Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the South West France's property market is included in our pack
If you're looking to rent or invest in the South West France, understanding current rental prices is essential.
This article covers typical rents in the South West France as of the first half of 2026, and we constantly update it with fresh 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
- Rent per square meter in the South West France ranges from €12 to €17, but small studios in Bordeaux or Toulouse city centers can hit €18 to €22 per square meter.
- The Basque coast around Bayonne, Anglet, and Biarritz commands rents 15% to 25% higher than inland metros like Toulouse, driven by ocean proximity and limited supply.
- Bordeaux's rent control rules cap how much landlords can raise rents at reletting, so competition shows up as speed rather than price spikes.
- G-rated homes have been banned from new leases since 2025, pushing demand onto better-rated properties in the South West France.
- Studios near Bordeaux's Victoire or Toulouse's Rangueil university areas rent in 3 to 10 days during the August-September student rush.
- Furnished apartments in the South West France command a 10% to 20% premium over unfurnished units, especially for studios targeting students.
- Vacancy rates in core South West France metros hover around 2% to 3%, meaning well-priced rentals rarely sit empty for more than two weeks.
- Property taxes for a typical 50 to 70 square meter apartment range from €800 to €1,600 per year, with coastal communes like Biarritz at the higher end.
What are typical rents in the South West France as of 2026?
What's the average monthly rent for a studio in the South West France as of 2026?
As of early 2026, the average monthly rent for a studio in the South West France is around €620 ($650 or £520), though this sits higher in coastal areas.
Most studios in the South West France rent for €520 to €720 per month ($545 to $755), with Basque coast studios often pushing above €700 and reaching €800.
Studio rents vary based on location (coastal vs inland), proximity to universities or transit, energy rating (DPE), and whether the unit is furnished.
What's the average monthly rent for a 1-bedroom in the South West France as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in the South West France is around €825 ($865 or £690).
Most 1-bedroom apartments rent for €700 to €950 per month ($735 to $1,000), with coastal zones like Bayonne-Biarritz pushing toward €1,050.
The cheapest 1-bedroom rents are in outer neighborhoods like Toulouse's Lardenne or Bordeaux's outlying communes, while the highest cluster in Bordeaux's Chartrons or Toulouse's Carmes.
What's the average monthly rent for a 2-bedroom in the South West France as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in the South West France is around €1,100 ($1,155 or £920).
Most 2-bedroom apartments rent for €950 to €1,250 per month ($1,000 to $1,310), with prime coastal locations around Biarritz reaching €1,400.
The most affordable 2-bedroom rents are in suburbs like Toulouse's Saint-Simon or Bordeaux's Nansouty, while the priciest are in Bordeaux's Triangle d'Or or Toulouse's Saint-Étienne.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in the South West France.
What's the average rent per square meter in the South West France as of 2026?
As of early 2026, the average rent per square meter in the South West France is around €13 to €14 ($13.65 to $14.70), based on official observatory medians.
Across neighborhoods, rents range from €11 to €22 per square meter ($11.55 to $23.10), with the lower end in outer suburbs and the higher end in renovated city-center studios.
Compared to Paris (often exceeding €30/m²), the South West France remains more affordable, though Bordeaux and Toulouse now match cities like Lyon and Nantes.
Properties that push rent above average are typically small units, furnished rentals, newly renovated apartments, and those with balconies, parking, or strong energy ratings.
How much have rents changed year-over-year in the South West France in 2026?
As of early 2026, rents in the South West France have increased by an estimated 1% to 3% year-over-year.
The main drivers are limited new construction, energy regulations removing low-rated properties from the rental pool, and steady demand from students and young professionals.
This year's growth is slightly softer than 2024's 2% to 4% increases, partly because Bordeaux's rent control has dampened spikes and the national IRL index has stabilized around 1%.
What's the outlook for rent growth in the South West France in 2026?
As of early 2026, we expect rent growth of 1% to 3% for most rentals, with pockets of 3% to 5% for small, energy-efficient, well-located units.
Key factors include ongoing construction weakness in Nouvelle-Aquitaine and Occitanie, tightening energy rules, and sustained university-driven demand in Bordeaux and Toulouse.
