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
What is happening in Nouvelle-Aquitaine’s real estate market? Are prices on the rise or decline? Is Bordeaux still a prime location for international buyers? How are local government policies shaping real estate taxes and regulations in 2025?
These are the questions we hear every day from professionals, buyers, and sellers across the region, from La Rochelle to Biarritz and beyond. You might be curious about these trends too.
We know this because we stay closely connected with local experts and individuals like you, exploring the Nouvelle-Aquitaine real estate market daily. That’s why we crafted this article: to offer clear answers, insightful analysis, and a comprehensive view of market trends and dynamics.
Our aim is straightforward: to make sure you feel informed and confident about the market without needing to search elsewhere. If you think we missed something or could improve, we’d love to hear your feedback. Feel free to message us with your thoughts, and we’ll strive to enhance this content for you.
1) Gironde will attract more investors as its wine tourism industry grows
The Gironde region is now France's top wine tourism destination, attracting 6.8 million visits annually.
This boom in visitors is sparking increased investor interest as the area's popularity soars. The Gironde Departmental Tourism Committee is heavily investing in wine-related infrastructure, creating the Bordeaux Wine Trip – Irresistible vineyard brand to boost the region's appeal.
One of the standout events is the Bordeaux Wine Festival, held on the left bank of the Garonne River. This festival draws thousands of international visitors, showcasing the region's rich wine culture and enhancing its global reputation.
With such events and initiatives, the Gironde region is becoming a magnet for investors looking to capitalize on the growing wine tourism industry. The ongoing development of wine tourism infrastructure is a testament to the region's commitment to maintaining its status as a premier destination.
Investors are particularly interested in the potential for growth, as the region continues to attract more visitors each year. The combination of cultural events and strategic investments is making Gironde a prime location for property investment.
As the wine tourism industry in Gironde flourishes, the region is poised to see even more interest from investors eager to tap into this thriving market.
Sources: Gironde Tourisme, France.fr, Nouvelle-Aquitaine Tourisme
2) Rural property prices may dip slightly due to depopulation and limited amenities
In some parts of Nouvelle-Aquitaine, property prices are dipping slightly due to fewer people and limited amenities.
Take Charente, for example, where the population dropped from 353,613 in 2021 to 349,856 in 2024. This kind of decrease means less demand for homes, nudging prices down. Haute-Vienne is in a similar boat, with its population shrinking from 375,000 in 2015 to 368,000 in 2021.
People are moving to cities for better jobs and more amenities, leaving rural areas with less demand for housing. This urban migration is a big reason why property prices in the countryside are taking a hit.
Another factor is the aging population in these rural spots. With fewer young families moving in, local economies and property markets are feeling the pinch. This shift is making it tough for rural areas to keep their property values steady.
In Nouvelle-Aquitaine, the trend is clear: urban areas are pulling people away from the countryside. This movement is reshaping the property landscape, with rural areas struggling to keep up.
For potential buyers, this means there might be bargains to be had, but it's crucial to consider the long-term prospects of these areas. Depopulation and limited amenities could impact future property values.
Sources: Connexion France, IZ, Rent a Place in France, Fannie Mae, City Population
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.
3) Bordeaux rental yields will rise as demand for rental properties exceeds supply
Rental yields in Bordeaux are on the rise as the demand for rental properties continues to outstrip supply.
Bordeaux is buzzing with new faces, welcoming about 30,000 fresh residents each year. This influx includes students, professionals, and families, all hunting for places to live. Since 2012, the city's population has jumped by 6%, and it's expected to keep climbing, with 100,000 more people by 2030.
Finding a place to rent in Bordeaux is getting tougher. There's been a 34% drop in available apartments for conventional rental over the past year. This shortage is mainly because new construction isn't keeping up, making it hard for renters to find homes and pushing demand even higher.
Bordeaux isn't just about wine; it's a cultural hotspot and a growing economic hub. This vibrant scene draws in a mix of tenants, from students to young professionals and international residents. This diverse crowd keeps the rental market lively and supports increasing rental yields.
Sources: AICI, GuestReady
4) Virtual reality tours will become more popular, enabling buyers to explore properties from a distance
Virtual reality tours are revolutionizing the real estate market, especially in places like Nouvelle-Aquitaine.
