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Get all the data you need about the real estate market in the South West France
Rents in the South West France in 2026 are still affordable in many inland cities, but they are much higher in Bordeaux, Toulouse, Montpellier, La Rochelle and the Basque coast.
We constantly update this blog post so that investors can read fresh rental data for the South West France, instead of relying on old market numbers.
The goal is simple: help you understand what tenants pay, where demand is strongest, and what landlords should budget for in the South West France in 2026.
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.
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 2026, the average monthly rent for a studio in the South West France is about €520, which is also €520 in local currency and roughly $560.
In practice, most studios in the South West France rent for €380 to €750 per month, which is about $410 to $810, with the lower end in inland cities and the upper end in Bordeaux, La Rochelle, Bayonne and Biarritz.
This wide range exists because studio rents in the South West France change a lot with city size, distance to universities, access to tram or metro lines, furnished status and proximity to the coast.
What's the average monthly rent for a 1-bedroom in the South West France as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in the South West France is about €670, which is also €670 in local currency and roughly $720.
A realistic rent range for most 1-bedroom apartments in the South West France is €550 to €900 per month, which is about $590 to $970, depending on the city and the exact location.
The cheapest 1-bedroom rents are usually found in places like Limoges, Tarbes, Castres, Agen and Brive, while the highest rents are usually in central Bordeaux, La Rochelle, Bayonne, Biarritz, central Toulouse and central Montpellier.
What's the average monthly rent for a 2-bedroom in the South West France as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in the South West France is about €820, which is also €820 in local currency and roughly $890.
Most 2-bedroom apartments in the South West France rent for €650 to €1,100 per month, which is about $700 to $1,190, with family-friendly suburbs often cheaper per square meter than city centers.
The cheapest 2-bedroom rents are usually in inland towns such as Tarbes, Carcassonne, Castres, Agen and Brive, while the most expensive ones are in Bordeaux, Biarritz, Anglet, La Rochelle, Toulouse and Montpellier.
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 2026, the average apartment rent in the South West France is about €14 per square meter per month, which is also €14 in local currency and roughly $15.
Across the South West France, a realistic rent range is €11 to €20 per square meter per month, which is about $12 to $22, with inland cities at the low end and prime coastal or central areas at the high end.
Compared with Paris, rents in the South West France are much lower, but central Bordeaux, the Basque coast and La Rochelle can feel expensive when compared with many other French regional cities.
Small surface area, furnished status, strong energy rating, outdoor space, sea access, tram or metro access and a very central address usually push rent per square meter above the South West France average.
How much have rents changed year-over-year in the South West France in 2026?
As of 2026, average rents in the South West France look about 2% to 4% higher than one year earlier, with stronger increases in coastal and student-heavy markets.
This increase is mostly driven by student demand, job growth in Toulouse, tight supply in Bordeaux, lifestyle demand on the Atlantic coast and a limited number of good long-term rentals in the most wanted areas.
The 2026 rent increase in the South West France is close to the 2025 trend, but the market now looks more uneven because inland towns are growing slowly while coastal cities remain tight.
What's the outlook for rent growth in the South West France in 2026?
As of 2026, our working outlook is that rents in the South West France may rise by about 2% to 4% over the full year.
The main support for rent growth in the South West France is the mix of aerospace jobs in Toulouse, university demand in large cities, coastal scarcity and continued interest from lifestyle renters.
The neighborhoods most likely to see stronger rent growth include Bordeaux Chartrons, Bordeaux La Bastide, Toulouse Saint-Cyprien, Toulouse Rangueil, Montpellier Port Marianne, La Rochelle Les Minimes, Bayonne Marracq and Anglet Cinq-Cantons.
The main risks are stricter rent rules, weaker household budgets, more supply coming back from short-term rentals and a slower economy in smaller inland towns.
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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 2026, the highest rents in the South West France are usually in Bordeaux Chartrons and Jardin Public, Biarritz Centre and Saint-Charles, and La Rochelle Centre-Ville and Les Minimes, where good apartments often rent around €18 to €24 per square meter, which is about $19 to $26.
