Get all the data you need about the real estate market in Toulouse
This guide covers apartment purchase prices in Toulouse in 2026, neighborhood by neighborhood.
We update this blog post regularly so the data you see here is as fresh as possible.
Whether you are a first-time buyer or simply trying to understand how the Toulouse apartment market is structured, this article gives you a clear, honest picture of what things actually cost.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Toulouse.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Toulouse neighborhood for apartments | Saint-Etienne (around 5,500 euros per square meter) |
| Most affordable Toulouse neighborhood for apartments | Rangueil (around 3,500 euros per square meter) |
| Average price per square meter across all Toulouse neighborhoods | Around 4,300 euros per square meter |
| Median apartment price across Toulouse | Around 220,000 euros |
| Lowest realistic starting budget in Toulouse | Around 47,000 euros |
| Most expensive apartment type in Toulouse (by bedroom count) | Two-bedroom apartments |
| Most affordable apartment type in Toulouse (by bedroom count) | Studio apartments |
| Average price for a studio apartment in Toulouse | Around 100,000 euros |
| Average price for a one-bedroom apartment in Toulouse | Around 185,000 euros |
| Average price for a two-bedroom apartment in Toulouse | Around 270,000 euros |
| Price gap between most and least expensive Toulouse neighborhood | Around 2,000 euros per square meter |
| Price dispersion across Toulouse neighborhoods | Wide: from around 3,500 to 5,500 euros per square meter |
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Toulouse neighborhoods in 2026 ranked by apartment purchase price
This table ranks 12 Toulouse neighborhoods by apartment purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Toulouse.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Saint-Etienne | 5,500 euros | 277,000 euros | 77,000 euros | 127,000 euros | 233,000 euros | 343,000 euros | Affluent buyers seeking the most prestigious central Toulouse address | Historic core location, excellent resale depth, elegant buildings, and everything walkable from your front door | Very limited apartment stock, expensive renovation requirements, difficult parking, and a high entry price that rules out most first-time buyers | Luxury |
| 2 | Carmes | 5,400 euros | 268,000 euros | 73,000 euros | 123,000 euros | 225,000 euros | 332,000 euros | Wealthy lifestyle buyers who want one of Toulouse's most desirable addresses | One of the most sought-after apartment districts in Toulouse, with cafes, river access, and strong resale appeal | High prices, nightlife noise on certain streets, and older building stock that can come with costly common area works | Luxury |
| 3 | Capitole | 5,200 euros | 261,000 euros | 77,000 euros | 120,000 euros | 220,000 euros | 324,000 euros | Prime centre investors who prioritize long-term liquidity and a hyper-central Toulouse address | The best pure hyper-centre location in Toulouse for walkability, tourist-driven demand, and long-term resale ease | Tourist pressure, street noise, very few bargains, and many apartments in older buildings need technical upgrades | Premium |
| 4 | Saint-Aubin / Dupuy | 4,900 euros | 247,000 euros | 67,000 euros | 114,000 euros | 207,000 euros | 306,000 euros | Central professionals who want proximity to the Toulouse city core with a calmer daily environment | Close to the centre but noticeably quieter, with strong professional demand and solid everyday livability | Prices are still high, parking is tight in most streets, and the best locations leave little room for price negotiation | Premium |
| 5 | Les Chalets | 4,800 euros | 239,000 euros | 68,000 euros | 110,000 euros | 201,000 euros | 296,000 euros | Upgrading Toulouse households who want charming central surroundings without being in the busiest blocks | Attractive central fabric, handsome architecture, and a quieter residential atmosphere than the loudest parts of the hyper-centre | Limited supply, small building coproprietes, and renovation or facade costs can quickly push the total purchase cost well above the asking price | Premium |
| 6 | Le Busca | 4,500 euros | 227,000 euros | 65,000 euros | 105,000 euros | 191,000 euros | 282,000 euros | Family buyers who want a greener Toulouse address with good schools and park access | Leafier south-central location, strong school options, park proximity, and durable demand from owner-occupier families | Apartments are fewer than in denser central quarters, so choice is thinner and negotiation harder when good units appear | Premium |
| 7 | Compans-Caffarelli | 4,400 euros | 222,000 euros | 62,000 euros | 102,000 euros | 186,000 euros | 275,000 euros | Investor-landlord buyers targeting strong and consistent rental demand near Toulouse offices and universities | Reliable tenant pool from students and young professionals, good university and business district links, and solid metro access | Some of the building stock is more functional than charming, and traffic-heavy edges can reduce the residential feel significantly | Premium |
| 8 | Saint-Cyprien | 4,300 euros | 214,000 euros | 70,000 euros | 98,000 euros | 179,000 euros | 265,000 euros | Trendy mixed buyers who want the west-bank Toulouse lifestyle at a price slightly below the historic core | Vibrant neighbourhood atmosphere, strong cafe culture, metro access, and broad appeal across buyer types | Flood-memory perception lingers among some buyers, nightlife pockets create noise, and rising popularity is quickly eroding its affordability advantage | Mid-Market |
