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This article explains the current housing prices in Toulouse in 2026, using the latest data we have checked for June 2026.
We constantly update this blog post so buyers can follow Toulouse property prices with fresh and practical figures.
You will find average prices, price per square meter, neighborhood ranges, buying costs, and examples by budget.
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
- The average housing price in Toulouse in 2026 is about €3,650 per m², which means a 65 m² apartment often costs around €240,000 before fees.
- Toulouse is still cheaper than Paris, Lyon, or prime Bordeaux, but the city is no longer a low-cost market for central family homes.
- Existing apartments dominate the Toulouse residential market, because INSEE data shows apartments make up about 84% of the city’s housing stock.
- The Toulouse market is very local: a good apartment in Carmes can cost almost twice as much per m² as a similar-sized unit in Mirail.
- Listed prices in Toulouse are usually about 4% to 6% above final sale prices, but prime small apartments often leave less room to negotiate.
- New-build apartments in Toulouse usually cost around 25% to 35% more per m² than existing apartments, mainly because supply is tight.
- A $200,000 budget is realistic in Toulouse in 2026, but it usually points to an existing one-bedroom apartment outside the most central streets.
- A $1 million budget is high-end in Toulouse, but the best houses in Côte Pavée, Busca, or Saint-Étienne can still sell above that level.
- Buyer costs matter in Toulouse: an existing property can easily cost 8% to 20% more after taxes, notary-related fees, and light renovation work.
What is the average housing price in Toulouse in 2026?
The median housing price in Toulouse in 2026 is often more useful than the average price because it shows what a typical buyer is more likely to pay, without being pulled up by expensive houses and prime apartments.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
In 2026, the median housing price in Toulouse is about €205,000, or about $237,000, which is also €205,000 because the local currency is the euro. The average housing price in Toulouse in 2026 is about €235,000, or about $272,000, also €235,000 in local currency.
A realistic range for about 80% of residential properties in Toulouse in 2026 is roughly €110,000 to €650,000, or about $127,000 to $752,000.
A realistic entry range in Toulouse in 2026 is about €120,000 to €190,000, or about $139,000 to $220,000, which usually buys an existing 30 m² to 45 m² studio or one-bedroom apartment in areas such as Mirail, Bellefontaine, Lalande, Soupetard, Croix-Daurade, or parts of Borderouge.
A typical luxury property in Toulouse in 2026 usually starts around €650,000 and can reach €1.5 million or more, or about $752,000 to $1.74 million+, for a renovated townhouse, a large family apartment, or a house with outdoor space in areas such as Côte Pavée, Busca, Carmes, Saint-Étienne, Les Chalets, or Saint-Cyprien.
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 usually about 4% to 6% above the final sale price, with 5% being a reasonable central estimate.
This gap exists because some sellers still remember the 2021 and 2022 peak prices, while buyers are more careful after the mortgage-rate shock. The gap is smallest for well-priced small apartments in central Toulouse, and largest for homes needing work, homes with weak energy ratings, or apartments without a lift, parking, or outdoor space.
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What is the price per sq m or per sq ft for properties in Toulouse in 2026?
As of 2026, the median residential price in Toulouse is about €3,500 per m², or about $4,051 per m², which equals about €325 per sq ft or $376 per sq ft. The average residential price in Toulouse in 2026 is about €3,650 per m², or about $4,224 per m², which equals about €339 per sq ft or $392 per sq ft.
The highest prices per m² in Toulouse in 2026 are usually for small renovated central apartments and prime houses, while the lowest prices are usually for larger older apartments in less central areas, because location, building quality, energy rating, lift access, parking, and renovation needs change the price quickly.
The highest price per m² in Toulouse in 2026 is usually found in Carmes, Saint-Étienne, Capitole, Saint-Cyprien, Les Chalets, Côte Pavée, and Busca, often around €4,700 to €6,000+ per m². The lowest price per m² is usually found in Mirail, Reynerie, Bellefontaine, Lalande, Les Izards, and parts of Borderouge, often around €2,300 to €3,100 per m².
How have property prices evolved in Toulouse?
