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As of 2026, housing prices in the South West France are still very mixed, with affordable inland towns on one side and expensive coastal markets on the other.
In this article, we look at current housing prices in the South West France, including average prices, price per square meter, neighborhoods, property types, and buying costs.
We constantly update this blog post so that the South West France property prices shown here stay as close as possible to the latest available data.
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 the South West France.
Insights
- The median housing price in the South West France in 2026 is around €245,000, but this figure hides a very wide gap between inland towns and coastal hotspots.
- The average housing price in the South West France in 2026 is closer to €315,000 because luxury homes in Biarritz, Arcachon, La Rochelle and Bordeaux pull the average upward.
- A typical South West France home costs around €2,560 per square meter in 2026, but prime coastal areas can easily go above €8,000 per square meter.
- Listed property prices in the South West France are usually 4% to 7% higher than final sale prices, with bigger discounts on homes needing renovation.
- Inland towns such as Limoges, Tarbes, Agen and Carcassonne still offer real entry-level property options below €150,000 in 2026.
- Biarritz, Arcachon, Saint-Jean-de-Luz and prime La Rochelle are the most expensive lifestyle markets in the South West France.
- New-build homes in the South West France usually cost about 10% to 20% more than older homes, mainly because of energy standards and lower repair needs.
- For an existing home, buyers in the South West France should usually add 8% to 11% on top of the purchase price before renovation costs.
- Compared with 2016, residential property in the South West France is roughly one-third more expensive in euros, with the strongest growth in coastal and lifestyle areas.
What is the average housing price in the South West France in 2026?
The median housing price is usually more useful than the average housing price in the South West France because a few expensive coastal villas can make the average look higher than what most buyers actually pay.
We are writing this as of 2026, using the latest data collected from official, notarial and property-market sources that we manually double checked.
In 2026, the median housing price in the South West France is about €245,000, which is about $284,000 and also €245,000 in local currency. The average housing price in the South West France in 2026 is about €315,000, which is about $365,000 and also €315,000.
For about 80% of residential properties in the South West France in 2026, a realistic price range is €115,000 to €650,000, or about $133,000 to $752,000.
A realistic entry range in the South West France in 2026 is €85,000 to €150,000, or about $98,000 to $174,000, which can buy an older apartment in Limoges, Tarbes, Béziers, Agen, Alès, Carcassonne, or an inland property in Dordogne or Charente.
A realistic luxury range in the South West France in 2026 is €900,000 to more than €2,500,000, or about $1.04 million to more than $2.89 million, which can buy a renovated villa in Biarritz, Arcachon, Saint-Jean-de-Luz, La Rochelle or a premium Bordeaux townhouse.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in the South West France.
Are the South West France property listing prices close to the actual sale price in 2026?
In 2026, listed property prices in the South West France are usually about 4% to 7% above the final sale price, with a central estimate close to 5.5%.
The gap exists because sellers often start with ambitious asking prices, while buyers negotiate harder when mortgage rates, renovation costs or poor energy ratings reduce the real buying budget. The biggest gaps are usually found in inland towns and renovation-heavy homes, while rare coastal homes in Biarritz, Arcachon, Saint-Jean-de-Luz and prime La Rochelle often have smaller discounts.
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What is the price per sq m or per sq ft for properties in the South West France in 2026?
As of 2026, the median housing price in the South West France is about €2,560 per square meter, or about $2,963 per square meter, which equals about €238 per square foot or $275 per square foot. The average housing price in the South West France is about €2,900 per square meter, or about $3,356 per square meter, which equals about €269 per square foot or $312 per square foot.
The highest prices per square meter in the South West France are usually paid for small prime apartments, waterfront apartments and central historic homes, while the lowest prices per square meter are usually paid for large inland houses or homes needing major renovation.
The highest price ranges are found in Biarritz, Arcachon, Saint-Jean-de-Luz, La Rochelle, Bordeaux, Toulouse and Montpellier, where good locations often range from €3,500 to more than €10,000 per square meter. The lowest ranges are found in inland areas such as Creuse, Haute-Vienne, Aveyron, Ariège, Lot, Tarn and Aude, where many homes range from €900 to €1,600 per square meter.
How have property prices evolved in the South West France?
Compared with one year ago, property prices in the South West France are broadly flat in nominal terms in 2026, with our best estimate close to 0%. In real life, this means buyers have not seen a large price fall, but inflation has still made the market slightly cheaper in purchasing-power terms.
Compared with two years ago, property prices in the South West France are slightly weaker or broadly stable in many inland and ordinary urban markets, while prime coastal homes have held up better. The main reason is simple: higher borrowing costs reduced budgets, but scarce lifestyle areas still attracted buyers with stronger cash positions.