| 9 | Patte d'Oie | 4,100 euros | 205,000 euros | 54,000 euros | 94,000 euros | 172,000 euros | 255,000 euros | First-step central Toulouse buyers who want decent access to the city without paying the full inner-ring premium | Good compromise between central access and a more manageable price, with metro convenience and active local retail | Less prestige than Carmes or Le Busca, and traffic-heavy main roads can affect the quieter streets running alongside them | Mid-Market |
| 10 | Minimes | 3,600 euros | 181,000 euros | 47,000 euros | 83,000 euros | 152,000 euros | 224,000 euros | Local apartment upgraders looking for mainstream Toulouse options with metro access and broad choice | Large and active apartment market, metro connectivity, and a good range of available units for buyers at a mainstream price point | Quality varies considerably by street, and some building blocks feel denser and less characterful than more central Toulouse districts | Mid-Market |
| 11 | Bonnefoy | 3,500 euros | 175,000 euros | 48,000 euros | 81,000 euros | 147,000 euros | 217,000 euros | Budget-conscious buyers who need to enter the Toulouse apartment market without paying central prices | More accessible entry prices than most other Toulouse neighborhoods, an improving area image, and genuine upside from transport and station-area changes | Micro-location risk is high, and renovation-heavy building stock can make the apparent price advantage smaller than it first appears | Affordable |
| 12 | Rangueil | 3,500 euros | 175,000 euros | 53,000 euros | 80,000 euros | 147,000 euros | 216,000 euros | Student-rental investors who want consistent occupancy near Toulouse universities and the hospital | Reliable demand from the university and hospital anchors keeps smaller apartment occupancy steady and vacancy low | More student-oriented turnover, lower long-term prestige, and weaker owner-occupier appeal than inner-ring Toulouse districts | Affordable |
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Key insights about apartment purchase prices in Toulouse
Insights
- The Toulouse apartment market splits into three clearly distinct tiers: a luxury historic core above 5,200 euros per square meter, a premium inner ring between 4,100 and 4,900 euros, and an accessible outer zone below 3,700 euros. Each tier behaves like a separate market with its own buyer pool and dynamics.
- The price gap between the most expensive Toulouse neighborhood (Saint-Etienne at around 5,500 euros per square meter) and the most affordable (Rangueil at around 3,500 euros) is roughly 2,000 euros per square meter, meaning a typical two-bedroom apartment costs about 127,000 euros more at the top than at the bottom.
- Saint-Cyprien already sits at around 4,300 euros per square meter in 2026, which means it has lost most of its affordability advantage over inner-ring districts. Buyers expecting a bargain on the west bank of Toulouse are likely to be disappointed.
- Compans-Caffarelli is one of the strongest smaller-unit investment locations in Toulouse because it combines office proximity, university access, and metro links in one district, which produces a consistently deep tenant pool for studios and one-bedroom apartments.
- Le Busca is the best-value premium family option in Toulouse. At around 4,500 euros per square meter, it is meaningfully cheaper than Saint-Etienne or Carmes, while offering better schools, more green space, and a quieter residential feel than the hyper-centre.
- In Toulouse, the biggest affordability break for buyers is not between the city centre and the suburbs. It is between the prime historic core (above 5,200 euros) and the inner-ring districts (around 4,100 to 4,900 euros), which are still close to the centre but significantly cheaper.
- Bonnefoy offers one of the clearest value plays in the Toulouse apartment market for buyers priced out of the inner historic core, but micro-location matters a great deal here and renovation costs can quietly close the price gap with more central neighborhoods.
- Starting budgets across Toulouse can look misleadingly low on paper. The lowest figures, such as 47,000 euros in Minimes, typically reflect tiny micro-studio units or properties in weak condition, not standard apartment purchases.
- Portal-based neighborhood prices in Toulouse tend to run materially higher than the official notarial transaction averages for the city as a whole. This means that negotiation, building-level due diligence, and an honest read of renovation costs matter even more than the headline price per square meter suggests.
- Rangueil is cheaper than many Toulouse buyers expect, but demand is almost entirely driven by students and medical workers near the university campus and hospital. Buyers looking for long-term prestige or strong owner-occupier resale should look elsewhere in Toulouse.
- A typical one-bedroom apartment in Saint-Etienne costs around 86,000 euros more than the same size in Rangueil. That gap is large enough to cover a full renovation of a Rangueil apartment with money left over.
- Patte d'Oie is a genuinely useful compromise in the Toulouse market: clearly cheaper than Saint-Cyprien, still accessible by metro, and sitting at around 4,100 euros per square meter, which gives first-step buyers a realistic path into a semi-central Toulouse address.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Toulouse.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data on Toulouse apartment purchase prices, we applied a strict source filter. We only used authoritative, verifiable sources for the Toulouse property market, not random listings or unsupported figures. More on that point below.