In recent years, over half of French adults have taken a virtual tour, showing a big shift in how homes are viewed. This change is largely because 67% of home buyers want virtual tours when checking out listings. It's a new way to explore homes without leaving your couch.
Globally, the trend towards 3D tours is catching on. For example, from 2020 to 2021, there was a 270% jump in 3D virtual tours for Single-Family Rentals. This isn't just about more people looking; homes with virtual tours are selling for 9% more on average and closing deals 31% faster. Almost half of the buyers are ready to make an offer just from a virtual tour.
Thanks to better VR technology, these tours are now easier and cheaper to access. The price of VR gear has dropped, and in France, the AR & VR market is booming, expected to hit $1,425.0 million by 2024. Real estate agencies are teaming up with tech companies to make these virtual tours even better, making the buying process smoother and more attractive.
5) Stricter short-term rental rules will affect investment property profits in tourist areas
In tourist hotspots like Nouvelle-Aquitaine, France, stricter regulations on short-term rentals are about to shake things up for property investors.
Starting in 2025, tax breaks for non-classified short-term rentals will be slashed, meaning higher taxes and slimmer profit margins for property owners. This change is a big deal because it directly affects how much money you can make from renting out your place to tourists.
On top of that, every short-term rental must be registered online, proving it's your primary residence. This new rule, along with possible fines for not following it, adds more hassle and cost for owners. It's like adding another hoop to jump through just to keep your rental business running smoothly.
Municipalities now have the power to set quotas on vacation rentals, which could mean fewer listings available. This restriction might lead to lower occupancy rates and rental income as tourists find fewer options to choose from. In places like Marseille, the rules are even tougher. Owners might need to buy another property for long-term rental if they want to keep their short-term rental going, which could scare off potential investors.
Energy efficiency is also on the radar. Properties with low energy ratings might not be rentable unless they undergo costly renovations. This could take some properties off the market, further squeezing rental income opportunities. It's a bit like needing to upgrade your car before you can drive it again.
These changes are pushing properties from short-term to long-term rentals, reshaping the investment landscape in tourist areas. Property management companies are already on their toes, figuring out how to navigate this new maze of regulations to stay compliant.
Sources: Short Term Rentalz, Property Guides, Rental Scale-Up
Get fresh and reliable information about the market in Nouvelle-Aquitaine
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
6) Online platforms will simplify the buying process, easing international investment in the region
Online platforms are revolutionizing how international buyers purchase property in the countryside.
In recent years, platforms like Rightmove and My French House have made it incredibly easy for international buyers to explore properties in regions such as Nouvelle-Aquitaine. Rightmove has seen a noticeable increase in international property searches and transactions, showing that more people are using digital tools to buy homes. My French House also offers handy features like virtual tours and digital consultations, making the process smoother and more efficient.
These online tools have truly changed the game for international buyers. Virtual tours allow potential buyers to view properties without needing to travel, which is a huge advantage for those who can't easily hop on a plane. Digital consultations further help buyers make informed decisions, simplifying the whole investment process.
Imagine being able to walk through a charming countryside home from your living room. This is now possible thanks to the growth in virtual tours, which have become a crucial tool for international buyers. These tours offer a realistic view of properties, helping buyers feel more confident in their choices.
Digital consultations are another fantastic feature. They allow buyers to discuss details with real estate agents without being physically present. This means you can get expert advice and make decisions from anywhere in the world, making the buying process much more accessible.
Overall, these online platforms are making it easier than ever for international buyers to invest in countryside properties. The convenience and efficiency of digital tools are transforming the real estate market, opening up new opportunities for buyers worldwide.
Sources: Rightmove, My French House
7) Tax incentives for eco-friendly homes will increase demand for sustainable properties
The French government is making a big push for eco-friendly home renovations with the MaPrimeRénov scheme.
They've added an extra €300 million to this initiative, aiming to renovate 200,000 homes by 2024. By mid-2023, about 90,000 homes had already been upgraded, showing a clear trend towards greener living. This is not just about numbers; it's about a growing movement towards sustainability in everyday life.
