Get all the data you need about the real estate market in Toulouse
This article is updated regularly so that the figures you see reflect the Toulouse house market as it stands today in 2026.
Whether you are looking at your first home or upgrading to a larger property, knowing how much houses cost in Toulouse and how prices differ from one neighborhood to the next can save you a lot of time and money.
Below you will find a full breakdown of house purchase prices in Toulouse by neighborhood, from the most expensive to the most affordable.
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 houses | Cote Pavee |
| Most affordable Toulouse neighborhood for houses | Mirail (house zones) |
| Average price per square meter across all Toulouse neighborhoods | Around 4,300 euros per square meter |
| Median house price across Toulouse | Around 560,000 euros |
| Lowest realistic starting budget to buy a house in Toulouse | Around 300,000 euros |
| Most expensive house type in Toulouse by bedroom count | Four-bedroom house |
| Most affordable house type in Toulouse by bedroom count | Two-bedroom house |
| Average price for a two-bedroom house in Toulouse | Around 490,000 euros |
| Average price for a three-bedroom house in Toulouse | Around 590,000 euros |
| Average price for a four-bedroom house in Toulouse | Around 770,000 euros |
| Price gap between the most and least expensive Toulouse neighborhoods | Around 2,600 euros per square meter (from 5,800 to 3,200) |
| Price spread across Toulouse neighborhoods | Top neighborhoods cost nearly three times more than the most affordable ones |
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Toulouse neighborhoods in 2026 ranked by house purchase price
This table ranks the main neighborhoods in the Toulouse house market by 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 two-bedroom house, a three-bedroom house, and a four-bedroom house, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you will 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 Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Cote Pavee | 5,800 euros/m2 | 920,000 euros | 650,000 euros | 700,000 euros | 900,000 euros | 1,200,000 euros | Affluent families looking for quiet streets, top schools, and long-term value | Quiet residential streets, excellent schools nearby, close to the city center, and strong long-term price stability | Very high prices, limited availability, and many houses require renovation work | Luxury |
| 2 | Lardenne | 5,200 euros/m2 | 780,000 euros | 550,000 euros | 600,000 euros | 750,000 euros | 1,000,000 euros | Upper-middle-income families wanting space and greenery within Toulouse city limits | Large plots, green surroundings, and a suburban feel while remaining inside Toulouse | Heavy car dependence, fewer shops and services, and limited public transport connections | Premium |
| 3 | Saint-Cyprien (house pockets) | 5,000 euros/m2 | 720,000 euros | 520,000 euros | 580,000 euros | 720,000 euros | 950,000 euros | Urban professionals who want a central Toulouse address with a house rather than an apartment | Rare central houses, very strong demand, and a walkable lifestyle close to the Garonne river | Extremely limited supply, some noise in certain streets, and plots tend to be small | Premium |
| 4 | Busca | 4,900 euros/m2 | 700,000 euros | 500,000 euros | 560,000 euros | 700,000 euros | 900,000 euros | Professional families looking for a central location with easy access to parks and schools | Central Toulouse location, close to parks and schools, and good resale liquidity | Tight supply, houses tend to be smaller than in suburban areas, and parking can be difficult | Premium |
| 5 | Saint-Agne | 4,600 euros/m2 | 620,000 euros | 450,000 euros | 520,000 euros | 620,000 euros | 820,000 euros | City-edge families looking for metro access and balanced pricing | Good metro connections, reasonable prices relative to central Toulouse, and solid rental fallback if needed | Mixed housing quality across the neighborhood, some busy streets, and gardens tend to be smaller | Mid-Market |
| 6 | Rangueil | 4,400 euros/m2 | 580,000 euros | 420,000 euros | 500,000 euros | 580,000 euros | 750,000 euros | Academic and healthcare households working near Toulouse universities and hospitals | Close to major universities and hospitals, stable demand year-round, and good local infrastructure | Less prestigious image than other Toulouse neighborhoods, and charm can vary a lot by street | Mid-Market |
| 7 | Croix-Daurade | 4,200 euros/m2 | 540,000 euros | 400,000 euros | 480,000 euros | 540,000 euros | 700,000 euros | Families looking to upsize on a more accessible budget | Good value for the space you get, improving local amenities, and accessible entry prices for Toulouse | Ongoing development work in some areas, uneven neighborhood quality, and traffic can be heavy | Mid-Market |
| 8 | Borderouge | 4,000 euros/m2 | 500,000 euros | 380,000 euros | 450,000 euros | 500,000 euros | 650,000 euros | First-time buyers looking for newer housing with metro access at a lower price | Newer housing stock, metro access, modern layouts, and lower entry prices than central Toulouse | Less character than older neighborhoods, smaller plots, and the area is still building its identity | Affordable |
| 9 | Purpan | 3,900 euros/m2 | 480,000 euros | 360,000 euros | 440,000 euros | 480,000 euros | 620,000 euros | Healthcare workers and buyers who want flexibility between owner-occupation and renting | Close to Toulouse hospitals and the airport, steady demand, and good rental flexibility | Aircraft noise in some streets, busy road access, and residential quality varies across the area | Affordable |
| 10 | Saint-Simon | 3,700 euros/m2 | 450,000 euros | 340,000 euros | 420,000 euros | 450,000 euros | 580,000 euros | Suburban families who prioritize space and quiet over proximity to the city center | Larger houses for the price, quiet streets, family-friendly environment, and good value per square meter | Car dependence, fewer shops and services nearby, and a longer commute into central Toulouse | Affordable |
| 11 | Lalande | 3,500 euros/m2 | 420,000 euros | 320,000 euros | 400,000 euros | 420,000 euros | 550,000 euros | Budget-conscious families looking for affordable house ownership in Toulouse | Entry-level pricing for Toulouse, improving local infrastructure, and access to northern employment zones | Lower prestige than other areas, fewer schools and services nearby, and resale liquidity is weaker | Budget |
| 12 | Mirail (house zones) | 3,200 euros/m2 | 380,000 euros | 300,000 euros | 360,000 euros | 380,000 euros | 500,000 euros | Value-focused buyers prioritizing affordability and space above all else | The lowest house prices in Toulouse, large houses are possible within budget, and strong affordability | Perceived insecurity in some areas, weaker buyer demand, and limited price appreciation expected | Budget |
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Key insights about house purchase prices in Toulouse
Insights
- Houses in Cote Pavee cost nearly three times more per square meter than houses in Mirail, which shows just how wide the Toulouse house price range is within a single city.