For each Toulouse neighborhood, we aggregated the freshest apartment purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range across the city.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood in the Toulouse apartment market.
We also calculated the starting budget for each area, which represents the lowest realistic entry point to buy an apartment in that Toulouse neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard apartment purchase.
For each apartment category, we estimated an average purchase price based on consistent sizing rules applied across all Toulouse neighborhoods: a studio at 23 square meters, a one-bedroom at 42 square meters, and a two-bedroom at 62 square meters. This keeps the data internally comparable and easy to read.
These estimates were not applied as one flat number across Toulouse. They were adjusted by neighborhood and apartment type to better reflect local ownership conditions and price levels across the city.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Toulouse, we rely on verifiable sources and a transparent methodology.
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 is reliable | How we used it |
|---|---|---|
| Immobilier.notaires.fr (Toulouse) | This is an official notarial price source built from real completed transactions recorded by French notaries, making it one of the most trustworthy benchmarks for the Toulouse property market. | We used it to anchor the Toulouse apartment market with an official transaction-based reference point. We also used it as a reality check against the asking-price data published by listing portals. |
| Notaires de France, January 2026 market note | This is an official national publication from the French notarial network summarizing verified old-housing price trends across France, including data relevant to Toulouse and the southwest region. | We used it to place the Toulouse apartment market in the wider French resale context. We also used it to avoid over-relying on listing portals, which can skew toward asking prices rather than completed sales. |
| INSEE housing database | INSEE is France's national statistics institute and produces the most authoritative data on housing structure, dwelling size distribution, and residential characteristics across French cities including Toulouse. | We used it to understand Toulouse's housing stock composition and typical apartment size by type. We also used it to keep our sizing assumptions for studios, one-bedroom, and two-bedroom apartments reasonable for a real buyer. |
| Meilleurs Agents (Toulouse city page) | Meilleurs Agents is a widely used national property pricing platform with a transparent methodology and one of the most comprehensive apartment-specific price databases in France. | We used it to cross-check the citywide Toulouse apartment price per square meter against other sources. We also used it to compare each neighborhood back to the city average and verify that the ranking remained coherent. |
| Meilleurs Agents (Saint-Etienne neighborhood) | This neighborhood-level Meilleurs Agents page publishes apartment-specific price ranges for Saint-Etienne in Toulouse, including low and high band estimates useful for starting budget calculations. | We used it to estimate apartment pricing for the Saint-Etienne district in Toulouse. We also used its price band to cross-check our starting budget and price range figures for the luxury tier. |
| Meilleurs Agents (Carmes neighborhood) | This Meilleurs Agents page covers the Carmes district in Toulouse with apartment-specific price data, making it a directly relevant source for one of the city's most sought-after central neighborhoods. | We used it to estimate apartment pricing for Carmes and understand the premium it commands over nearby central Toulouse districts. We also used it to compare the historic centre price structure across the top tier. |
| Meilleurs Agents (Capitole neighborhood) | This Meilleurs Agents page provides apartment-level pricing for the Capitole district, the heart of the Toulouse hyper-centre, based on a large volume of observed listings and completed sales. | We used it to estimate apartment pricing for Capitole in Toulouse. We also used it to compare prime core pricing with the slightly less central Carmes and Saint-Etienne districts. |
| Meilleurs Agents (Saint-Aubin / Dupuy neighborhood) | This Meilleurs Agents page covers Saint-Aubin / Dupuy in Toulouse with apartment-specific price estimates, allowing a comparison between the ultra-prime core and the first ring of central districts. | We used it to estimate apartment pricing for Saint-Aubin / Dupuy and position this district accurately between the hyper-centre and the more accessible inner ring. We also used it to assess the price step down from Capitole. |
| SeLoger (Toulouse city page) | SeLoger is one of France's largest property listing portals and provides broad coverage of Toulouse apartment prices across a high volume of active listings, making it a useful independent cross-check. | We used it to cross-check citywide Toulouse apartment price levels and verify pricing ranges independently from Meilleurs Agents. We also used it to confirm that neighborhood rankings stayed coherent versus the broader Toulouse market. |
| SeLoger (Saint-Cyprien neighborhood) | This SeLoger neighborhood page covers Saint-Cyprien in Toulouse with apartment-only price bands drawn from a large base of current and recent listings on the west bank of the city. | We used it to estimate apartment pricing for the Saint-Cyprien district and verify the west-bank price level with a source independent from Meilleurs Agents. We also used it to assess whether this neighborhood still qualifies as mid-market in 2026. |
| SeLoger (Cote Pavee and east-side neighborhoods) | This SeLoger page covers east-side Toulouse districts including Cote Pavee with apartment-specific price ranges, providing a cross-reference for premium family-oriented neighborhoods in the city. | We used it to check whether the east-side residential premium in Toulouse extended into the apartment segment as clearly as it does for houses. We also used it to compare family-oriented districts with more investor-driven ones. |
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