More and more homebuyers are looking for properties that help reduce their carbon footprint and use renewable energy. This shift is evident in the real estate market, where there's been a noticeable increase in sales of eco-friendly building materials and technologies. The media has been instrumental in this shift, highlighting the benefits of sustainable homes, like energy efficiency and long-term savings, which has boosted awareness and demand.
Government initiatives are key in this eco-friendly push, with new tax credits for green energy investments making sustainable home construction more appealing. These incentives are not just for show; they make it financially attractive for both builders and buyers to go green. The government's commitment is clear, as eco-friendly housing is now part of national strategies, ensuring these practices are woven into broader policies.
These tax incentives are expected to boost demand for sustainable properties, making them a hot commodity in the market. As more people become aware of the benefits, the demand for eco-friendly homes is likely to keep rising. This is not just a trend; it's a shift towards a more sustainable future.
With these changes, France is setting an example in sustainable living, showing how government support can drive significant change in consumer behavior and the housing market. The focus on eco-friendly homes is not just about saving the planet; it's about creating a better, more sustainable way of living for everyone.
Sources: Connexion France, The Madrona Group, UNCTAD
8) UK buyers will boost their presence in Nouvelle-Aquitaine’s market thanks to favorable exchange rates
UK buyers are increasingly eyeing the Nouvelle-Aquitaine region for property investments.
Back in 2014, there were already 39,000 British residents in this picturesque part of France, and the numbers have been climbing since 1999. This shows a long-standing love affair between UK buyers and Nouvelle-Aquitaine.
One big reason for this interest is the favorable exchange rates between the British pound and the euro. When the pound is strong, buying property in France becomes more affordable for UK buyers, making it a hot topic in economic forecasts.
Looking ahead to 2025, experts predict that these favorable exchange rates will stick around. This is great news for UK buyers hunting for affordable properties in regions like Nouvelle-Aquitaine.
The Royal Institution of Chartered Surveyors (RICS) noted a rise in inquiries and sales in 2024, showing that UK buyers are still keen on French property despite any hiccups in the UK housing market.
With these trends, it's clear that UK buyers will continue to increase their presence in the Nouvelle-Aquitaine market, drawn by both the charm of the region and the financial benefits.
Sources: INSEE, Esales International, Norada Real Estate
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.
9) Updated property tax laws will affect the investment appeal of certain regions
Property tax changes can really sway where investors decide to buy.
Take Paris, for example, where property taxes shot up by 62.7% in 2023. This kind of hike can make the city less appealing to investors because it cuts into their profits. Imagine owning a charming apartment in Montmartre, only to find your returns dwindling due to these increased taxes.
On the other hand, places like Limoges in Nouvelle-Aquitaine, with a property tax rate of just 2.2% in 2023, are catching investors' eyes. Lower taxes here mean better rental yields and overall profitability. Picture a quaint countryside home that not only offers peace but also a solid return on investment.
Historical trends show that when tax rates stay stable or drop, like in Angers, property sales and investments tend to rise. Investors are naturally drawn to areas where they can expect stable or increasing property values without the heavy tax burden. It's like finding a hidden gem that promises growth without the extra cost.
In regions where taxes are low, investors can enjoy higher rental yields, making these areas more attractive. This is especially true in smaller towns where the cost of living is lower, yet the potential for profit remains high.
Changes in property tax laws will influence the attractiveness of certain regions for investment.
Sources: Jumelages Partenariats, Ryan
10) Asian investors will explore Nouvelle-Aquitaine for its cultural heritage and investment potential
Asian investors are eyeing Nouvelle-Aquitaine for its cultural charm and investment opportunities.
In recent years, the French real estate scene has become a hotspot for foreign buyers. International interest is expected to boost the market by 3% in 2025, with Asian investors playing a significant role. This surge is not just about numbers; it's about the allure of France's unique lifestyle and heritage.
Luxury properties are catching the eye of these investors. Sales of homes over €5 million have jumped by 8%, and more than 60% of these are snapped up by international buyers. Nouvelle-Aquitaine, with its upscale offerings, is perfectly positioned to benefit from this trend.
