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
Where are the best places to invest in South West France right now? Is Bordeaux still the top pick, or are cities like Toulouse, Biarritz, and La Rochelle gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with notaries, real estate agents, and clients who invest across the region. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in South West France and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
1) La Rochelle is thriving with a strong rental market driven by tourism and a booming port economy
La Rochelle is buzzing with a strong rental market, thanks to its booming tourism and bustling port economy.
In 2023, nearly 3 million visitors flocked to La Rochelle via its train stations and airport, making it a hot spot for tourists. This surge in visitors has cranked up the demand for short-term rentals, with 60% of accommodations being furnished tourist rentals, or "meublés de tourisme" as the locals call them.
The port of La Rochelle, known as La Pallice, is a big deal for the local economy. It's the only deep-water port on the French Atlantic coast and ranks as the sixth most important in France. In 2023, it generated a whopping 595 million euros in economic impact, drawing in workers and businesses that keep the rental market thriving.
Property values and rental yields in La Rochelle are on the up and up. If you're eyeing a one-bedroom or two-bedroom apartment in the city center, expect to shell out around 1,500 euros a month. The tourist season is when demand really spikes, offering property owners a chance to cash in on significant rental income.
La Rochelle's appeal isn't just about numbers; it's about the lifestyle. The city's vibrant culture, stunning coastal views, and rich history make it a magnet for both tourists and long-term residents. This unique blend of attractions keeps the rental market lively and lucrative.
Investing in La Rochelle means tapping into a dynamic market driven by tourism and a robust port economy. Whether you're looking to rent out a property or settle down, the city's economic vitality and scenic charm offer plenty of opportunities.
Sources: La Rochelle Tourisme, Live and Invest Overseas
Here is the iconic waterfront of La Rochelle, where history meets modern seaside living. (Source: Live and Invest Overseas)
2) Montauban is gaining interest for its affordable property prices and closeness to Toulouse
Montauban is quickly becoming a hotspot for property buyers thanks to its attractive prices compared to nearby Toulouse.
Imagine snagging a cozy four-room house in Montauban starting at just €115,000, or a charming detached villa for anywhere between €140,000 and €200,000. Meanwhile, in Toulouse, the average house price soars to €4,216 per square meter, making Montauban a budget-friendly alternative.
One of Montauban's biggest perks is its convenient proximity to Toulouse. With a train ride of just about 33 minutes and plenty of daily departures, you can easily enjoy the perks of a big city without the hefty price tag.
Living in Montauban also means enjoying a more affordable lifestyle. While Toulouse is known as the priciest city in the Occitanie region, Montauban offers a more wallet-friendly option. This makes it a great pick for young couples and retirees who want to balance city life with a more economical living situation.
For those who crave the vibrancy of a major city but prefer not to break the bank, Montauban is an ideal choice. Its affordable cost of living combined with the short commute to Toulouse makes it a smart move for anyone looking to stretch their budget further.
Whether you're starting a family or enjoying your golden years, Montauban offers a sweet spot between urban excitement and suburban tranquility. It's a place where you can truly have the best of both worlds.
Sources: Houses and Apartments, Living Cost, The Trainline, Groupe Mercure
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.
3) Toulouse’s Saint-Cyprien is thriving with its vibrant cultural scene and rising property values
Saint-Cyprien in Toulouse is a hot spot, and it's easy to see why.
The neighborhood's property values are climbing, with the average selling price now at €4,640 per square meter. This surge is fueled by a growing demand for housing, especially since a new metro station has made commuting a breeze. The ease of access has made the area more attractive to potential buyers, who are eager to invest in a neighborhood that's both convenient and lively.
But there's more to Saint-Cyprien than just rising property prices. The area is alive with cultural activities that draw people in. Festivals like Le Nouveau Printemps and Rio Loco fill the streets with art, music, and a vibrant atmosphere, attracting both locals and tourists. These events, along with art galleries and cultural venues like Les Abattoirs Museum, make the neighborhood a true cultural hub.
The local government is also playing a part by investing in cultural projects, showing a real commitment to boosting the area's appeal. This investment, along with positive media coverage and mentions on travel blogs, highlights the vibrant cultural scene that Saint-Cyprien offers. It's no wonder the neighborhood is gaining popularity.
All these factors are contributing to the neighborhood's growing popularity and increasing property values. The combination of cultural vibrancy and improved infrastructure is making Saint-Cyprien a sought-after location for property buyers. The buzz around the area is palpable, and it's clear that this neighborhood is on the rise.
Sources: Real estate in Toulouse: key figures and trends in 2024, Events and festivals not to miss in Toulouse, Le Nouveau Printemps
4) Biarritz is booming with its luxury real estate market and rapidly appreciating high-end properties
The luxury real estate market in Biarritz is on fire, with property prices soaring.
In 2023, if you're eyeing a new property, expect to pay between 8,525 euros and 9,896 euros per square meter. Older properties aren't far behind, averaging 8,473 euros per square meter. This isn't just a blip; it's a trend fueled by Biarritz's irresistible charm and a steady stream of international buyers.
