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As we reach mid-2025, property prices in South West France are experiencing moderate growth, with significant variations between coastal hotspots and inland areas.
The residential market in South West France has shown resilience with an overall price increase of 0.5% year-on-year in early 2025, signaling a recovery after several challenging years. Coastal cities like Biarritz command premium prices exceeding €8,000/m² for apartments, while more affordable options exist in inland cities where prices hover around €2,500-3,500/m².
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Property prices in South West France are rising modestly overall, with the Landes and Charente-Maritime departments leading growth at 4-7% annually.
Coastal premium locations like Biarritz maintain high prices above €8,000/m², while inland areas offer better value at €2,500-3,500/m², creating opportunities for different buyer profiles.
| Location | Apartment Price/m² | House Price/m² | Annual Growth |
|---|---|---|---|
| Biarritz | >€8,000 | >€12,600 | Stable/High demand |
| Bordeaux | €4,600 | €5,500 | +2.2% |
| Toulouse | €4,200 | €3,800 | +4% |
| Landes | €2,744 | €2,500 | +7.1% |
| Charente-Maritime | €4,900 | €2,437 | +5.4% |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are the current average property prices in South West France as of June 2025?
Property prices in South West France vary dramatically by location and property type, creating a diverse market landscape.
In Nouvelle-Aquitaine, the regional average stands at €3,221/m² for apartments and €2,566/m² for houses. Premium coastal cities command significantly higher prices, with Biarritz exceeding €8,000/m² for apartments and €12,600/m² for houses. Bordeaux, the wine capital, maintains prices around €4,600/m² for apartments in the city center.
The Landes department has experienced remarkable growth, with apartments averaging €2,744/m² in areas like Lescar. Toulouse's dynamic Saint-Cyprien district shows strong performance at €4,640/m², while more affordable inland options exist in cities like Limoges at approximately €1,590/m² for older apartments.
Charente-Maritime presents an interesting middle ground, with apartments averaging €4,900/m² and houses at €2,437/m², reflecting strong coastal demand balanced with more affordable inland properties.
This price diversity creates opportunities for different buyer profiles, from luxury seekers in Biarritz to value investors in emerging inland markets.
How much have property prices increased in South West France recently?
The South West France property market has shown a modest but positive trajectory in early 2025.
The region recorded a 0.5% year-on-year price increase in the first quarter of 2025, marking a recovery from the previous market slowdown. However, this overall figure masks significant departmental variations that paint a more nuanced picture.
The Landes department stands out as the star performer, with apartments rising 7.1% and houses increasing 4.2% over the past year. Charente-Maritime follows closely with apartments up 2.1% and houses gaining 5.4%. Specific cities show even stronger growth, with Mont-de-Marsan apartments surging 7.2%, La Rochelle rising 3.8%, and Bordeaux recording a 2.2% increase.
Not all areas are experiencing growth. Cities like Périgueux, Bayonne, Pau, and Angoulême have seen slight price declines over the past year, particularly in the house segment. This divergence reflects varying local economic conditions and supply-demand dynamics.
The market recovery appears to be gaining momentum as we progress through 2025, supported by falling interest rates and renewed buyer confidence.
Which departments in South West France are seeing the biggest price changes?
The Landes department dominates the growth rankings in South West France's property market.
Leading the five-year growth charts, the Landes has recorded an impressive 33.8% increase for apartments and 33% for houses since 2020. This exceptional performance reflects the department's growing appeal among both primary residence buyers and second-home investors attracted to its Atlantic coastline and pine forests.
Charente-Maritime maintains consistent growth, particularly benefiting from its coastal attractions and proximity to La Rochelle. The department has shown steady appreciation in both apartment and house prices, with houses performing particularly well at 5.4% annual growth.
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Tarn-et-Garonne, particularly around Montauban, achieved the highest annual price growth in France for 2024 at 6.2%, demonstrating that inland areas can also deliver strong returns. Meanwhile, Gironde (including Bordeaux) showed more modest five-year growth of 3.9% for apartments and 8.9% for houses, reflecting market maturity in this established urban center.
These departmental variations highlight the importance of location selection in South West France's diverse property market.
What are the property price forecasts for South West France in 2026?
Market experts anticipate moderate but steady growth for South West France's property market through 2026.
Regional averages are expected to rise by 2-3% annually over the next five years, with high-demand coastal and urban areas potentially exceeding these figures. The market stabilization observed in early 2025 is projected to continue, supported by improving mortgage conditions and sustained lifestyle migration to the region.
Coastal hotspots like Biarritz and premium areas of Bordeaux may see price stabilization rather than significant growth due to already elevated values. However, medium-sized cities and affordable inland areas are forecast to experience continued appreciation as remote work trends and lifestyle preferences drive demand.