The region's rich history and attractions, like the Château de Pau and Musée des Beaux-Arts de Pau, are magnets for Asian tourists and investors alike. They are drawn not just to the properties but to the cultural experiences that come with them.
Economic growth in Nouvelle-Aquitaine is another draw. With 309 international projects creating or preserving over 7,677 jobs, the region is buzzing with potential. This dynamic environment is a key factor for investors looking for both stability and growth.
Sources: Vendome Property, Business France
11) American buyers will increasingly seek unique and affordable properties in the region
American buyers are increasingly eyeing European properties, especially in places like Nouvelle-Aquitaine.
Thanks to the strong US dollar, Americans find they can get more bang for their buck when buying in France. This favorable exchange rate makes property costs in Nouvelle-Aquitaine particularly appealing.
Nouvelle-Aquitaine isn't just about affordability; it offers a rich cultural and lifestyle experience that stands out. Imagine charming landscapes and historic villages, a refreshing change from the hustle and bustle of Paris.
The rise of remote work has opened doors for Americans to live abroad more easily. This flexibility means they can settle in places like Nouvelle-Aquitaine, where they find a warm community and a laid-back lifestyle, as shared by many American expats.
Social media is buzzing with posts about the region's unique attractions, further enticing American buyers. The picturesque views and cultural richness are often highlighted, making it a hot topic online.
With all these factors combined, it's no wonder that American interest in Nouvelle-Aquitaine is on the rise, as they seek out unique and affordable European properties.
Sources: Côte d'Azur Sotheby's Realty, The Good Life France, eSales International
Don't buy the wrong property, in the wrong area of Nouvelle-Aquitaine
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
12) Bordeaux and other urban centers will experience significant property price hikes due to high demand and limited supply
Bordeaux's property prices are on the rise, with the average price per square meter hitting €4,977 in January 2025.
People are flocking to Bordeaux because of its strong job market. With 189,351 employed residents out of a total population of 260,352, the city is bustling with opportunities. This influx of workers is driving up the demand for housing, and the rental market is thriving as a result.
Finding new land for development in Bordeaux is tough. The city plans to build 50,000 homes over a 550km² area, but urban sprawl and private housing dominance are making it challenging. This limited availability of land is pushing property prices higher as demand continues to outstrip supply.
Bordeaux isn't just about jobs; it's a desirable place to live thanks to its famous wine region and cultural attractions. The city's efforts to improve urbanization and infrastructure are making it even more appealing to newcomers.
Urban centers like Bordeaux are seeing a significant increase in property prices due to high demand and limited supply. The city's charm and opportunities are drawing people in, but the scarcity of land is a real issue.
Sources: Doorfeed, Clement Blanchet, Le Bonbon
13) Rental yields in urban areas will rise slightly as more people relocate to cities for job opportunities
Urban areas in Nouvelle-Aquitaine are seeing a noticeable rise in rental yields as more people move to cities for job opportunities.
In 2023, the region boasted a strong employment rate of 70.7%, which is a magnet for job seekers. Cities like Bordeaux, Bayonne, Limoges, and Poitiers are experiencing significant population growth due to this economic pull.
As these cities grow, the demand for rental properties naturally increases, pushing rental yields higher. The ongoing economic development in these urban centers is a key factor in this trend.
In France, especially in urban areas, the rental market is expected to return to traditional rent growth patterns. This is driven by a mix of reduced supply and sustained demand, particularly in high-demand areas like Bordeaux.
The limited housing supply in these regions is a major contributor to the increase in rental prices. As more people flock to these cities, the competition for available properties intensifies.
Urban areas will likely see a slight increase in rental yields as more people move to cities for job opportunities.
Sources: IZ, eSales International, City Population
14) Nouvelle-Aquitaine will see rising demand for accessible and single-story homes due to an aging population
The aging population in Nouvelle-Aquitaine is driving up the demand for accessible and single-story homes.
By 2030, Nouvelle-Aquitaine will see a significant rise in residents aged 60 and above, which means more people will seek homes that suit their aging needs. This shift is already influencing the real estate market, where there's a noticeable trend towards homes that are easy to navigate.
Older adults in the region have expressed a strong preference for accessible housing. As they age, mobility and comfort become top priorities, making single-story homes particularly appealing. These homes eliminate the hassle of stairs, offering a more convenient living space.