These premium areas command higher rents because tenants pay for walkability, cafés, transport, heritage buildings, sea access, low supply and the ability to live without a car.
The typical tenant in these high-rent neighborhoods is a young professional, an expat, a mobile couple, a senior lifestyle renter or a well-paid worker who wants comfort and location more than extra space.
By the way, we’ve written a blog article detailing Sources and methodology: we compared OLL Bordeaux, SeLoger Bordeaux and 123 Loger. We ranked areas by rent level, liquidity and local scarcity. We also checked whether each area has real tenant depth.
Where do young professionals prefer to rent in the South West France right now?
Young professionals in the South West France often prefer Bordeaux Chartrons, Toulouse Saint-Cyprien and Montpellier Port Marianne because these areas combine jobs, transport and a lively daily lifestyle.
In these young professional areas, monthly rents are usually €650 to €950 for a good small apartment, which is about $700 to $1,030, with Bordeaux and coastal-linked markets often at the top.
Young professionals choose these neighborhoods because they offer cafés, coworking, nightlife, tram or metro access, fast internet and shorter commutes than outer suburbs.
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?
Families in the South West France often prefer Bordeaux Caudéran, Toulouse Côte Pavée and Montpellier Aiguelongue because these neighborhoods offer calmer streets, larger homes and better daily comfort.
For 2-bedroom and 3-bedroom apartments in these family areas, families usually pay €850 to €1,300 per month, which is about $920 to $1,400, depending on school access, parking and outdoor space.
These neighborhoods are attractive because families can find larger layouts, schools, parks, parking, safer streets and easier access to suburban work areas.
Well-known school options near these family areas include Lycée Camille Jullian and Grand Lebrun in Bordeaux, Sainte-Marie des Champs and Lycée Pierre-de-Fermat in Toulouse, and Lycée Joffre and local bilingual options in Montpellier.
Which areas near transit or universities rent faster in the South West France in 2026?
As of 2026, the fastest-renting areas near transit or universities in the South West France include Talence and Pessac near Bordeaux tram B, Rangueil in Toulouse and Boutonnet or Hôpitaux-Facultés in Montpellier.
Correctly priced studios and 1-bedroom apartments in these high-demand areas often stay listed for only 7 to 15 days, especially before the academic year starts.
A good apartment within walking distance of a tram, metro or university can often earn a rent premium of €50 to €150 per month, which is about $55 to $160, compared with a similar but less connected unit.
Which neighborhoods are most popular with expats in the South West France right now?
Expats in the South West France often choose Bordeaux Chartrons, Toulouse Carmes and Saint-Cyprien, and Biarritz Centre or Anglet Cinq-Cantons because these areas are easy to understand, central and lifestyle-friendly.
In these expat-friendly neighborhoods, expats usually pay €750 to €1,300 per month for a well-located small or medium apartment, which is about $810 to $1,400.
These neighborhoods attract expats because they offer walkability, restaurants, international networks, pleasant streets, good transport and easier access to furnished apartments.
The most visible expat communities in these areas include British, Irish, Dutch, Belgian, German, Spanish and American residents, with Toulouse also attracting international aerospace and tech workers.
And if you are also an expat, you may want to read our Sources and methodology: we used Observatoires locaux des loyers, SeLoger Bordeaux and 123 Loger. We combined premium rent zones with expat lifestyle patterns. We do not treat expat demand as an official statistical count.
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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 three main tenant profiles in the South West France are students and young professionals, working couples and mobile professionals, and families looking for larger homes near schools and transport.
As a working estimate, students and young professionals represent about 35% of active demand, working couples and mobile professionals about 30%, and families about 25%, with the rest made up of retirees, expats and lifestyle renters.
Students usually look for studios and 1-bedroom flats, mobile professionals often want furnished 1-bedroom or 2-bedroom apartments, and families mostly search for 2-bedroom, 3-bedroom or small house rentals.
If you want to optimize your cashflow, you can read our Sources and methodology: we used Observatoires locaux des loyers, ANIL data.gouv.fr and Bien'ici. We matched tenant profiles with unit sizes and city demand. We used our own investor model to estimate the profile split.