From 2020 to 2022, property prices in Biarritz jumped by about 8%, and over the past five years, they've skyrocketed by 69%. This kind of growth is turning heads and shaping the future of the housing market, especially as luxury properties continue to draw in big investments.
Real estate agencies are buzzing about Biarritz, calling it a prime spot for luxury investments. The region's stability and allure make it a magnet for those looking to invest in high-end properties.
Media outlets are also spotlighting Biarritz as a top choice for tourists and property buyers alike. Even with global economic ups and downs, international buyers are flocking here, snapping up main and secondary residences.
Local authorities are seeing a boom in luxury amenities and infrastructure, which is only adding to the region's economic growth and appeal.
Sources: BARNES Cote Basque, Michaël Zingraf Real Estate, PR Newswire
5) Arcachon is booming with its picturesque setting and rising home values driving property demand
Arcachon is seeing a big jump in property demand thanks to its stunning views and rising home values.
In recent years, property prices have climbed significantly, with beachside homes averaging around €6,500 per square meter, while other areas are about €4,600. This makes Arcachon a hot spot for investors looking for a good return.
Despite a dip in the overall French real estate market in 2024, Arcachon stayed popular with buyers. The town's charm and high-end developments, like luxury villas and apartments, continue to attract interest. For example, a 231 m² villa sold for €6,624,000, and a 144 m² apartment went for €2,312,900.
Real estate agencies are also boosting Arcachon's appeal. BARNES Arcachon, for instance, highlights properties with amazing features like panoramic views and private beach access, which are a big draw for buyers.
Arcachon's picturesque setting and growing reputation as a tourist destination have been getting a lot of media attention, which in turn is drawing more potential buyers and investors to the area.
Demographic studies show that Arcachon is attracting new residents and second-home buyers, thanks to its family-friendly vibe and relaxed lifestyle. The town's focus on high-quality buildings is also adding to its appeal.
Sources: Le Figaro Properties, Adrian Leeds Group, French Property
Get to know the market before you buy a property in the South West France
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
6) Bergerac is gaining attention for its countryside charm and expanding expat community
Bergerac, nestled in the beautiful South West of France, is catching eyes for its charming countryside and vibrant expat community.
In recent years, while the broader French real estate market saw a dip in 2024, property prices in Bergerac have stayed steady. This stability, along with favorable exchange rates, is drawing in international buyers, especially from the United States and the Middle East. Local real estate agents, like those at Jurina Longis Green, are noticing this uptick in interest and are helping clients navigate property transactions.
Bergerac's appeal is further highlighted by a study from l’Institut National de la Statistique et des Études Économiques (INSEE), which shows that Dordogne, where Bergerac is located, has the second-largest British population in France, just after Paris. This makes it a popular spot for expats looking for a slice of French life.
The town is well-equipped to welcome newcomers, with expat-focused services and businesses making the transition smoother. Local banks and the Tax Office offer services in English, catering to the needs of the expat community. This support network is a big plus for those considering a move.
Adding to its allure, Bergerac frequently receives praise in media articles and travel blogs for its countryside charm and relaxed lifestyle. This positive buzz is making more people consider it as a potential new home.
With its stable property market, supportive community, and picturesque setting, Bergerac is becoming a top choice for those looking to relocate. The growing interest from international buyers is a testament to its unique appeal.
Sources: Connexion France, French Entree, Adrian Leeds, Wikipedia
7) Cahors is gaining interest for its affordable real estate and potential for long-term appreciation
Cahors is catching the eye of property buyers thanks to its budget-friendly real estate market.
In 2023 and 2024, you could snag an apartment in Cahors for €1,220 to €1,560 per square meter, a steal compared to the national average of €3,197. This makes Cahors a smart pick for those wanting to invest without emptying their wallets.
Over the last ten years, Cahors has seen steady growth in property prices, even when the rest of the country faced ups and downs. This consistency hints at a promising future for property values here, showing Cahors' knack for weathering economic storms.
Investors will find Cahors appealing with its rental yield hovering around 6%. While not the top in France, this yield is still enticing, especially when paired with the area's lower property costs. It's a sweet spot for those looking to earn rental income and watch their property's value climb.
Picture this: a charming town with affordable homes and a solid chance for your investment to grow. Cahors offers a unique blend of affordability and potential for long-term appreciation, making it a standout choice for savvy buyers.
With its resilient market and attractive yields, Cahors is more than just a picturesque spot; it's a strategic investment opportunity waiting to be explored.
Sources: French Property, GuestReady
Here is a charming estate in Cahors, showcasing the region's timeless appeal and the kind of real estate investment opportunities the area has to offer. (Source: Kretz Family Real Estate)
8) Anglet is gaining popularity for its high vacation rental demand, boosting short-term rental income
Anglet is quickly becoming a hotspot for vacation rentals, boosting short-term rental income in the area.