Energy efficiency will become an increasingly important value driver, with properties meeting new environmental standards commanding premium prices. The implementation of stricter energy regulations could create a two-tier market, benefiting well-insulated, energy-efficient homes.
Overall market fundamentals remain positive, with South West France's lifestyle appeal, climate advantages, and ongoing infrastructure development supporting sustainable price growth through 2026 and beyond.
Which property types are experiencing the highest price growth?
Apartments in dynamic cities and coastal locations are leading the price growth charts in South West France.
Urban apartments, particularly in areas with new transport links or strong tourism appeal, have shown the most robust appreciation. In the Landes, apartments have outperformed houses with a remarkable 33.8% five-year growth rate. This trend reflects changing lifestyle preferences and the appeal of lock-and-leave properties for both investors and second-home buyers.
Traditional houses and villas in the Landes and Charente-Maritime have also experienced strong appreciation, especially in towns benefiting from the post-COVID rural migration trend. Properties with character and land have become increasingly sought after, with buyers valuing space and privacy.
Older properties averaging 50 years in age remain in high demand, particularly after renovation to meet new energy standards. The market shows a clear premium for renovated properties that combine traditional charm with modern efficiency, often achieving 5-10% higher prices than unrenovated equivalents.
New-build properties meeting RE 2020 energy regulations command premium prices, reflecting buyer awareness of long-term energy costs and environmental considerations.
How do South West France prices compare to the national average?
South West France presents a mixed picture when compared to France's national property average of €2,930/m².
Coastal hotspots significantly exceed the national average, with Biarritz at over €8,000/m² representing nearly triple the national figure. Bordeaux and Toulouse also surpass the national average at €4,600/m² and €4,200/m² respectively, reflecting their status as major regional centers with strong economies and lifestyle appeal.
However, many rural and inland areas of South West France remain at or below the national average, offering excellent value propositions. The Landes, despite strong growth, still offers properties at €2,744/m² for apartments, below the national benchmark.
Nouvelle-Aquitaine ranks as France's fifth most expensive region for both apartments and houses, indicating the region's overall desirability while maintaining pockets of affordability. This positioning creates opportunities for buyers seeking value without sacrificing the region's renowned quality of life.
The regional price variations within South West France are often greater than differences between regions, emphasizing the importance of local market knowledge.
| Location | Price vs National Average | Market Characteristic |
|---|---|---|
| Biarritz | +273% | Premium coastal resort |
| Bordeaux | +57% | Major urban center |
| Toulouse | +43% | Tech & aerospace hub |
| Landes | -6% | Growing coastal/rural mix |
| Rural Inland | -15% to -45% | Value opportunities |
What impact are foreign buyers having on South West France property prices?
Foreign buyers continue to play a significant role in South West France's property market dynamics.
British, German, Belgian, and Dutch buyers remain particularly active in the most desirable coastal areas and well-connected cities. Their presence sustains demand and price levels, especially for higher-end properties and secondary residences along the Atlantic coast and in picturesque rural settings.
In premium locations like Biarritz and coastal Landes, foreign buyers often represent 20-30% of transactions, contributing to price stability even during broader market downturns. These buyers are typically cash purchasers, giving them advantages in competitive situations and supporting price floors in desirable areas.
The lifestyle appeal of South West France, combined with good transport links to major European cities, ensures continued international interest. Post-Brexit, British buyers remain active despite additional administrative requirements, while growing numbers of buyers from Belgium and the Netherlands discover the region's attractions.
Foreign investment particularly supports the renovation market, with international buyers often willing to invest in updating traditional properties to modern standards.
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.
How are interest rates affecting the South West France property market?
Falling interest rates are revitalizing South West France's property market in 2025.
After peaking in 2023, mortgage rates have begun a gradual descent, with rates now stabilizing around 3.5% for prime borrowers. This reduction has significantly improved buyer purchasing power, contributing to the market recovery observed in early 2025.
The European Central Bank's monetary policy shift has created a more favorable lending environment, with banks showing increased willingness to lend and relaxing some previously tightened criteria. This has particularly benefited first-time buyers and investors who rely on financing.
Local market data shows a direct correlation between rate reductions and transaction volumes, with property viewings and offers increasing notably since late 2024. The Bordeaux market, which had experienced a slowdown, is showing signs of renewed activity as buyers return.
Experts anticipate further rate reductions through 2025, potentially reaching 2.5-3% by year-end, which should provide additional momentum to the market and support the projected 2-3% annual price growth.
What role does energy efficiency play in South West France property values?
Energy efficiency has become a crucial factor determining property values across South West France.