Healthcare data highlights a growing number of mobility-related issues among the elderly in Nouvelle-Aquitaine. This trend emphasizes the importance of homes that can accommodate such health challenges. The construction industry is responding by building more accessible homes, aligning with the needs of this demographic.
In the real estate market, single-story homes are becoming increasingly popular as they cater to the practical needs of an aging population. This demand is not just a trend but a necessity, driven by the changing demographics of the region.
As the population continues to age, the need for homes that offer ease of access and comfort will only grow. This shift is reshaping the housing landscape in Nouvelle-Aquitaine, making it a key consideration for potential property buyers.
Sources: INSEE, Future of Ageing Report
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.
15) Rental yields in rural areas will drop as population density decreases
Rural areas in Nouvelle-Aquitaine are seeing a decline in rental yields due to a drop in population.
Some departments have lost over 4% of their residents between 2015 and 2021, which means fewer people are around to rent homes. This shift is largely because young folks are heading to cities like Bordeaux and Toulouse for better job prospects, leaving rural areas with fewer potential renters.
Schools in these rural communities are also feeling the pinch, with declining enrollments as families with kids move away. This trend paints a clear picture of a shrinking population, which directly impacts the rental market.
Public transport services are being cut back in less populated areas, making it less convenient to live in the countryside. This lack of transport options discourages people from settling in these regions, further reducing the pool of potential renters.
Local government reports often highlight the struggles of shrinking rural economies. As economic opportunities dwindle, so do rental yields, making it a tough market for property investors.
Sources: Connexion France, InfoMigrants, Fannie Mae
16) Properties with adaptable home office spaces will gain popularity as remote work increases
Remote work is becoming a big part of our lives, with 28% of employees globally working from home by 2023.
In France, especially in Nouvelle-Aquitaine, people are looking for homes that fit their new work-from-home lifestyles. Real estate listings in this region now often feature dedicated home office spaces, showing how much buyers value this feature. Many homeowners are even renovating to create these functional spaces, reflecting a shift in what people want in a home.
Homes with dedicated office spaces are becoming more valuable. In Nouvelle-Aquitaine, properties with home offices are in high demand, and this is pushing up their prices. The media is also talking about how important these spaces are, highlighting the need for homes that can handle both work and personal life.
As more companies make remote work a permanent option, the need for homes with flexible spaces is expected to grow. Having a professional environment at home is crucial for staying productive and keeping a good work-life balance.
People are now looking for homes that offer more than just a place to live. They want spaces that can adapt to their work needs, making properties with flexible layouts more appealing. This trend is reshaping the real estate market, especially in areas where remote work is becoming the norm.
In the coming years, we can expect to see even more homes designed with remote work in mind. Properties with flexible spaces for home offices will become more desirable as the way we work continues to evolve.
Sources: Statista, Preferred Office Network, French Property
17) Property prices in Nouvelle-Aquitaine will rise moderately as demand grows in key areas
Nouvelle-Aquitaine is catching the eye of international buyers, making it a hot spot for property investment.
With more people looking to invest or settle in this charming region of France, property prices are on the rise. The picturesque landscapes and vibrant culture are big draws, but there's more to the story.
Government projects are in full swing, boosting regional connectivity and making Nouvelle-Aquitaine even more appealing. Better transportation links mean easier access, which naturally attracts more residents and investors.
There's also a noticeable demographic shift, with more people moving to Nouvelle-Aquitaine. This influx is driving up the demand for housing, as newcomers look for both short-term rentals and permanent homes.
Tourism is booming, adding another layer to the housing demand. Short-term rental markets are thriving, hinting at a growing interest in settling down in the region.
Overall, property prices in Nouvelle-Aquitaine are expected to see a moderate increase as demand continues to rise in key areas.
Source: esalesinternational.com
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.
Related analyses:
- Overview of the current state of the real estate market in Nouvelle-Aquitaine
- Forecasts and predictions for the real estate market in Nouvelle-Aquitaine
- The hottest real estate markets in Nouvelle-Aquitaine
- Why you should consider investing in property in Nouvelle-Aquitaine