Do tenants prefer furnished or unfurnished in the South West France?
In the South West France, about 40% of active small-apartment tenants prefer furnished rentals, while about 60% prefer unfurnished rentals, but the furnished share is much higher for studios and 1-bedroom flats.
A furnished apartment in the South West France can often earn €60 to €150 more per month than an unfurnished equivalent, which is about $65 to $160, especially in Bordeaux, Toulouse, Montpellier and coastal cities.
Furnished rentals are most popular with students, interns, young professionals, expats, separated professionals and remote workers who want a simple move-in.
Which amenities increase rent the most in the South West France?
The five amenities that increase rent the most in the South West France are outdoor space, parking, air conditioning in hotter cities, strong energy rating and a modern furnished kitchen.
As a simple guide, outdoor space can add €50 to €150 per month, parking €40 to €100, air conditioning €30 to €80, a strong energy rating €30 to €90, and a modern kitchen €40 to €120, which equals about $30 to $160 depending on the feature.
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 best ROI renovations for rentals in the South West France are energy upgrades, a clean bathroom, a modern kitchen, durable flooring and reversible air conditioning in hotter Occitanie cities.
Typical budgets run from €1,500 to €8,000 for flooring, kitchen or bathroom improvements, €2,000 to €10,000 for reversible air conditioning or energy upgrades, and each good upgrade can add about €30 to €150 per month in rent, or about $30 to $160.
Landlords should avoid luxury finishes in cheaper inland towns, oversized kitchens in small studios and expensive decorative work that tenants notice less than comfort, storage, energy performance and transport access.
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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 2026, practical vacancy for good private rental homes in the South West France is about 2% to 4% in the strongest cities and coastal markets.
The realistic range is about 2% to 4% in Bordeaux, Toulouse, Montpellier, La Rochelle and the Basque coast, 4% to 6% in mid-sized cities, and 7% to 10% in weaker inland towns.
Compared with the historical housing vacancy seen in broader Insee data, today’s vacancy for good urban rental apartments feels lower because many vacant homes are rural, outdated or not really available to tenants.
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 2026, a correctly priced rental in the South West France usually stays listed for about 10 to 25 days in the most active urban markets.
Small apartments in Bordeaux, Toulouse, Montpellier, La Rochelle and the Basque coast can rent in 7 to 15 days, family flats often take 15 to 30 days, and overpriced inland homes can take 30 to 60 days.
Compared with one year ago, good small rentals in the South West France appear to be renting at least as fast, while slower inland markets remain much more price-sensitive.
Which months have peak tenant demand in the South West France?
Peak tenant demand in the South West France usually runs from June to September, with the strongest pressure in July, August and early September.
This seasonal pattern is driven by students, internships, job transfers, university calendars, coastal housing choices and families trying to move before the school year starts.
The lowest demand months are usually November, December and early January, except for specific work transfers and furnished rentals in large cities.
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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 2026, a typical apartment landlord in the South West France should expect annual property tax of about €700 to €1,500, which is also €700 to €1,500 in local currency and roughly $760 to $1,620.
The realistic annual range is about €500 to €2,500, or about $540 to $2,700, because property taxes change a lot by commune, property size, cadastral value and local tax decisions.
Property tax in the South West France is calculated from a cadastral rental value and local tax rates, so two similar apartments can have different taxes if they are in different communes.
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 utilities do landlords often pay in the South West France right now?
Landlords in the South West France often advance building charges, common-area electricity, lift maintenance, cleaning, building insurance, cold water if shared, and household waste tax before recovering eligible parts from tenants.
A typical small-apartment cost can be around €40 to €120 per month for recoverable and non-recoverable building items, which is about $45 to $130, while owner-only costs depend on the building and the condominium budget.
The common practice is that tenants pay their own electricity, gas, internet and home insurance, while landlords pay building-level costs first and recover only the legal tenant share.
How is rental income taxed in the South West France as of 2026?
As of 2026, unfurnished rental income in the South West France is taxed as revenus fonciers, while furnished rental income is taxed as BIC, with income tax and social contributions depending on the landlord’s personal situation.