Neighborhoods expected to see the strongest growth include Bordeaux's Euratlantique, Toulouse's Rangueil corridor, and the supply-constrained Basque coast.
Risks include economic slowdowns, changes to rent control policies, or a surprise uptick in new housing completions.
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Which neighborhoods rent best in the South West France as of 2026?
Which neighborhoods have the highest rents in the South West France as of 2026?
As of early 2026, the top three highest-rent neighborhoods are Bordeaux's Triangle d'Or (€18 to €22/m²), Biarritz Centre (€17 to €21/m²), and Toulouse's Saint-Étienne (€15 to €19/m²), translating to roughly €1,200 to €1,600 monthly for a 1-bedroom.
These neighborhoods command premiums due to historic architecture, prestige addresses, walkability to high-end amenities, and limited rental stock.
Typical tenants include senior professionals, executives relocating for work, wealthy retirees, and international expats seeking central, turnkey living.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the South West France.
Where do young professionals prefer to rent in the South West France right now?
The top three neighborhoods are Bordeaux's Chartrons for its trendy riverfront, Toulouse's Saint-Cyprien for nightlife and metro access, and Bayonne's Petit Bayonne for walkable historic charm.
Young professionals typically pay €650 to €950 per month for a 1-bedroom ($680 to $1,000), depending on furnishing and centrality.
These areas attract young renters with walkability, nearby bars and restaurants, reliable transit to job centers, and a lively social scene without prestige-quarter prices.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in the South West France.
Where do families prefer to rent in the South West France right now?
The top three family neighborhoods are Bordeaux's Caudéran for leafy streets, Toulouse's Côte Pavée for quiet residential feel, and Anglet's residential pockets for space and beach proximity.
Families typically pay €1,000 to €1,400 per month for 2 to 3-bedroom apartments ($1,050 to $1,470), with houses at the higher end.
These areas attract families with larger units, safer streets, green spaces, and proximity to well-regarded schools.
Top schools nearby include Lycée François Magendie in Caudéran, highly regarded public schools in Côte Pavée, and bilingual options around Anglet for international families.
Which areas near transit or universities rent faster in the South West France in 2026?
As of early 2026, the fastest-renting areas are Bordeaux's Victoire-Saint-Michel (tram and student hub), Toulouse's Rangueil near Université Paul Sabatier, and Bordeaux's Gare Saint-Jean-Euratlantique.
Properties in these areas typically stay listed for just 5 to 15 days, with well-priced studios gone in under a week during peak season.
The rent premium for properties near transit or universities is typically €50 to €100 per month above comparable units farther out ($55 to $105).
Which neighborhoods are most popular with expats in the South West France right now?
The top three expat neighborhoods are Bordeaux's Chartrons and Jardin Public area, Toulouse's Capitole-Carmes, and Biarritz Centre for its international coastal appeal.
Expats typically pay €800 to €1,200 per month for a furnished 1-bedroom ($840 to $1,260), with Biarritz at the higher end.
These areas attract expats with furnished rentals, walkable amenities, English-friendly environments, and strong transport links to airports.
The most represented expat communities include British retirees and remote workers (Bordeaux, Biarritz), Spanish nationals in Basque border areas, and EU professionals in Toulouse's aerospace sector.
And if you are also an expat, you may want to read our exhaustive guide for expats in the South West France.
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Who rents, and what do tenants want in the South West France right now?
What tenant profiles dominate rentals in the South West France?
The top three tenant profiles are students (especially in Bordeaux and Toulouse), young professionals and early-career couples, and families seeking space in residential suburbs.
Students represent roughly 30% to 35% of rental demand, young professionals about 25% to 30%, and families around 20% to 25%, with the remainder split among retirees, expats, and mobile workers.
Students seek furnished studios near campuses, young professionals favor 1 to 2-bedroom central apartments, and families look for 2 to 3-bedroom units in quieter areas with schools nearby.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in the South West France.
Do tenants prefer furnished or unfurnished in the South West France?
Roughly 35% to 40% of tenants prefer furnished rentals and 60% to 65% prefer unfurnished, though this shifts heavily toward furnished for studios in student areas.
