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Nouvelle-Aquitaine offers everything from high-yield inland cities like Limoges to trophy coastal markets in Biarritz and Arcachon, making it one of France's most diverse regions for property investment.
In early 2026, mortgage rates have stabilized in the low-3% range, prices are no longer falling nationally, and new energy regulations are reshaping which properties can legally be rented out.
We constantly update this blog post to reflect the latest market conditions, transaction data, and regulatory changes affecting property buyers in Nouvelle-Aquitaine.
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.
What's the Current Real Estate Market Situation by Area in Nouvelle-Aquitaine?
Which areas in Nouvelle-Aquitaine have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Nouvelle-Aquitaine are Le Moulleau-Les Abatilles in Arcachon (around 9,000 euros per square meter), the Saint-Charles and Beaurivage districts in Biarritz (around 7,400 to 9,700 euros per square meter), and the Quinconces-Jardin Public area in Bordeaux (well above the city average of 4,400 euros per square meter).
In these premium neighborhoods of Nouvelle-Aquitaine, typical prices range from 7,000 to 10,000 euros per square meter for apartments, with houses often commanding even higher premiums due to scarcity.
Each of these expensive areas commands top prices for different reasons:
- Le Moulleau-Les Abatilles (Arcachon): direct beach access, pine forest setting, and extreme scarcity of buildable land
- Saint-Charles and Beaurivage (Biarritz): ocean views, walkable historic core, and strong demand from Parisian second-home buyers
- Quinconces-Jardin Public (Bordeaux): 18th-century limestone architecture, park adjacency, and proximity to the Triangle d'Or shopping district
Which areas in Nouvelle-Aquitaine have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Nouvelle-Aquitaine for property buyers are Limoges (around 1,600 euros per square meter for apartments), Poitiers (around 2,200 euros per square meter), and smaller Dordogne towns like Périgueux and Bergerac (typically under 2,000 euros per square meter).
In these budget-friendly areas of Nouvelle-Aquitaine, you can find apartments priced between 1,500 and 2,500 euros per square meter, with houses often available for even less per square meter in peripheral districts.
However, each affordable area in Nouvelle-Aquitaine comes with specific trade-offs: in Limoges districts like Beaubreuil, you may encounter older building stock with poor energy ratings (DPE), while in Poitiers neighborhoods like Les Couronneries, higher tenant turnover is common due to the student population, and in Dordogne towns, resale liquidity can be limited because the buyer pool is smaller.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Nouvelle-Aquitaine Offer the Best Rental Yields?
Which neighborhoods in Nouvelle-Aquitaine have the highest gross rental yields in 2026?
As of early 2026, the neighborhoods in Nouvelle-Aquitaine with the highest gross rental yields are the Centre-Cathédrale area in Limoges (around 6.5% to 8.5%), the Beaulieu campus district in Poitiers (around 5.5% to 7%), and peripheral communes in Bordeaux Métropole like parts of Bastide (around 4% to 5%).
Across Nouvelle-Aquitaine as a whole, typical gross rental yields range from about 2.5% in trophy coastal markets like Biarritz to around 5% in mid-tier cities like Bordeaux, with inland cities like Limoges offering the highest returns.
Here is why these top-yielding neighborhoods in Nouvelle-Aquitaine deliver stronger returns than others:
- Centre-Cathédrale in Limoges: purchase prices around 1,600 euros per square meter combined with rents near 11-12 euros per square meter monthly
- Beaulieu in Poitiers: steady university demand for small units keeps vacancy low despite modest purchase prices
- Bastide in Bordeaux: tram access to central Bordeaux at lower entry prices than left-bank neighborhoods
Finally, please note that we cover the rental yields in Nouvelle-Aquitaine here.
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Which Areas in Nouvelle-Aquitaine Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Nouvelle-Aquitaine perform best on Airbnb in 2026?
As of early 2026, the neighborhoods in Nouvelle-Aquitaine that perform best on Airbnb are Saint-Pierre in Bordeaux (strong year-round city-break demand), Vieux Port-Saint-Nicolas in La Rochelle (port tourism plus island ferry gateway), and Pereire-Ville d'Hiver in Arcachon (heritage appeal with beach proximity).