One reason for this surge is the rising occupancy rates in the Basque Coast region, which includes Anglet. In 2023, tourism expenditure in the Basque Country grew by 29.6%, reaching 6,139 million euros. This shows a significant uptick in tourism activity, making Anglet a prime spot for vacationers.
Platforms like Airbnb and Booking.com are seeing more vacation rental listings, reflecting a global trend. While specific data for Anglet isn't available, Airbnb is projected to need 5 million new listings by 2026 to meet booking forecasts. This indicates a strong demand for short-term rentals in popular tourist destinations, including Anglet.
The Basque Coast region, which Anglet is part of, is experiencing a boom in tourism. In 2023, inbound and outbound tourism in the Basque Country increased by 32.0%, signaling a robust recovery. This likely includes Anglet, making it an attractive destination for tourists looking for short-term rental accommodations.
Anglet's charm and strategic location on the Basque Coast make it a magnet for tourists. The area is known for its beautiful beaches and vibrant culture, which are key attractions for vacationers. This allure is contributing to the high demand for vacation rentals in the region.
With more tourists flocking to Anglet, property owners are seeing a boost in rental income. The combination of increased tourism and the popularity of platforms like Airbnb is creating a lucrative market for short-term rentals. This trend is expected to continue as more travelers discover what Anglet has to offer.
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.
9) Bordeaux’s Chartrons district is popular for its trendy vibe and strong property value growth
Chartrons in Bordeaux is buzzing with a trendy atmosphere and rising property values.
In recent years, the average price per square meter in Bordeaux has hovered around €4,977, but Chartrons has seen even more impressive growth. This is evident in the average gross yield on furnished properties, which is at 4.33%, showing strong demand and appreciation.
The district is alive with culture, featuring art galleries, theaters, and museums. Chartrons is also known for its fine dining and vibrant nightlife, making it a hotspot for both locals and tourists. The area’s charm is further enhanced by popular outdoor markets and unique boutiques, attracting a mix of investors and artists.
There's been a noticeable demographic shift in Chartrons, with young professionals and families moving in, adding to its allure. The streets are lined with cafes, restaurants, and boutiques, reflecting the area's growth in local amenities.
Good tram links and a beautiful public garden make Chartrons even more appealing. The district's development is evident in its expanding amenities and convenient transport options.
Chartrons is a place where the old meets the new, offering a unique blend of history and modernity. Its vibrant community and cultural richness make it a sought-after location for property buyers.
Sources: Doorfeed, France with Vero, Lodgis Blog
10) Pau is gaining attention for its affordable property prices and appreciation potential
Pau is catching eyes in 2023 and 2024 for its affordable property prices.
In Pau, you can snag an apartment for about €2,605 per square meter and a house for €2,511 per square meter. These prices are a steal compared to nearby hotspots like Biarritz or Bayonne, where the allure of the coast has sent prices soaring.
Platforms like Properstar are buzzing with activity, showing a steady interest in Pau's property market. This means folks are starting to see the value here, not just for the price but for the potential to make a good return on investment down the line.
While we don't have exact numbers on rental yields, the word on the street is that Pau's market is ripe for investment. It's a place where you can get more bang for your buck, especially if you're looking to invest in property.
Historically, Pau's property prices are higher than in places like Agen or Villeneuve but still a bargain compared to the pricey Pyrenees-Atlantiques coastline. This sweet spot of affordability and growth potential makes Pau a magnet for new residents and savvy investors.
So, if you're thinking about buying property in the country, Pau might just be the hidden gem you're looking for. It's a place where you can enjoy the perks of a vibrant market without breaking the bank.
Sources: Properstar, French-Property
11) Perpignan is gaining attention for its low property prices and high investment return potential
Perpignan is quickly becoming a hotspot for property investment thanks to its affordable prices compared to other French cities.
While places like Rennes have seen property prices jump significantly, Perpignan remains a budget-friendly option for buyers. This affordability makes it an attractive choice for those looking to invest without breaking the bank.
Investors are also drawn to Perpignan for its potential high rental yields. With a median occupancy rate of 56% for short-term rentals and an average daily rate of €77, property owners can earn around €15,000 annually. This offers a promising return on investment, especially for those eyeing the rental market.
Tourism is another factor boosting Perpignan's property market. The 2024 Summer Olympics in France brought more tourists, increasing demand for short-term rentals. This trend is expected to continue, making the city even more appealing to investors.
Perpignan is also seeing significant urban development, like the redevelopment of rue Paul Rubens. These projects not only improve life for residents but also make the city more attractive to potential buyers and investors.
With its combination of affordability, rental potential, and urban development, Perpignan is emerging as a prime spot for property investment.
Sources: Airbtics, Perpignan Méditerranée Métropole, Long Term Rentals in France, Rental Scale-Up
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.
Related analyses:
- Why you should consider investing in property in the South West France
- Forecasts and predictions for the real estate market in the South West France
- Overview of the current state of the real estate market in the South West France
- The strongest trends for real estate in the South West France