Furnished apartments command a premium of €80 to €150 per month ($85 to $160) compared to unfurnished equivalents.
Tenants preferring furnished include students, mobile young professionals on short-term contracts, and expats relocating temporarily.
Which amenities increase rent the most in the South West France?
The top five rent-boosting amenities are outdoor space (balcony or terrace), dedicated parking, a strong energy rating (DPE A to C), air conditioning, and high-speed internet readiness.
A balcony adds €30 to €80/month, parking adds €50 to €100, good DPE adds €30 to €70, A/C adds €20 to €50, and fiber readiness adds €10 to €30.
In our property pack covering the real estate market in the South West France, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in the South West France?
The top five ROI renovations are energy upgrades (insulation, heating), kitchen modernization, bathroom refresh, layout improvements creating proper bedrooms, and adding outdoor space.
Energy upgrades cost €5,000 to €15,000 but boost rent €50 to €100/month; kitchen refresh costs €3,000 to €8,000 for €30 to €60 extra; bathroom updates run €2,000 to €6,000 for €20 to €50 extra; layout changes cost €1,500 to €5,000 for €30 to €70 extra.
Poor ROI renovations include luxury finishes exceeding neighborhood standards, swimming pools in apartments, and overly personalized decor.
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How strong is rental demand in the South West France as of 2026?
What's the vacancy rate for rentals in the South West France as of 2026?
As of early 2026, the estimated vacancy rate for private rentals in the South West France is around 2% to 5%, with central Bordeaux and Toulouse closer to 2% to 3%.
Vacancy rates range from under 2% in high-demand student and transit areas to around 5% to 7% in peripheral suburbs.
Current vacancy is below historical averages due to limited construction and energy regulations removing low-rated properties from the market.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in the South West France.
How many days do rentals stay listed in the South West France as of 2026?
As of early 2026, the average listing duration in the South West France is around 15 to 20 days for well-priced properties.
Days on market range from 3 to 10 days for studios near universities, to 25 to 40 days for overpriced or poor-DPE units in less central locations.
Current listing times are similar to one year ago, as supply constraints have kept the market tight despite slightly softer rent growth.
Which months have peak tenant demand in the South West France?
Peak demand occurs in August and September due to the university cycle, with a smaller spike in January as some leases turn over.
Seasonal patterns are driven by the academic calendar, job relocations clustering in late summer, and lease cycles aligned with the September school year.
The lowest demand months are November through early January and June through mid-July, when students are settled and families avoid moving.
Don't buy the wrong property, in the wrong area of the South West France
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What will my monthly costs be in the South West France as of 2026?
What property taxes should landlords expect in the South West France as of 2026?
As of early 2026, landlords should expect around €1,000 to €1,200 per year in property taxes for a typical 50 to 60 square meter apartment ($1,050 to $1,260).
Annual property taxes range from €800 to €1,600 ($840 to $1,680), with lower amounts in smaller towns and higher amounts in Bordeaux center, Biarritz, and other coastal communes.
Property taxes are calculated based on the cadastral rental value multiplied by rates set by the commune and department, explaining why similar apartments can have different bills.
Please note that, in our property pack covering the real estate market in the South West France, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in the South West France right now?
A realistic annual maintenance budget is around €1,200 to €2,000 ($1,260 to $2,100) for a 50 to 70 square meter apartment, excluding major renovations.
Maintenance costs range from €20 to €35 per square meter ($21 to $37), with newer buildings lower and older historic properties higher.
Landlords typically set aside 5% to 10% of annual rental income for maintenance, covering repairs, appliance replacements, and non-recoverable charges.
What utilities do landlords often pay in the South West France right now?
Landlords most commonly pay building-level charges (water, common area electricity, garbage) that get passed through as "charges locatives," while individual electricity and gas are the tenant's responsibility.
The typical monthly cost for recoverable charges is €50 to €120 ($55 to $125), depending on building services, though this is usually reimbursed by tenants.
Standard practice is for tenants to pay electricity, gas, and internet directly, while landlords advance building charges and regularize annually with tenants.
How is rental income taxed in the South West France as of 2026?