Top-performing Airbnb properties in these Nouvelle-Aquitaine neighborhoods typically generate between 1,500 and 3,500 euros per month during high season, though annual averages vary significantly based on property quality and seasonality.
Each of these neighborhoods outperforms others for short-term rentals in Nouvelle-Aquitaine for specific reasons:
- Saint-Pierre in Bordeaux: walkable to major attractions like Place de la Bourse, consistent demand from wine tourists year-round
- Vieux Port-Saint-Nicolas in La Rochelle: iconic tower views, departure point for Ile de Ré ferries, and summer festival season
- Pereire-Ville d'Hiver in Arcachon: Belle Epoque villas attract design-conscious travelers willing to pay premium rates
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Nouvelle-Aquitaine.
Which tourist areas in Nouvelle-Aquitaine are becoming oversaturated with short-term rentals?
The three tourist areas in Nouvelle-Aquitaine showing the clearest signs of short-term rental oversaturation are the Biarritz-Bayonne coastal strip in Pays Basque, the historic core of Bordeaux around Saint-Pierre and Chartrons, and prime districts in Arcachon like Ville d'Hiver.
In these oversaturated areas of Nouvelle-Aquitaine, Inside Airbnb data shows dense clustering of listings in walkable historic cores, and the Pays Basque local authority has implemented strict change-of-use requirements that signal political concern about STR concentration.
The clearest indicator of oversaturation in these Nouvelle-Aquitaine areas is not just listing density but active regulatory intervention: the Communauté Pays Basque now requires compensation payments and prior authorization for converting residences to tourist rentals, which typically only happens when local authorities view the market as overheated.
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.
Which Areas in Nouvelle-Aquitaine Are Best for Long-Term Rentals?
Which neighborhoods in Nouvelle-Aquitaine have the strongest demand for long-term tenants?
The neighborhoods in Nouvelle-Aquitaine with the strongest demand for long-term tenants are Saint-Genès-Nansouty in Bordeaux (family and professional demand), Les Minimes in La Rochelle (students plus marina workers), Beaulieu in Poitiers (university campus), and the Centre-Cathédrale area in Limoges (hospital and administrative employees).
In these high-demand neighborhoods of Nouvelle-Aquitaine, well-priced properties in good condition typically rent within two to four weeks, and vacancy rates remain below the regional average thanks to steady tenant pools.
The tenant profiles driving demand differ across these Nouvelle-Aquitaine neighborhoods:
- Saint-Genès-Nansouty in Bordeaux: young professionals and families seeking tram access to the city center
- Les Minimes in La Rochelle: university students and seasonal workers in the marina economy
- Beaulieu in Poitiers: students from the nearby campus seeking affordable small apartments
- Centre-Cathédrale in Limoges: hospital staff and public sector employees valuing walkability
What makes these neighborhoods especially attractive to long-term tenants in Nouvelle-Aquitaine is their combination of public transport access (tram stops in Bordeaux, train stations in La Rochelle and Poitiers) with local amenities like shops, medical facilities, and schools within walking distance.
Finally, please note that we provide a very granular rental analysis in our property pack about Nouvelle-Aquitaine.
What are the average long-term monthly rents by neighborhood in Nouvelle-Aquitaine in 2026?
As of early 2026, average long-term monthly rents in Nouvelle-Aquitaine range from around 11 euros per square meter in Limoges to about 15 euros per square meter in prime Bordeaux and La Rochelle neighborhoods, with Biarritz reaching up to 13 euros per square meter median and higher in premium properties.
In the most affordable neighborhoods of Nouvelle-Aquitaine like peripheral Limoges districts or outer Poitiers, entry-level apartments typically rent for 400 to 600 euros per month for a 40 to 50 square meter unit.
In mid-range neighborhoods of Nouvelle-Aquitaine like Bastide in Bordeaux or Tasdon in La Rochelle, a standard two-bedroom apartment typically rents for 700 to 1,000 euros per month.
In the most expensive neighborhoods of Nouvelle-Aquitaine like Quinconces-Jardin Public in Bordeaux or the hyper-centre of La Rochelle, high-end apartments command 1,200 to 1,800 euros per month for comparable sizes.
You may want to check our latest analysis about the rents in Nouvelle-Aquitaine here.
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Which Are the Up-and-Coming Areas to Invest in Nouvelle-Aquitaine?
