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This guide covers the current housing prices in Toulouse, France, with fresh data as of the first half of 2026.
We update this blog post regularly to make sure you always have the latest numbers and market trends.
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 Toulouse.
Insights
- Toulouse property prices dropped roughly 3.5% over the past year, but over ten years they have still risen about 35% in nominal terms and around 12% after adjusting for inflation.
- Small apartments in Toulouse command the highest price per square meter at around 4,100 euros, while larger 3 to 4 room units cost closer to 2,900 euros per square meter.
- Houses represent only 13% of Toulouse property sales, yet their median price is nearly four times higher than a studio apartment.
- Saint-Cyprien is the most expensive neighborhood in Toulouse, with prices averaging close to 4,900 euros per square meter in January 2026.
- Buyers in Toulouse typically negotiate listing prices down by about 6%, meaning a property listed at 200,000 euros often closes around 188,000 euros.
- New-build homes in Toulouse cost roughly 15% more than comparable existing properties, driven by modern energy standards and higher construction costs.
- A realistic entry-level budget in Toulouse starts around 80,000 to 120,000 euros, enough for a small studio in outer neighborhoods like Mirail or Gironis.
- Acquisition fees in Toulouse add about 8% on top of the purchase price for existing homes, so a 200,000 euro apartment actually costs closer to 216,000 euros before any renovation.
What is the average housing price in Toulouse in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being distorted by a few very expensive properties that pull the average up.
We are writing this as of the first half of 2026 using the latest data collected from authoritative French government sources, which we manually verified.
The median housing price in Toulouse in 2026 is around 185,000 euros, which converts to about $218,000 or 185,000 euros. The average housing price in Toulouse is higher at roughly 210,000 euros, or about $248,000, because expensive houses pull the mean upward.
About 80% of residential property sales in Toulouse in 2026 fall within a price range of 100,000 to 400,000 euros, or roughly $118,000 to $471,000.
A realistic entry range in Toulouse in 2026 is 80,000 to 120,000 euros ($94,000 to $141,000), which typically gets you a 20 to 30 square meter studio apartment in outer neighborhoods like Mirail or Gironis, often needing some cosmetic updates.
A typical luxury property in Toulouse in 2026 costs between 600,000 and 1,500,000 euros ($707,000 to $1,768,000), and for that budget you can expect a large renovated family home of 180 to 250 square meters in premium areas like Côte Pavée or La Terrasse, usually with a garden and parking.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Toulouse.
Are Toulouse property listing prices close to the actual sale price in 2026?
In Toulouse in 2026, listing prices are estimated to be about 6% higher than final sale prices on average.
This gap exists mainly because mortgage rates remain above 3%, which limits what buyers can afford and gives them more negotiating power. The discount tends to be larger for properties that have been on the market for several months or need significant renovation work.
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What is the price per sq m or per sq ft for properties in Toulouse in 2026?
As of early 2026, the average housing price in Toulouse is around 3,300 euros per square meter ($3,890/sqm or about $362 per square foot). The median is slightly lower at approximately 3,200 euros per square meter ($3,770/sqm or roughly $350 per square foot).
Small apartments like studios have the highest price per square meter in Toulouse at around 4,100 euros, while larger 3 to 4 room apartments have the lowest at roughly 2,900 euros per square meter, because fixed costs like kitchens and bathrooms get spread over more space in bigger units.
The highest prices per square meter in Toulouse in 2026 are found in Saint-Cyprien (around 4,900 euros/sqm) and Capitole (around 4,600 euros/sqm). The lowest prices are in Mirail-Reynerie-Bellefontaine (around 2,900 euros/sqm) and Saint-Simon (around 3,000 euros/sqm).
How have property prices evolved in Toulouse?
Compared to one year ago, Toulouse property prices have dropped by about 3.5% in nominal terms, or roughly 4% when adjusted for inflation. This decline is mainly due to mortgage rates staying above 3%, which reduces what buyers can afford to pay.
Compared to ten years ago, Toulouse property prices have risen by approximately 35% in nominal terms, which translates to about 12% in real terms after accounting for inflation. This long-term growth reflects sustained demand from Toulouse's aerospace industry, universities, and steady population growth.
By the way, we've written a blog article detailing the latest updates on property price variations in Toulouse.
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 Toulouse.
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How do prices vary by housing type in Toulouse in 2026?