Compared with one year ago, Toulouse property prices in 2026 are up by about 2.2% in nominal terms. After inflation, the change is roughly flat, because French consumer prices also increased over the same period.
Compared with two years ago, Toulouse property prices in 2026 are broadly stable to slightly lower in real terms, even if good central homes have held their value better. The main reason is simple: financing became harder after the rate shock, but limited supply and local job growth helped stop a deeper fall.
By the way, we’ve written a blog article detailing the latest updates on property price variations in France.
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, the available residential market is mostly existing apartments at about 72%, followed by new-build apartments at 11%, houses and townhouses at 10%, larger villas at 3%, studios as a specific student sub-market at 3%, and other atypical property at about 1%, because the city’s housing stock is mainly apartments.
As of 2026, a studio or small apartment in Toulouse usually costs about €95,000 to €145,000, or $110,000 to $168,000, while a one-bedroom apartment usually costs about €140,000 to €210,000, or $162,000 to $243,000. A two-bedroom apartment usually costs about €210,000 to €310,000, or $243,000 to $359,000, while a family apartment often costs about €320,000 to €520,000, or $370,000 to $602,000. A standard house or townhouse usually costs about €360,000 to €650,000, or $417,000 to $752,000, while a prime house or villa often costs about €700,000 to €1.5 million+, or $810,000 to $1.74 million+.
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?
In Toulouse in 2026, new-build apartments usually cost about 25% to 35% more per m² than existing apartments, with a central estimate close to 30%.
This premium exists because new homes include modern energy standards, higher construction costs, developer margins, and scarce new supply in a city where demand has stayed strong.
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How do property prices vary by neighborhood in Toulouse in 2026?
In Carmes and Saint-Étienne, buyers mainly find renovated old apartments, prime family apartments, and rare heritage homes. In 2026, typical goods often range from €450,000 to €900,000, or about $521,000 to $1.04 million, because the area is central, beautiful, walkable, and scarce.
In Saint-Cyprien, buyers mainly find apartments, renovated units, and a few townhouses. In 2026, typical homes often range from €320,000 to €700,000, or about $370,000 to $810,000, because the area is lively, central, and well connected while feeling slightly less formal than the historic core.
In Côte Pavée and Busca, buyers mainly find family apartments, townhouses, and larger houses. In 2026, typical homes often range from €500,000 to €1.2 million, or about $579,000 to $1.39 million, because these neighborhoods are greener, family-friendly, and known for good residential quality.
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:
| Toulouse neighborhood | Market feel | Typical total price | Typical price per m² | Typical price per sq ft |
|---|---|---|---|---|
| Saint-Cyprien | Popular and central | €320,000 to €700,000 / $370,000 to $810,000 | €4,600 to €5,700 / $5,323 to $6,596 | €427 to €530 / $494 to $613 |
| Capitole | Hyper-center | €300,000 to €850,000 / $347,000 to $984,000 | €4,400 to €5,600 / $5,092 to $6,481 | €409 to €520 / $473 to $602 |
| Carmes / Saint-Étienne | Prime and heritage | €450,000 to €900,000 / $521,000 to $1,042,000 | €5,000 to €6,300 / $5,787 to $7,290 | €465 to €585 / $538 to $677 |
| Les Chalets / Saint-Aubin | Central character | €300,000 to €750,000 / $347,000 to $868,000 | €4,300 to €5,300 / $4,977 to $6,134 | €399 to €492 / $462 to $570 |
| Amidonniers / Caffarelli | River and student demand | €250,000 to €650,000 / $289,000 to $752,000 | €4,100 to €5,000 / $4,745 to $5,787 | €381 to €465 / $441 to $538 |
| Saint-Michel / Busca / Saint-Agne | Family and metro | €260,000 to €800,000 / $301,000 to $926,000 | €3,900 to €4,900 / $4,514 to $5,671 | €362 to €455 / $419 to $527 |
| Côte Pavée / La Terrasse | Premium family houses | €500,000 to €1,200,000 / $579,000 to $1,389,000 | €3,900 to €5,300 / $4,514 to $6,134 | €362 to €492 / $419 to $570 |
| Cartoucherie / Fontaine-Bayonne | New-build and regeneration | €250,000 to €550,000 / $289,000 to $636,000 | €3,600 to €4,600 / $4,166 to $5,323 | €334 to €427 / $387 to $494 |
| Rangueil / Sauzelong | Student, medical, and science | €150,000 to €450,000 / $174,000 to $521,000 | €3,400 to €4,300 / $3,935 to $4,977 | €316 to €399 / $366 to $462 |
| Minimes / Barrière de Paris | Commute and metro | €180,000 to €450,000 / $208,000 to $521,000 | €3,100 to €4,000 / $3,588 to $4,629 | €288 to €372 / $333 to $430 |
| Croix-Daurade / Borderouge | Value and families | €150,000 to €420,000 / $174,000 to $486,000 | €2,900 to €3,700 / $3,356 to $4,282 | €269 to €344 / $312 to $398 |
| Mirail / Reynerie / Bellefontaine | Lowest-cost and value | €90,000 to €300,000 / $104,000 to $347,000 | €2,300 to €3,100 / $2,662 to $3,588 | €214 to €288 / $247 to $333 |
How much more do you pay for properties in Toulouse when you include renovation work, taxes, and fees?