Which neighborhoods in Nouvelle-Aquitaine are gentrifying and attracting new investors in 2026?
As of early 2026, the neighborhoods in Nouvelle-Aquitaine that are clearly gentrifying and attracting new investors are Euratlantique-Belcier near Bordeaux's Saint-Jean train station, Bacalan-Bassins à Flot in northern Bordeaux (former industrial waterfront), and Tasdon in La Rochelle (improving access to the historic center).
These gentrifying neighborhoods in Nouvelle-Aquitaine have experienced price appreciation of roughly 3% to 6% annually over recent years, though this has moderated since the 2022 rate shock as the broader market cooled.
Which areas in Nouvelle-Aquitaine have major infrastructure projects planned that will boost prices?
The areas in Nouvelle-Aquitaine with major infrastructure projects most likely to boost property prices are South Bordeaux (Euratlantique zone), the Dax corridor in Landes, and station-adjacent neighborhoods along the future high-speed rail routes.
The key infrastructure project is the GPSO (Grand Projet du Sud-Ouest) high-speed rail program connecting Bordeaux to Toulouse and Bordeaux to Dax, plus the ongoing Euratlantique urban regeneration project transforming 738 hectares around Bordeaux's main train station.
Historically in Nouvelle-Aquitaine, areas that benefited from major transport improvements like the 2017 LGV Paris-Bordeaux connection saw price premiums of 5% to 15% in station-adjacent neighborhoods, though the effect depends on how much travel time actually improves for key buyer demographics.
You'll find our latest property market analysis about Nouvelle-Aquitaine here.
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.
Which Areas in Nouvelle-Aquitaine Should I Avoid as a Property Investor?
Which neighborhoods in Nouvelle-Aquitaine with lots of problems I should avoid and why?
The areas in Nouvelle-Aquitaine that present significant problems for property investors include coastal erosion zones like Lacanau-Océan and Soulac-sur-Mer, heavily regulated short-term rental markets in Biarritz-Bayonne, and older buildings with poor DPE energy ratings across all cities.
Here are the specific problems affecting each of these areas in Nouvelle-Aquitaine:
- Lacanau-Océan and Soulac-sur-Mer: official state studies identify these as high exposure to coastal retreat, creating long-term insurance and resale risk
- Biarritz-Bayonne coastal communes: strict short-term rental regulations require compensation payments and prior authorization, limiting rental income potential
- DPE G-rated buildings regionwide: since January 2025, these properties cannot be rented under new leases, making them effectively non-rentable without major renovation
For these problem areas in Nouvelle-Aquitaine to become viable investments, coastal zones would need long-term government protection guarantees (unlikely), Pays Basque would need to relax its STR rules (also unlikely given housing pressure), and poor-DPE buildings would require renovation budgets of 15,000 to 40,000 euros or more to reach rentable standards.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Nouvelle-Aquitaine.
Which areas in Nouvelle-Aquitaine have stagnant or declining property prices as of 2026?
As of early 2026, the areas in Nouvelle-Aquitaine showing price stagnation or declines include the Biarritz-Bayonne premium market (which surged during 2020-2022 and has since corrected), central Bordeaux (which experienced affordability-driven pullback after the rate shock), and second-home-heavy segments of the Bassin d'Arcachon.
These areas in Nouvelle-Aquitaine experienced price declines of roughly 5% to 10% from their 2022 peaks through 2024, though the decline has now largely stabilized in early 2026 according to national indices.
The underlying causes of price weakness differ by area in Nouvelle-Aquitaine:
- Biarritz-Bayonne: the telework-driven second-home boom of 2020-2022 reversed as buyers returned to offices and rates rose
- Central Bordeaux: affordability hit a ceiling when rates jumped from 1% to 3-4%, pricing out local first-time buyers
- Bassin d'Arcachon premium areas: discretionary vacation home demand is highly rate-sensitive and pulled back sharply
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Which Areas in Nouvelle-Aquitaine Have the Best Long-Term Appreciation Potential?
Which areas in Nouvelle-Aquitaine have historically appreciated the most recently?