As of early 2026, rental income is taxed as part of overall income, with unfurnished rentals declared as "revenus fonciers" and furnished rentals following a different regime; effective rates depend on your marginal bracket (0% to 45% plus 17.2% social charges).
Main deductions include mortgage interest, management fees, insurance, repair costs, property taxes, and depreciation (for furnished under real regime).
A common mistake in the South West France is failing to properly classify a rental as furnished when it meets legal requirements, missing out on favorable micro-BIC treatment.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in the South West France.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
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 it's authoritative | How we used it |
|---|---|---|
| Observatoires des Loyers (OLL) | France's official public-interest rent observatory network backed by national housing policy. | We used OLL as our core benchmark for private-market rent medians and €/m² by zone. We cross-checked portal data against these medians. |
| OLL Bordeaux Metro | Official local rent observatory using harmonized national methodology. | We used it to anchor Bordeaux-metro €/m² rent levels and zone spreads. We built South West France ranges from this data. |
| OLL Toulouse Metro | Official OLL output for Toulouse's metro rental stock. | We used it to anchor Toulouse-metro €/m² levels and mapped typical unit sizes onto these anchors. |
| OLL Bayonne (Basque Coast) | Official OLL output for a coastal pressure market. | We used it to ensure coastal rent ranges aren't underestimated and justify why coastal submarkets exceed inland medians. |
| data.gouv.fr (OLL dataset) | France's official open-data portal mirroring OLL results. | We used it to confirm OLL data is published as a verifiable dataset for reproducibility. |
| ANIL (OLL methodology) | France's national housing information body tied to OLL governance. | We used it to describe OLL collection methods and justify using medians for non-professional readers. |
| INSEE Rent Index | France's national statistics institute. | We used it to anchor year-over-year rent changes in official indices, separate from listing prices. |
| INSEE IRL Series | Official Indice de Référence des Loyers used to revise rents. | We used it to frame contractual rent revisions and estimate likely IRL pace into 2026. |
| SeLoger Bordeaux | Major French property portal with consistent barometer methodology. | We used it to translate €/m² into actual ad prices by unit size and furnished/unfurnished splits. |
| SeLoger Toulouse | Consistent listing-based rent data for Toulouse. | We used it for typology €/m² and furnished differentials, reconciled with OLL medians. |
| SeLoger Bayonne | Major portal view into the structurally high-pressure Basque coastal market. | We used it to sanity-check our Basque-coast high-rent bands. |
| Bordeaux Métropole (rent control) | Local government page explaining active rental regulations. | We used it to explain why Bordeaux rent growth can be mechanically capped at reletting. |
| ADEME (DPE rules) | France's national energy transition agency. | We used it to explain how energy rules shrink rental supply and drive 2026 demand pressure. |
| service-public.fr (charges) | France's official administration portal. | We used it to clarify recoverable costs and annual charge regularization. |
| economie.gouv.fr (recoverable charges) | Ministry of Economy's public guidance aligned with legal texts. | We used it to cross-check recoverable charges and keep wording consistent with official definitions. |
| impots.gouv.fr (revenus fonciers) | France's official tax authority site. | We used it to frame rental income declaration, especially for non-furnished rentals. |
| service-public.fr (rental income) | Official admin portal for individual taxpayers. | We used it to explain rental-income taxation in plain language. |
| Légifrance (furnished definition) | France's official legal texts publisher. | We used it to define "furnished" correctly with the legal minimum furniture list. |
| DREAL (housing tension) | Official regional housing statistics for Nouvelle-Aquitaine. | We used it to estimate vacancy rates and market tension in key South West France departments. |
| Le Monde (Bordeaux market) | Reputable national newspaper with quality real estate reporting. | We used it to identify high-demand prestige neighborhoods in Bordeaux. |
| PAP (Toulouse neighborhoods) | Well-known French property portal with market analysis. | We used it for Toulouse's hypercentre and neighborhood pricing overview. |
| CLAMEUR | Private-sector rent observatory tracking market trends across France. | We used it to validate that national market rent indicators show moderate multi-year increases. |
Get fresh and reliable information about the market in the South West France
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