In Toulouse in 2026, the total cost of buying an existing property is often 8% to 20% above the purchase price for a clean or lightly renovated home, and 25% to 45% above the purchase price for a home needing heavy work.
For a property bought around $200,000, or about €173,000, a buyer in Toulouse should often add around €14,000 for acquisition costs and possibly €10,000 to €20,000 for light works. That means the final budget can easily reach about €197,000 to €207,000, or about $228,000 to $239,000.
For a property bought around $500,000, or about €432,000, a buyer in Toulouse should often add about €32,000 to €35,000 in acquisition costs and perhaps €30,000 to €60,000 in renovation or furnishing. That means the final budget can easily reach about €494,000 to €527,000, or about $572,000 to $610,000.
For a property bought around $1,000,000, or about €864,000, a buyer in Toulouse should often add about €65,000 in acquisition costs and perhaps €70,000 to €120,000 for works, depending on condition. That means the final budget can easily reach about €999,000 to €1,049,000, or about $1.16 million to $1.21 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Toulouse
| Extra expense | Type of cost | Estimated cost range |
|---|---|---|
| Acquisition costs for an existing home | Taxes and notary-related fees | Usually about 7% to 8% of the purchase price. On a €300,000 property, that is roughly €21,000 to €24,000, or about $24,000 to $28,000. |
| Acquisition costs for a new-build home | Reduced fees | Usually about 2% to 3.5% of the purchase price. On a €300,000 new-build property, that is roughly €6,000 to €10,500, or about $7,000 to $12,000. |
| Agency fee, if buyer-paid | Transaction cost | Often around 3% to 5% of the price, although many French listings already include agency fees. Always check whether the advertised price is agency-fee included. |
| Light refresh | Renovation | Usually about €300 to €700 per m², or about $347 to $810 per m². This may cover paint, small repairs, basic flooring, and simple updates. |
| Standard renovation | Renovation | Usually about €800 to €1,500 per m², or about $926 to $1,736 per m². This may include kitchens, bathrooms, wiring, flooring, and layout improvements. |
| Heavy renovation | Renovation | Usually about €1,800 to €2,800 per m², or about $2,083 to $3,241 per m². This can apply to older homes with major structural, energy, or full-interior work. |
| Energy renovation | Renovation and compliance | Often about €10,000 to €60,000+, or about $11,600 to $69,400+. Poor energy ratings can matter a lot in older Toulouse apartments and houses. |
| Furniture and move-in costs | Practical buyer cost | Often about €5,000 to €30,000, or about $5,800 to $34,700. The final amount depends on the size of the home and how ready it is. |
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, or about €86,000, the Toulouse market is narrow in 2026, but you may find an existing 18 m² to 22 m² studio in Mirail or Reynerie, an existing 20 m² to 25 m² studio in Les Izards or Lalande, or a compact student unit on the edge of Rangueil.