By the way, we’ve written a blog article detailing the latest updates on property price variations in France.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in the South West France.
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How do prices vary by housing type in the South West France in 2026?
In 2026, the South West France residential market is roughly 45% detached and semi-detached houses, 38% apartments, 7% townhouses, 4% villas and coastal houses, 4% rural homes and farmhouses, and 2% new-build apartments, because the region combines rural areas, big cities and expensive coastal markets.
In the South West France in 2026, detached and semi-detached houses average around €285,000, or $330,000, while apartments average around €235,000, or $272,000. Townhouses average around €360,000, or $417,000, rural homes around €220,000, or $255,000, new-build apartments around €310,000, or $359,000, and villas or coastal houses often average around €950,000, or $1.10 million.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in the South West France?
- How much should you pay for lands in the South West France?
How do property prices compare between existing and new homes in the South West France in 2026?
In 2026, new-build homes in the South West France usually cost about 10% to 20% more than existing homes, with a practical central estimate near 14%.
This price premium exists because new homes usually have better energy performance, fewer immediate repair needs, modern layouts, parking or lifts, although a renovated old home in a prime historic center can still cost more than an ordinary new-build home.
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How do property prices vary by neighborhood in the South West France in 2026?
Bordeaux neighborhoods such as Chartrons, Saint-Seurin and Fondaudège mostly offer apartments, townhouses and family homes, with many good properties ranging from about €350,000 to €850,000, or $405,000 to $984,000. Prices are high because these areas offer central living, schools, restaurants, tram access and strong long-term demand.
Toulouse neighborhoods such as Carmes, Saint-Etienne and Rangueil offer a wide mix of central apartments, student flats and commuter-friendly homes, with many properties ranging from about €160,000 to €700,000, or $185,000 to $810,000. The most central streets are expensive, while areas linked to universities and transport stay more accessible.
Biarritz neighborhoods such as Front de Mer, Saint-Charles and Golf are mainly luxury coastal markets, with many properties ranging from about €600,000 to more than €2.5 million, or $694,000 to more than $2.89 million. Prices are high because the Basque Coast has limited supply, strong lifestyle demand and international recognition.
You will find a much more detailed analysis by areas in our property pack about the South West France. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area | Market label | Typical total price | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Bordeaux, Chartrons | Popular, expat, lifestyle | €350k-€750k / $405k-$868k | €4,700-€6,200 / $5,439-$7,175 | €437-€576 / $505-$667 |
| Bordeaux, Saint-Seurin and Fondaudège | Family, central | €380k-€850k / $440k-$984k | €4,800-€6,400 / $5,555-$7,407 | €446-€595 / $516-$688 |
| Toulouse, Carmes and Saint-Etienne | Premium central | €300k-€700k / $347k-$810k | €5,200-€5,900 / $6,018-$6,828 | €483-€548 / $559-$634 |
| Toulouse, Rangueil and Sauzelong | Student, commute | €160k-€420k / $185k-$486k | €3,300-€3,900 / $3,819-$4,514 | €307-€362 / $355-$419 |
| Montpellier, Port Marianne | Modern, commute | €260k-€650k / $301k-$752k | €4,400-€5,300 / $5,092-$6,135 | €409-€492 / $473-$570 |
| Montpellier, Boutonnet and Arceaux | Family, central | €280k-€700k / $324k-$810k | €4,100-€4,700 / $4,745-$5,439 | €381-€437 / $441-$505 |
| Biarritz, Front de Mer | Luxury, coastal | €700k-€2.5m+ / $810k-$2.89m+ | €8,500-€11,000+ / $9,837-$12,730+ | €790-€1,022+ / $914-$1,183+ |
| Biarritz, Saint-Charles and Golf | Luxury, lifestyle | €600k-€1.8m / $694k-$2.08m | €7,200-€9,500 / $8,333-$10,994 | €669-€883 / $774-$1,021 |
| La Rochelle, Les Minimes | Coastal, rental, student | €280k-€750k / $324k-$868k | €4,800-€6,300 / $5,555-$7,291 | €446-€585 / $516-$677 |
| La Rochelle, Fétilly and La Genette | Family, quiet | €350k-€850k / $405k-$984k | €4,500-€6,000 / $5,208-$6,944 | €418-€557 / $484-$645 |
| Pau, Centre and Trespoey | Value, Pyrenees, lifestyle | €170k-€450k / $197k-$521k | €2,200-€3,400 / $2,546-$3,935 | €204-€316 / $237-$366 |
| Limoges, Centre and Emailleurs | Entry, affordable | €90k-€260k / $104k-$301k | €1,200-€2,000 / $1,389-$2,315 | €111-€186 / $129-$215 |
How much more do you pay for properties in the South West France when you include renovation work, taxes, and fees?