In Toulouse in 2026, apartments dominate the market: 1-room units make up about 16% of sales, 2-room apartments 25%, 3-room apartments 28%, 4+ room apartments 17%, and houses only 13%, because Toulouse is a dense urban center where apartment living is the norm.
The median price for a 1-room apartment in Toulouse is around 98,000 euros ($116,000), a 2-room apartment costs about 140,000 euros ($165,000), a 3-room apartment runs around 184,000 euros ($217,000), a 4+ room apartment is approximately 239,000 euros ($282,000), and a house costs around 380,000 euros ($448,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Toulouse?
- How much should you pay for an apartment in Toulouse?
How do property prices compare between existing and new homes in Toulouse in 2026?
New-build properties in Toulouse in 2026 cost approximately 15% more than comparable existing homes of the same size and location.
This premium exists because new homes come with modern energy efficiency standards and lower maintenance costs, while also reflecting higher construction and compliance expenses that builders pass on to buyers.
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How do property prices vary by neighborhood in Toulouse in 2026?
Capitole is Toulouse's historic central neighborhood, popular with buyers who want walkability and cafés at their doorstep. A renovated 60 square meter apartment here typically costs between 244,000 and 311,000 euros ($288,000 to $367,000), with prices per square meter around 4,100 to 5,200 euros.
Saint-Cyprien sits just across the Garonne river and attracts a lively, younger crowd with its restaurants and nightlife. A 55 square meter 2 to 3 room apartment in Saint-Cyprien typically costs between 260,000 and 331,000 euros ($307,000 to $390,000), making it one of the priciest neighborhoods in Toulouse.
Côte Pavée, L'Hers, and La Terrasse form Toulouse's premium family-friendly zone on the eastern side of the city. Buyers here often look for houses with gardens, and a 160 square meter home typically costs around 660,000 to 840,000 euros ($778,000 to $990,000).
You will find a much more detailed analysis by areas in our property pack about Toulouse. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (60 sqm) | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Saint-Cyprien | Lifestyle / trendy | €260k-€331k ($307k-$390k) | €4,330-€5,510 ($5,100-$6,490) | €402-€512 ($474-$603) |
| Capitole | Central / walkable | €244k-€311k ($288k-$367k) | €4,070-€5,180 ($4,800-$6,110) | €378-€481 ($446-$567) |
| Les Chalets-St Aubin-St Étienne | Central / charming | €246k-€313k ($290k-$369k) | €4,100-€5,230 ($4,830-$6,170) | €381-€486 ($449-$575) |
| Côte Pavée-L'Hers-La Terrasse | Family / premium | €249k-€317k ($293k-$374k) | €4,160-€5,300 ($4,900-$6,250) | €386-€492 ($456-$584) |
| Amidonniers-Caffarelli | Business / commute | €246k-€313k ($290k-$369k) | €4,100-€5,220 ($4,830-$6,150) | €381-€485 ($449-$573) |
| St-Michel-Le Busca-St-Agne | Popular / mixed | €232k-€295k ($273k-$348k) | €3,870-€4,920 ($4,560-$5,800) | €360-€457 ($424-$539) |
| Jolimont-Soupetard-Bonhoure | Value / improving | €209k-€266k ($246k-$314k) | €3,490-€4,440 ($4,110-$5,230) | €324-€412 ($382-$486) |
| Minimes-Barrière de Paris | Commute / value | €193k-€246k ($228k-$290k) | €3,210-€4,090 ($3,780-$4,820) | €298-€380 ($351-$448) |
| Lardenne-Les Pradettes-Basso Cambo | Family / suburban | €192k-€244k ($227k-$288k) | €3,200-€4,080 ($3,770-$4,810) | €297-€379 ($350-$447) |
| Croix Daurade-Borderouge | Budget / newer stock | €171k-€218k ($202k-$257k) | €2,860-€3,640 ($3,370-$4,290) | €266-€338 ($313-$399) |
| Saint-Simon | Budget / houses | €159k-€202k ($187k-$238k) | €2,660-€3,380 ($3,140-$3,990) | €247-€314 ($291-$370) |
| Mirail-Reynerie-Bellefontaine | Lowest cost | €153k-€195k ($180k-$230k) | €2,550-€3,250 ($3,010-$3,830) | €237-€302 ($279-$356) |
How much more do you pay for properties in Toulouse when you include renovation work, taxes, and fees?
When buying an existing property in Toulouse in 2026, you should expect to pay around 8% on top of the purchase price for acquisition costs (often called notaire fees), plus any renovation expenses if the property needs work.