Properties meeting modern energy standards now command a 5% premium over standard homes, reflecting buyer awareness of long-term running costs and environmental considerations. The implementation of RE 2020 regulations for new builds and the ban on renting G-rated properties from January 2025 have fundamentally shifted market dynamics.
Renovation programs like MaPrimeRénov' and local initiatives in cities like Toulouse have encouraged property upgrades, creating a clear value differentiation between renovated and unrenovated properties. Buyers increasingly factor renovation costs into their purchase decisions, often preferring to pay premiums for move-in ready, efficient homes.
The 50-year average age of South West France's housing stock presents both challenges and opportunities. While many properties require significant investment to meet modern standards, successful renovations can yield substantial value appreciation, particularly when combining traditional charm with contemporary efficiency.
This trend is expected to accelerate, with energy ratings becoming as important as location in determining property values by 2030.
Which cities in South West France offer the best investment potential?
Medium-sized cities in South West France are emerging as the sweet spots for property investment.
Cities like Mont-de-Marsan, showing 7.2% annual growth, and La Rochelle with 3.8% appreciation, offer compelling combinations of affordability, growth potential, and quality of life. These cities benefit from improved infrastructure, growing populations, and increasing appeal to remote workers seeking alternatives to expensive metropolitan areas.
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Toulouse's suburbs present interesting opportunities, with areas like Saint-Cyprien offering urban amenities at more accessible prices than prime central locations. The city's strong economy, driven by aerospace and technology sectors, provides fundamental support for long-term appreciation.
Coastal towns in Charente-Maritime beyond La Rochelle offer value propositions for investors seeking rental yield potential from the tourism market. Similarly, emerging neighborhoods in Bordeaux's periphery provide entry points to this prestigious market at more reasonable prices.
The key to successful investment lies in identifying areas with improving transport links, growing populations, and lifestyle amenities that appeal to both permanent residents and second-home buyers.
| Investment Type | Best Locations | Expected Returns |
|---|---|---|
| Capital Growth | Landes coastal towns | 5-7% annually |
| Rental Yield | Toulouse, Bordeaux centers | 4-5% gross |
| Value Opportunities | Inland Charente-Maritime | 3-4% + renovation upside |
| Lifestyle Investment | Biarritz, coastal villages | 2-3% + personal use |
| Long-term Hold | Bordeaux suburbs | 3-4% steady growth |
How has the political situation affected South West France property prices?
The recent political developments in France have had limited impact on South West France's resilient property market.
Despite some initial uncertainty following government changes, the region's property market has maintained its trajectory, supported by strong local demand and lifestyle appeal that transcends political cycles. The South West's attractiveness for both domestic and international buyers provides a buffer against political volatility.
The 2024 EU fiscal policy reforms initially raised concerns about housing investment nationally, but South West France has proven less affected than other regions. This resilience stems from the region's diverse economy, established tourism sector, and continuing appeal to retirees and remote workers.
Government support for energy-efficient renovations and new builds through zero-interest loans has actually provided positive stimulus to the market. These policies particularly benefit South West France given its older housing stock and the renovation opportunities this presents.
Market confidence remains strong, with transaction volumes recovering and prices showing steady appreciation, indicating that buyers view South West France as a stable, long-term investment regardless of short-term political fluctuations.
What is driving demand for property in South West France?
Multiple factors converge to create sustained demand for South West France properties.
The post-pandemic shift toward remote work continues to drive urban exodus, with buyers seeking larger properties with outdoor space in regions offering better quality of life. South West France perfectly matches these criteria with its climate, culture, and connectivity to major cities.
Retirement migration represents another powerful demand driver, with French nationals from Paris and northern regions seeking the South West's gentler climate and relaxed lifestyle. The region's excellent healthcare infrastructure and cultural amenities make it particularly attractive for active retirees.
Infrastructure improvements, including high-speed rail connections and airport expansions, have made the region more accessible while maintaining its authentic character. The upcoming 2025 completion of various transport projects will further enhance connectivity.
The region's economic diversification, from Bordeaux's wine industry to Toulouse's aerospace sector, provides employment opportunities that attract younger buyers, creating a balanced market with demand across all property types and price points.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Yes - Property prices in South West France are going up modestly. The market shows overall growth of 0.5% year-on-year with stronger performance in coastal departments like Landes (+7.1%) and Charente-Maritime (+5.4%). While premium locations like Biarritz maintain high stable prices, emerging areas offer better growth potential.
The combination of falling interest rates, sustained lifestyle migration, reasonable pricing compared to other French regions, and strong fundamentals in key cities like Bordeaux and Toulouse supports a positive outlook. Experts predict continued growth of 2-3% annually through 2026, making South West France an attractive market for both lifestyle buyers and investors seeking steady appreciation in a stable European market.
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