In 2026, buyers in the South West France should usually add 8% to 11% on top of the purchase price for a clean existing home, 13% to 20% with light renovation, and 25% to 45% or more with heavy renovation.
For a property bought around $200,000, or about €173,000, a buyer should often expect about €15,000 to €19,000 in acquisition costs before renovation. If the home needs light work, the total budget can easily move toward €195,000 to €210,000, or about $226,000 to $243,000.
For a property bought around $500,000, or about €432,000, a buyer should often add about €35,000 to €48,000 for acquisition costs on an existing home. With light updates, furniture and basic technical fixes, the total budget can quickly move toward €500,000 to €540,000, or about $579,000 to $625,000.
For a property bought around $1,000,000, or about €864,000, a buyer should often add about €70,000 to €95,000 in acquisition costs before any works. If the property needs medium renovation, the all-in budget can pass €1 million, or about $1.16 million, quite easily.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in the South West France
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Transfer taxes and notary acquisition costs, old home | Fees and taxes | Usually 7% to 8.5% of the purchase price, or about €7,000 to €8,500 per €100,000 bought. In dollars, this is about $8,100 to $9,800 per €100,000. This is the biggest extra cost for most buyers of existing homes. |
| Notary acquisition costs, new home | Fees and taxes | Usually 3% to 4% of the purchase price, or about €3,000 to €4,000 per €100,000 bought. In dollars, this is about $3,500 to $4,600 per €100,000. New-build fees are lower because the tax structure is different. |
| Agency fee, when paid by the buyer | Transaction cost | Often 3% to 6% of the purchase price, or about €3,000 to €6,000 per €100,000 bought. In dollars, this is about $3,500 to $6,900 per €100,000. Many listings include the fee, but buyers should always check. |
| Light renovation | Renovation | Often €300 to €700 per square meter, or about $347 to $810 per square meter. This usually covers paint, flooring, simple kitchen updates and small bathroom improvements. It does not usually cover structural work. |
| Medium renovation | Renovation | Often €700 to €1,200 per square meter, or about $810 to $1,389 per square meter. This can include more serious kitchen, bathroom, heating or electrical updates. The final cost depends heavily on the condition of the building. |
| Heavy renovation | Renovation | Often €1,200 to more than €2,000 per square meter, or about $1,389 to more than $2,315 per square meter. This can include roof work, insulation, layout changes, structural repairs or full technical upgrades. Older rural homes can fall into this category quickly. |
| Survey, diagnostics review and technical checks | Due diligence | Usually €500 to €2,000, or about $579 to $2,315. This helps buyers understand energy ratings, asbestos, termites, electricity, roof condition and other issues. It is especially useful for older homes. |
| Furniture and move-in setup | Move-in | Often €5,000 to €25,000, or about $5,787 to $28,933. A small apartment may need much less, while a family home or furnished rental project can need more. This is easy to forget when comparing purchase prices. |
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 properties can you buy in the South West France in 2026 with different budgets?
With $100,000, or about €86,000, the South West France market is limited but real: you may find an existing 30 to 40 square meter studio in Limoges Centre, a small 60 to 80 square meter village house in inland Ariège or Aude, or an older 35 to 45 square meter apartment in Béziers or Tarbes.
With $200,000, or about €173,000, you may find an existing 60 to 70 square meter two-bedroom apartment in Pau Centre, a 90 to 120 square meter existing house in Dordogne, Charente or Lot-et-Garonne, or a comfortable 65 to 85 square meter apartment in Carcassonne, Agen or Albi.
With $300,000, or about €259,000, you may find an existing 60 to 70 square meter two-bedroom apartment in Toulouse Rangueil or near Saint-Cyprien, an existing 60 to 70 square meter apartment in Montpellier Figuerolles or Aiguerelles, or a renovated 120 to 160 square meter inland house in Dordogne or Tarn.
With $500,000, or about €432,000, you may find an existing 75 to 90 square meter family apartment near Bordeaux Saint-Seurin or Chartrons, a 100 to 125 square meter house in Toulouse suburbs such as Colomiers or Tournefeuille, or a 70 to 100 square meter home in La Rochelle, Anglet or Bayonne.
With $1,000,000, or about €864,000, you may find a premium 110 to 140 square meter apartment in Bordeaux Chartrons or Jardin Public, a 100 to 140 square meter house in La Rochelle or near Île de Ré, or an 80 to 110 square meter apartment or smaller house in Biarritz, Anglet or Saint-Jean-de-Luz.