If you buy a property for around $200,000 (about 170,000 euros), you would pay approximately 14,000 euros in acquisition fees. If you add a light renovation at 500 euros per square meter for a 50 square meter apartment, that adds another 25,000 euros, bringing your total cost to around 209,000 euros ($246,000).
For a property at $500,000 (about 424,000 euros), acquisition fees run close to 34,000 euros. A medium renovation on a 70 square meter space at 800 euros per square meter adds about 56,000 euros, so your all-in cost reaches approximately 514,000 euros ($606,000).
At the $1,000,000 level (about 848,000 euros), acquisition fees are around 68,000 euros. A heavier renovation on a 100 square meter home at 1,200 euros per square meter adds 120,000 euros, making the total approximately 1,036,000 euros ($1,221,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Toulouse
| Expense | Category | Estimated Cost Range and Explanation |
|---|---|---|
| Acquisition taxes and fees (existing homes) | Fees / Taxes | About 7% to 8% of the purchase price. For a 200,000 euro property, expect around 14,000 to 16,000 euros ($16,500 to $18,900). This covers notaire fees, registration taxes, and administrative costs. |
| Light renovation (paint, floors) | Renovation | Around 500 to 700 euros per square meter ($590 to $825/sqm). For a 50 sqm apartment, budget 25,000 to 35,000 euros. This covers cosmetic updates like fresh paint, new flooring, and minor repairs. |
| Medium renovation (kitchen and bathroom) | Renovation | Around 700 to 1,000 euros per square meter ($825 to $1,180/sqm). For a 70 sqm apartment, expect 49,000 to 70,000 euros. This includes new kitchen cabinets, bathroom fixtures, flooring, and electrical updates. |
| Heavy renovation (systems and energy) | Renovation | Around 1,000 to 1,200 euros per square meter ($1,180 to $1,415/sqm). For a 100 sqm home, budget 100,000 to 120,000 euros. This covers insulation, new heating systems, windows, wiring, and plumbing. |
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 Toulouse in 2026 with different budgets?
With $100,000 (about 85,000 euros), your options in Toulouse are limited: you could find a 20 to 25 square meter studio in Mirail-Reynerie-Bellefontaine that needs a cosmetic refresh, a small 22 to 28 square meter studio in the Gironis area in basic condition, or a very small 28 to 30 square meter one-bedroom in the far northern edges like Lalande that requires renovation work.
With $200,000 (about 170,000 euros), you can buy a 40 to 45 square meter 2-room apartment in Minimes, a similar-sized 2-room apartment in Jolimont, or a 55 to 60 square meter 3-room apartment in Borderouge or Croix Daurade in average condition.
With $300,000 (about 255,000 euros), you can afford a 60 to 70 square meter 3-room apartment in St-Michel or St-Agne, a 55 to 65 square meter 3-room apartment in the popular Saint-Cyprien neighborhood, or a 75 to 85 square meter 4-room apartment in Jolimont or Bonnefoy.
With $500,000 (about 424,000 euros), you can purchase a 100 square meter family house in Lardenne or Les Pradettes, a large 95 to 110 square meter renovated apartment near Capitole or in Les Chalets, or a 110 to 130 square meter house with a garden in Saint-Simon.
With $1,000,000 (about 848,000 euros), you can buy a premium 160 to 200 square meter renovated house in Côte Pavée, L'Hers, or La Terrasse, a rare high-end 140 to 180 square meter apartment in the Capitole district, or an architect-designed 180 to 220 square meter renovated house in the Busca or St-Agne areas.
With $2,000,000 (about 1.7 million euros), there is a market but it is niche and exclusive: you could find a luxury 280 to 400 square meter villa with a pool in Côte Pavée or La Terrasse, a prestige 250 to 350 square meter fully renovated townhouse in central premium pockets, or a large 350 to 500 square meter property with land in the upscale east or south-east areas.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Toulouse.