The areas in Nouvelle-Aquitaine that appreciated the most over the past five to ten years are the Bassin d'Arcachon (particularly Arcachon and Pyla-sur-Mer), the Basque coast (Biarritz, Anglet, Saint-Jean-de-Luz), and prime central Bordeaux neighborhoods like Chartrons and Saint-Pierre.
Here is the approximate appreciation these top-performing areas in Nouvelle-Aquitaine achieved:
- Le Moulleau-Les Abatilles in Arcachon: prices roughly doubled from 2015 to 2022, reaching around 9,000 euros per square meter
- Biarritz prime districts: appreciation of 60% to 80% over the decade, pushing apartments above 7,000 euros per square meter
- Chartrons in Bordeaux: benefited from the 2017 LGV connection, with appreciation of 40% to 50% from 2015 to 2022
The main driver of above-average appreciation in these Nouvelle-Aquitaine areas was the combination of the 2017 Paris-Bordeaux high-speed rail link (cutting travel time to 2 hours), historically low interest rates through 2021, and the 2020-2021 telework boom that made coastal second homes more attractive to Parisian buyers.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Nouvelle-Aquitaine.
Which neighborhoods in Nouvelle-Aquitaine are expected to see price growth in coming years?
The neighborhoods in Nouvelle-Aquitaine most likely to see price growth in coming years are Euratlantique-Belcier in Bordeaux (ongoing regeneration), Les Minimes and La Genette in La Rochelle (structural supply constraints), and inland value cities like central Poitiers and Limoges (yield-driven repricing).
Here are the projected growth dynamics for these high-potential Nouvelle-Aquitaine neighborhoods:
- Euratlantique-Belcier in Bordeaux: steady 2% to 4% annual growth as new amenities and transport links come online through 2030
- Les Minimes and La Genette in La Rochelle: 2% to 3% annual growth driven by tight supply and persistent rental demand
- Central Poitiers and Limoges: modest 1% to 2% appreciation but strong cash-flow returns compensating for slower capital gains
The single most important catalyst for future price growth in these Nouvelle-Aquitaine neighborhoods is the continued delivery of the Euratlantique urban project in Bordeaux and, further out, progress on the GPSO high-speed rail connections that will improve travel times to Toulouse and the Spanish border.
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 Do Locals and Expats Really Think About Different Areas in Nouvelle-Aquitaine?
Which areas in Nouvelle-Aquitaine do local residents consider the most desirable to live?
The areas in Nouvelle-Aquitaine that local residents consider most desirable to live are Quinconces-Jardin Public and Chartrons in Bordeaux, Les Minimes and La Genette in La Rochelle, and Saint-Charles in Biarritz.
Here is what makes each of these areas most desirable to locals in Nouvelle-Aquitaine:
- Quinconces-Jardin Public in Bordeaux: green space, elegant 18th-century architecture, and top-rated schools nearby
- Chartrons in Bordeaux: village atmosphere with antique shops, wine bars, and Sunday market along the quays
- Les Minimes in La Rochelle: marina lifestyle, sailing schools, and beach access without tourist overcrowding
- La Genette in La Rochelle: quiet residential streets with period houses and quick access to the old port
- Saint-Charles in Biarritz: walkable to beaches and historic center while avoiding the noisiest tourist zones
These locally-preferred areas in Nouvelle-Aquitaine tend to attract established professionals, families with children, and retirees with strong local ties who prioritize quality of life over investment returns.
Local preferences in Nouvelle-Aquitaine generally align with what foreign investors target for premium properties, though locals often favor quieter residential pockets while foreigners focus more on postcard locations with rental potential.
Which neighborhoods in Nouvelle-Aquitaine have the best reputation among expat communities?
The neighborhoods in Nouvelle-Aquitaine with the best reputation among expat communities are Chartrons and Jardin Public in Bordeaux, Saint-Charles and Chiberta-Chambre d'Amour (in neighboring Anglet) on the Basque coast, and the historic core of La Rochelle around Vieux Port.
Here is why expats prefer these neighborhoods over others in Nouvelle-Aquitaine:
- Chartrons in Bordeaux: international schools nearby, English-speaking services, and good flight connections via Bordeaux-Mérignac airport
- Jardin Public in Bordeaux: prestigious address, walking distance to the TGV station for Paris day trips
- Saint-Charles and Chiberta-Chambre d'Amour: surf culture attracts international lifestyle buyers, Spanish border nearby
- Vieux Port in La Rochelle: yachting community, ferry access to islands, and established British expat presence
The expat profiles in these popular Nouvelle-Aquitaine neighborhoods include British and Northern European retirees drawn to the Atlantic coast lifestyle, Parisian second-home owners, and internationally mobile professionals working remotely who chose the region during the pandemic years.
