in Nouvelle-Aquitaine are the steady flow of families and professionals relocating from Paris and the north of France (attracted by quality of life and the TGV connection), an aging population that is holding onto properties longer, and international buyers (especially from Belgium, Germany, and the UK) seeking second homes or retirement properties.
Beyond demographics, the non-demographic trends also pushing prices in Nouvelle-Aquitaine include the rise of remote work which has made the region accessible to Parisian salaries, the strong second-home culture along the coast and in wine country, and investment flows into turnkey rental properties in Bordeaux driven by institutional and small-scale investors.
These demographic and trend-driven price pressures in Nouvelle-Aquitaine are expected to continue for at least the next 5 to 10 years, because the region's lifestyle appeal is structural rather than cyclical, though the pace of price growth will depend heavily on credit conditions and how effectively new supply comes to market.
What scenario would cause a downturn in Nouvelle-Aquitaine in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Nouvelle-Aquitaine is a renewed credit squeeze, where mortgage rates rise sharply again or banks tighten lending criteria in response to economic stress, choking off buyer access and forcing transaction volumes down.
The early warning signs that would indicate such a downturn is beginning in Nouvelle-Aquitaine include a sharp drop in preliminary sales agreements (avant-contrats) tracked by notaries, widening negotiation discounts beyond the current 7% average, a buildup of unsold inventory especially among energy-inefficient homes, and banks pulling back from non-resident or higher-risk lending.
Based on historical patterns, a potential downturn in Nouvelle-Aquitaine could realistically see prices decline by 10 to 15% from peak in the most affected segments (rural, renovation-heavy, poor DPE), with prime Bordeaux and coastal locations likely to correct less severely (5 to 10%) before stabilizing, consistent with how the 2023 to 2024 correction played out.
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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 it's authoritative | How we used it |
|---|---|---|
| INSEE Nouvelle-Aquitaine Regional Profile | INSEE is France's official national statistics agency, so this is the baseline for demographic and housing data about the region. | We used it for the region's population structure, housing stock breakdown, and tourism indicators that influence buyer and rental demand. We also used it to identify which cities have structural demand versus purely cyclical interest. |
| INSEE Old Homes Price Index (Q3 2025) | This is the official, regularly updated INSEE release tied to the Notaires-INSEE price index system. | We used it to anchor the national turning point showing prices stabilizing and edging up again. We then translated that into a 2026 momentum view specific to Nouvelle-Aquitaine. |
| Notaires de France Market Report | Notaires de France reflects actual notarized transactions, not just listings or opinions, making it highly reliable for market cycle data. | We used it for market cycle context including transaction volumes and leading indicators from pre-contracts. We also used it as the official triangulation point against private portal data. |
| DVF Explorer (Government Transaction Data) | DVF is a government-backed transaction dataset showing actual sale prices, accessible via the official French open-data portal. | We used it as a reality check on what properties are actually selling for across departments in Nouvelle-Aquitaine. We also used it to sanity-check the price spread between major metros, coast, and inland areas. |
| Banque de France Usury Rate Ceiling | Banque de France is the central bank, and usury ceilings directly affect mortgage availability by setting legal maximum rates. | We used it to explain credit constraints and what banks legally cannot exceed. We also used it to frame why financing conditions can tighten or loosen even when buyers are motivated. |
| Notaires.fr Foreign Buyer Guide | Notaires.fr is the official notarial information portal and reflects actual legal practice for property transactions. | We used it to explain the purchase process and practical friction points for foreigners. We also used it to anchor provenance of funds requirements and compliance checks as non-negotiable steps. |
| Observatoires des Loyers Bordeaux | This is the official rent observatory network using standardized methodology to track actual rents paid, not just asking rents. | We used it to anchor long-term rental pricing with observed rents rather than advertised listings. We also used it to compare official rent reality versus what portals show. |
| Gironde Prefecture Rent Control Info | A prefecture page is a direct state source for what rules actually apply in a given area. | We used it to confirm that rent control is in force in Bordeaux and since when. We also used it to translate that into how it changes landlord strategy and yield expectations. |
| Bordeaux Métropole RER Project | This is the official metro authority describing major transport upgrades that will affect commuting patterns. | We used it to identify where commuting times should improve and which zones may see demand uplift. We also used it to pick neighborhood examples that benefit from better rail connections. |
| INSEE Second Homes in Nouvelle-Aquitaine | This is an INSEE regional publication with concrete counts and shares of second homes by department. | We used it to explain the coast-and-countryside second-home effect on prices and seasonality. We also used it to flag where rental markets can be structurally distorted by tourism. |
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