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 Toulouse, 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 |
|---|---|---|
| DGFiP / Etalab DVF | This is the French government's official open database of all recorded property transactions. | We used DVF as our ground truth for actual sale prices, not asking prices. We relied on DVF-backed aggregations to describe typical price ranges in Toulouse. |
| INSEE Consumer Price Index | INSEE is France's official national statistics office, and CPI is the standard reference for measuring inflation. | We used this to inflation-adjust Toulouse price changes over time. We calculated what prices from 10 years ago mean in today's money. |
| INSEE / Notaires Price Index Methodology | This explains the official framework used by notaires and INSEE to measure housing prices consistently. | We used this to understand what price figures actually measure. We relied on it to explain why notaire data is closer to reality than listings. |
| INSEE Old Homes Price Index (Province Apartments) | This is an official long-term time series designed to track housing price changes consistently over decades. | We used this as a reference for 10-year price evolution. We triangulated it with Toulouse-specific DVF statistics for accuracy. |
| Banque de France Housing Credit Stats | This is the French central bank's official report on mortgage rates and credit conditions. | We used this to explain why prices changed recently. We referenced it to support our analysis of affordability and its impact on the market. |
| ECB EUR/USD Reference Rate | The European Central Bank publishes the official foreign exchange reference rate for the euro. | We converted all Toulouse prices from euros to US dollars using the late December 2025 rate. We also converted dollar budgets back to euros for the budget examples. |
| PAP Prix m² Toulouse | PAP transparently states its data comes from DVF plus its own large listings platform dataset. | We used this for Toulouse-level averages, medians by property type, and market mix percentages. We treated it as DVF-based evidence for our analysis. |
| Le Figaro Immobilier Toulouse | Le Figaro is a major national outlet that publishes structured neighborhood data with clear date references. | We used this to list 12 neighborhoods with price ranges. We cross-checked citywide figures with DVF-based PAP stats for consistency. |
| Service-Public.fr Notaire Fee Calculator | This is the official French government information portal for citizens. | We used this to quantify acquisition taxes and fees. We calculated all-in costs for our budget examples using their official rates. |
| Economie.gouv.fr Buyer Fees Guide | This is the French Ministry of Economy's official explanation of property purchase costs. | We used this to verify the breakdown of notaire fees and taxes. We ensured our fee estimates matched official government guidance. |
| Economie.gouv.fr DVF Explanation | This official government page explains what DVF covers and how to use it for property valuation. | We referenced this to understand DVF methodology. We used it to explain what types of transactions DVF includes in our sources section. |
| INSEE Construction Cost Indices | INSEE publishes official indices tracking construction and maintenance costs in France. | We used this to estimate renovation costs per square meter. We explained why new-build homes cost more using construction cost inflation data. |
| Data.gouv.fr Open Data Portal | This is the French government's central platform for publishing open data sets. | We accessed DVF transaction data through this portal. We verified that our primary sources were using official government data. |
| Notaires de France | The national notary association maintains official transaction records and price statistics. | We cross-referenced notaire data methodology to understand price measurements. We ensured our analysis aligned with official notaire recording standards. |
| Toulouse City Official Website | The official city government website provides local planning and development information. | We referenced neighborhood boundaries and local context. We used city information to categorize neighborhoods by character and profile. |
| INSEE Toulouse Demographics | INSEE provides official population and demographic statistics for all French cities. | We referenced population trends to explain demand drivers. We used demographic data to support our analysis of long-term price growth. |
| Légifrance | This is the official French legal database with all property-related laws and regulations. | We verified acquisition fee rates and tax requirements. We ensured our cost estimates complied with current French property law. |
| ADEME (French Environment Agency) | ADEME provides official guidance on energy renovation costs and standards. | We referenced energy renovation cost estimates in our heavy renovation category. We used their data to explain why new builds command a premium. |
| SeLoger | SeLoger is one of France's largest property listing platforms with extensive market coverage. | We cross-referenced listing price trends to estimate the gap between asking and sale prices. We compared their data with DVF-based sale prices. |
| Meilleurs Agents | This platform combines notaire data with listing data to provide neighborhood-level price estimates. | We used their methodology as a cross-check for neighborhood price variations. We compared their estimates with our DVF-based figures for consistency. |
| CLAMEUR | CLAMEUR is a professional observatory tracking rental and housing markets across France. | We referenced their market analysis for investor-oriented properties. We used their rental yield data to understand why small units have higher prices per sqm. |
| FNAIM | FNAIM is France's national federation of real estate agents with extensive transaction data. | We cross-referenced their market reports for price trend validation. We used their professional insights on negotiation margins between listing and sale prices. |
| ORPI | ORPI is one of France's largest real estate agency networks with strong regional presence. | We referenced their local market commentary for Toulouse-specific insights. We used their transaction data as an additional cross-check for neighborhood prices. |
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