Which areas in Nouvelle-Aquitaine do locals say are overhyped by foreign buyers?
The areas in Nouvelle-Aquitaine that locals commonly say are overhyped by foreign buyers are prime Biarritz (especially Beaurivage and seafront properties), the most expensive streets in Arcachon like Le Moulleau, and certain renovated properties in Bordeaux's Saint-Pierre district.
Here is why locals believe these areas in Nouvelle-Aquitaine are overvalued:
- Biarritz seafront: locals see 8,000+ euros per square meter as unjustified given parking difficulties, winter emptiness, and STR restrictions
- Le Moulleau in Arcachon: prices near 9,000 euros per square meter seem disconnected from actual year-round livability
- Saint-Pierre in Bordeaux: charming but noisy tourist zone where locals would rather live a few streets away for half the price
What foreign buyers typically see in these Nouvelle-Aquitaine areas that locals do not value as highly is the postcard aesthetic and vacation rental potential, while locals prioritize practical concerns like parking, year-round services, and distance from tourist crowds.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Nouvelle-Aquitaine.
Which areas in Nouvelle-Aquitaine are considered boring or undesirable by residents?
The areas in Nouvelle-Aquitaine that residents commonly consider boring or undesirable include car-dependent peripheral housing estates in larger cities, some post-war apartment blocks in outer Limoges like parts of Beaubreuil, and isolated rural communes with limited services.
Here is why residents find these areas of Nouvelle-Aquitaine boring or undesirable:
- Peripheral estates in Bordeaux and La Rochelle: lack of walkable amenities, dependence on cars, and limited nightlife or dining options
- Outer Limoges districts like parts of Beaubreuil: aging building stock, poor energy efficiency, and fewer employment opportunities nearby
- Isolated Dordogne and Charente communes: beautiful landscapes but limited shops, medical facilities, and social activities
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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 |
|---|---|---|
| DGFiP DVF Database | Official government record of all completed property transactions in France. | We used it as ground truth for verifying sale prices and transaction volumes. We cross-checked neighborhood price claims against actual recorded sales. |
| Observatoires des Loyers | Official rent observatory network used by state and local authorities. | We relied on it for median rent levels by zone in Bordeaux, La Rochelle, and Biarritz. We combined these with purchase prices to calculate gross rental yields. |
| INSEE Price Index | Official national statistical release for existing home prices. | We used it to understand where the market sits in the cycle as of early 2026. We avoided over-interpreting local data as broader trends. |
| Immobilier Notaires | Notaries' official portal based on notarized transaction data. | We used it as the primary price anchor for each major city. We cross-checked private indices against this official source. |
| Banque de France | Central bank providing reference data on mortgage rates and credit conditions. | We used it to explain why demand cooled after 2022 and why affordability remains tighter than before. We cited actual rate levels rather than press estimates. |
| Ministry for Ecological Transition | Government source for DPE regulations and short-term rental rules. | We used it to explain the 2025 DPE G rental ban and the new STR compliance framework. We flagged these as key risks for buy-to-let investors. |
| Communauté Pays Basque | Local authority responsible for STR regulations on the Basque coast. | We used it to identify where short-term rentals face the strictest rules. We explained why this affects income projections in Biarritz and Bayonne. |
| DREAL Nouvelle-Aquitaine | Regional environment directorate publishing official climate risk studies. | We used their November 2025 coastal retreat study to identify high-risk zones. We flagged these areas for investors concerned about long-term insurability. |
| GPSO / LNSO Project Portal | Official site for the Bordeaux-Toulouse and Bordeaux-Dax high-speed rail program. | We used it to identify infrastructure-linked appreciation opportunities. We explained which station-adjacent neighborhoods may benefit. |
| Inside Airbnb | Research-grade dataset widely used for short-term rental supply analysis. | We used it to gauge listing density and identify oversaturated markets. We cross-checked against platform-supplied estimates. |
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