With $200,000, or about €173,000, you can realistically look for an existing 35 m² to 45 m² one-bedroom apartment in Croix-Daurade, Borderouge, or Soupetard, an existing 40 m² apartment near the edge of Minimes or Bonnefoy, or a 45 m² to 50 m² apartment in Lalande or Bellefontaine.
With $300,000, or about €259,000, you can often look for an existing 60 m² to 70 m² two-bedroom apartment in Minimes, Bonnefoy, or Jolimont, an existing 55 m² to 65 m² apartment in Saint-Michel or Saint-Agne, or a smaller new-build apartment in Cartoucherie or Borderouge.
With $500,000, or about €432,000, you can often look for an existing 85 m² to 100 m² family apartment in Saint-Cyprien, Minimes, or Saint-Michel, an existing 90 m² to 110 m² house in Croix-Daurade or Saint-Simon, or a new-build 75 m² to 90 m² apartment in Cartoucherie or Montaudran.
With $1,000,000, or about €864,000, you can target a renovated 130 m² to 160 m² townhouse in Busca or Côte Pavée, a large 150 m² to 180 m² family apartment in Carmes, Saint-Étienne, or Les Chalets, or a detached house with garden in Côte Pavée or Lardenne.
With $2,000,000, or about €1.73 million, there is a real Toulouse luxury market, but it is thin, and buyers are usually looking at a large renovated heritage property in Carmes or Saint-Étienne, a 250 m² to 350 m² high-end family house in Côte Pavée or Busca, or a rare luxury duplex in the historic center.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.
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 and link | Why this source matters | How we used the source |
|---|---|---|
| DVF / data.gouv.fr, “Demandes de valeurs foncières” | This is the official French tax-administration database for real estate transactions. | We used it as the main closed-sale price anchor. We used it to avoid relying only on asking prices. |
| data.gouv.fr DVF Explorer | This is the French government’s public explorer for real property transaction values. | We used it to cross-check the DVF framework. We treated it as a closed-sale source, not as a listing-price source. |
| Immobilier.notaires.fr | This is the official real estate price portal of the French notarial profession. | We used it to confirm the transaction-based view of Toulouse prices. We also used it to validate the sale-price baseline. |
| INSEE local dossier for Toulouse | INSEE is France’s official statistics institute and is the key source for local housing-stock data. | We used it to understand the structure of Toulouse housing. We used its apartment and house shares to explain why Toulouse is mostly an apartment market. |
| INSEE old-housing price index | This official INSEE and notaries index tracks existing-home prices in France. | We used it as a macro control. We did not use it as a direct Toulouse price because it is not a city-level asking-price dashboard. |
| INSEE May 2026 inflation estimate | INSEE is the official French source for consumer-price inflation. | We used it to adjust the one-year Toulouse price movement for inflation. We used national inflation because a practical Toulouse-specific CPI is not available at the same level. |
| Meilleurs Agents Toulouse June 2026 | Meilleurs Agents is a widely used French housing-price index based on public data, agency data, and modelling. | We used it as a live-market June 2026 benchmark. We used its average price per m² and trend figures as key checks. |
| Le Figaro Immobilier Toulouse June 2026 | Le Figaro Immobilier provides a public price dashboard with neighborhood-level estimates. | We used it mainly for neighborhood ranges. We cross-checked those ranges against city-level and transaction-based data before using them. |
| SeLoger Toulouse June 2026 | SeLoger is one of France’s major listing portals and helps show asking-price pressure. | We used it as a listing-market cross-check. We did not rely on it alone because listing prices can sit above final sale prices. |
| L’Observer de l’Immobilier Toulousain | This is the specialist observatory for new-build housing in Toulouse and its metro area. | We used it to estimate the new-build premium. We also used it to explain why new units remain expensive when supply is tight. |
| Service-Public / ANIL acquisition-cost calculator | Service-Public is France’s official public-service portal, and ANIL provides trusted housing-cost tools. | We used it to estimate buyer acquisition costs. We separated taxes, notary-related fees, agency fees, and renovation costs. |
| European Central Bank USD exchange rate | The ECB is the official euro-area central bank and publishes daily euro reference exchange rates. | We used the ECB rate of €1 = $1.1573 for dollar conversions. We rounded dollar figures because housing prices are estimates, not exact quotes. |
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