Main deductions can include repairs, management fees, insurance, loan interest, property tax excluding recoverable waste tax, condominium charges and some improvement works when the real regime is used.
Common mistakes in the South West France include treating furnished and unfurnished tax rules as the same, forgetting local property tax differences, overestimating recoverable charges and ignoring energy-performance constraints in older Bordeaux, Bayonne, La Rochelle, Toulouse and Montpellier buildings.
We cover these mistakes, among others, in our Sources and methodology: we used impots.gouv.fr unfurnished rental guidance, Service-public furnished rental guidance and Service-public recoverable charges. We used national tax rules because rental taxation is not regional. We then added South West France-specific landlord pitfalls.
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 used | Why this source is reliable | How we used it for this article |
|---|---|---|
| ANIL / data.gouv.fr Carte des loyers 2025 | This is the official national rent map, produced with public housing institutions and a disclosed method. | We used it as the base rent-per-square-meter benchmark for communes across the South West France. We treated it as the best broad-coverage source because it covers the whole country. |
| Ministère de la Transition écologique, Carte des loyers | This official ministry page explains the rent-map purpose and methodology. | We used it to check that the rent map is designed for private residential rent comparisons. We also used it to avoid relying only on property portals. |
| Observatoires locaux des loyers, national portal | This is the official network of local rent observatories in France. | We used it for local observed rent medians where reliable city-level data exists. We cross-checked these medians against ANIL and private listing data. |
| OLL Bordeaux | This local observatory gives observed rents for the Bordeaux area, not only asking rents. | We used it to anchor Bordeaux rent levels around the wider agglomeration. We adjusted upward for central areas such as Chartrons, Jardin Public and Saint-Pierre. |
| OLL Toulouse / AUAT 2025 | This is the local rent observatory for the Toulouse area. | We used it to anchor Toulouse’s 2025 market rent level. We then adjusted gently for the 2026 rental market context. |
| OLL Montpellier / ADIL34 2025 | This report gives detailed rent data by property type in the Montpellier area. | We used it for studio, 1-bedroom and 2-bedroom calibration. We also used it to measure the premium paid for smaller units. |
| 123 Loger Baromètre des loyers, June 2026 | This recent private-sector barometer is useful for checking current listing pressure. | We used it only as a live-market check for June 2026. We kept official data as the base and used this source to update the market feel. |
| SeLoger Bordeaux rents, June 2026 | SeLoger is one of France’s largest property portals and gives current asking rent indicators. | We used it to cross-check furnished and unfurnished rents in Bordeaux. We did not use it alone because asking rents can be higher than achieved rents. |
| SeLoger Toulouse rents, June 2026 | This portal page gives current rent indicators for a major South West France city. | We used it to cross-check Toulouse rents and the small-unit premium. We then compared it with OLL Toulouse data. |
| Insee Nouvelle-Aquitaine housing vacancy | Insee is France’s official statistics agency. | We used it to separate overall housing vacancy from real rental vacancy. We also used it to explain why rural vacancy is not the same as empty good apartments. |
| DREAL Nouvelle-Aquitaine housing key figures 2025 | This is a regional state housing source. | We used it as a macro check on housing stock and regional pressure. We did not use it to replace city-level rent data. |
| DGFiP / impots.gouv local tax tool | This is the official French tax administration tool for local tax data. | We used it to explain why property tax is commune-specific. We avoided giving one false property-tax rate for the whole South West France. |
| Service-public.fr recoverable charges | Service-public.fr is France’s official public-service legal information portal. | We used it to separate landlord-paid costs from tenant-recoverable charges. We also used it for building charges, utilities and waste-tax treatment. |
| impots.gouv.fr rental income tax | This is official French tax guidance for unfurnished rental income. | We used it to explain the tax treatment of unfurnished residential rents. We cross-checked it with Service-public for a simpler landlord explanation. |
| Service-public.fr furnished rental income | This official page explains the tax framework for furnished rentals. | We used it to distinguish unfurnished revenus fonciers from furnished BIC. We kept the explanation simple for non-professional individual landlords. |
Get fresh and reliable information about the market in the South West France
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