With $2,000,000, or about €1.73 million, there is a strong luxury market in the South West France: you may find a renovated 150 to 220 square meter villa in Biarritz Saint-Charles or Golf, a high-end house in Arcachon or the Cap-Ferret area, or a large townhouse in premium Bordeaux or La Rochelle.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.
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 the South West France, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why we trust it | How we used it |
|---|---|---|
| DGFiP / data.gouv.fr, Demandes de valeurs foncières | This is the French government’s official transaction database based on notarial deeds and cadastral records. | We used it as the main reference for actual closed-sale logic. We also used it to sanity-check the gap between asking prices and final transaction prices. |
| Service-public.fr, DVF explanation | Service-public.fr is the French government’s official public-service information portal. | We used it to confirm what DVF covers. We also used it to explain the limits of the dataset in simple terms. |
| INSEE / Notaires-INSEE old dwelling price index | INSEE is France’s national statistics institute, and the Notaires-INSEE index is a reference for old residential property prices. | We used it to estimate long-term price change. We used the province house index as a cautious proxy when South West France data was not available at the same detail. |
| INSEE inflation estimate, May 2026 | INSEE is the official source for consumer-price inflation in France. | We used it to convert nominal housing-price changes into inflation-adjusted changes. We used May 2026 because it was the latest inflation reading before this June 2026 update. |
| Notaires de France, market trends | Notaires de France is the institutional source for French notarial housing-market analysis. | We used it to check whether the 2026 French housing market was recovering or still weak. We also used it to interpret differences between houses and apartments. |
| Immobilier.notaires.fr, official notarial price map | This is the official real-estate portal of the French notaries. | We used it as a transaction-based cross-check for market levels. We used it to avoid relying only on asking-price portals. |
| Le Figaro Immobilier, Nouvelle-Aquitaine price page | Le Figaro Immobilier is a major French property-data publisher with current regional price pages. | We used it for June 2026 regional median prices, old-vs-new comparisons, and house-vs-apartment spreads. We cross-checked it against Meilleurs Agents. |
| Le Figaro Immobilier, Occitanie price page | This source gives current regional housing-price data for Occitanie. | We used it for June 2026 Occitanie median prices and one-year movements. We blended it with Nouvelle-Aquitaine to estimate South West France. |
| Meilleurs Agents, Nouvelle-Aquitaine | Meilleurs Agents is one of France’s established property-estimation platforms. | We used it to cross-check house and apartment prices per square meter. We also used it where public sources were too broad. |
| Meilleurs Agents, Occitanie | This platform provides regional and city-level property estimates used by many French buyers. | We used it to cross-check Occitanie house and apartment values. We also used it to compare Toulouse and Montpellier with the wider region. |
| Meilleurs Agents, Bordeaux | This page gives current city and neighborhood estimates for Bordeaux. | We used it to price Bordeaux and its popular family and expat neighborhoods. We also used it to place Bordeaux above the regional median. |
| Meilleurs Agents, Toulouse | This page gives current price estimates for Toulouse and several local neighborhoods. | We used it to price central Toulouse, student areas and commuter areas. We also used it to separate premium central prices from more affordable districts. |
| Meilleurs Agents, Montpellier | This page gives current city and neighborhood housing-price estimates for Montpellier. | We used it to price Port Marianne, Boutonnet, Arceaux and more affordable Montpellier areas. We also used it to compare Montpellier with Toulouse. |
| Meilleurs Agents, Biarritz | This page is useful for one of the most expensive coastal markets in the South West France. | We used it to price Biarritz apartments, houses and premium coastal areas. We also used it to define the luxury range. |
| Meilleurs Agents, La Rochelle | This page gives current market estimates for a high-demand Atlantic city. | We used it to price La Rochelle and coastal-adjacent properties. We also used it to compare Les Minimes, La Genette and family neighborhoods. |
| ANIL / Service-public.fr acquisition-fee simulator | This is the official public simulator for estimating acquisition costs in France. | We used it to estimate notary costs, transfer taxes and buying fees. We separated old-home costs from new-build costs. |
| European Central Bank euro-dollar reference rate | The ECB is the official euro-area reference source for exchange rates. | We used the June 2026 euro-dollar rate provided in our research base. We converted all dollar budgets into approximate euro buying power with the same rate. |
| Banque de France, euro-area borrowing costs | Banque de France is the French central bank and a trusted source for credit-market data. | We used it to understand why buyer budgets remained under pressure in 2026. We linked mortgage costs to negotiation power and slower price growth. |
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