- The minimum realistic budget to buy a house anywhere in Toulouse in 2026 is around 300,000 euros, which is still unusually accessible for a French city of this size and economic weight.
- Central Toulouse neighborhoods like Busca and Saint-Cyprien charge a significant premium specifically because houses are rare there, and the scarcity alone pushes prices up faster than in outer areas.
- Four-bedroom houses in Toulouse show the largest price spread of any house type, ranging from around 500,000 euros in budget neighborhoods to over 1,200,000 euros in Cote Pavee.
- Metro access adds a measurable premium to house prices in mid-market Toulouse neighborhoods like Saint-Agne and Borderouge, making it one of the clearest price drivers outside the city center.
- Suburban Toulouse areas like Saint-Simon and Lardenne typically offer 30 to 40 percent more living space per euro compared to central neighborhoods at a similar or lower total budget.
- Toulouse northern neighborhoods, particularly Lalande and Borderouge, currently show the highest future growth potential in the house market, driven by ongoing infrastructure investment and urban expansion.
- Proximity to Toulouse-Blagnac airport creates a price discount in Purpan despite solid rental demand, which means buyers who can tolerate some aircraft noise may find unusually good value there.
- Three-bedroom houses across Toulouse cluster between 380,000 and 900,000 euros depending on the neighborhood, making bedroom count a less reliable price signal than location alone.
- Toulouse remains one of the very few major French cities where full house ownership below 400,000 euros is still realistically achievable, a window that is narrowing as the market tightens.
- In Toulouse luxury neighborhoods, land size matters more than price per square meter when valuing a house, which means two properties with similar surface areas can differ significantly in price based on plot size alone.
- Buyers who moved to the Toulouse suburbs after 2020 significantly increased demand for houses with outdoor space, and that structural shift in preferences continues to support prices in green, family-oriented neighborhoods.
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About our methodology
Understanding house purchase prices in Toulouse requires more than looking at a few listings. Prices vary significantly by neighborhood, house type, and market segment, so we built our estimates by aggregating and cross-checking multiple data sources rather than relying on any single figure.
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, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Toulouse neighborhood, we aggregated the freshest house purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood across the Toulouse house market.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard house purchase in Toulouse.
For each house category, we estimated an average purchase price based on local market conventions in Toulouse. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and house type to better reflect local ownership conditions and price levels in Toulouse.
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 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 have listed the authoritative sources we used, explained how we used them, and described the methods behind our Toulouse house price estimates.
| Source | Why It Is Authoritative | How We Used It |
|---|---|---|
| Notaires de France | Notarial transaction data is the most reliable primary source for actual house sale prices in France, based on completed transactions rather than listing estimates. | We used this as the backbone of our median house price and price-per-square-meter figures for each Toulouse neighborhood. We cross-checked neighborhood price positioning using their published datasets. |
| Meilleurs Agents | It is the leading French real estate valuation platform with granular, neighborhood-level price data updated in near real time. | We used it to estimate neighborhood-level price ranges and relative positioning across the Toulouse house market. We triangulated its estimates with notarial data to confirm consistency. |
| SeLoger | It is one of the largest French property marketplaces, giving a reliable live picture of what sellers are actually asking for houses in Toulouse today. | We used current listing data to validate asking prices for houses by bedroom count across Toulouse neighborhoods. We also used it to identify realistic entry-level budgets by area. |
| PAP (De Particulier a Particulier) | PAP is a direct seller-to-buyer platform that reflects real seller expectations without agency markup, making it a useful cross-check on market pricing. | We used PAP to confirm realistic starting budgets for house purchases in Toulouse. We compared its pricing with agency-listed houses to assess the spread between direct and intermediated transactions. |
| FNAIM | FNAIM is the national federation of French real estate professionals, publishing structured annual market reports that reflect agent-level transaction data across the country. | We used FNAIM reports to validate overall Toulouse market segmentation and confirm price trend consistency across neighborhoods. We used it as a secondary check rather than a primary pricing source. |
| INSEE | INSEE is the official French statistics agency, providing reliable data on housing stock, household composition, and demographic trends that shape housing demand. | We used INSEE data to understand the balance between house and apartment supply in Toulouse, and to contextualize demand drivers by neighborhood type. We did not use it for direct price estimates. |
| Toulouse Metropole | The local metropolitan authority publishes urban planning data and infrastructure investment plans that directly affect neighborhood price dynamics in Toulouse. | We used it to understand which Toulouse neighborhoods are benefiting from infrastructure investment and urban development. We linked this to our assessment of future growth potential by area. |
| Orpi France | Orpi is a large cooperative real estate network with strong local agency presence in Toulouse, giving it good visibility into house-specific demand patterns at the neighborhood level. | We used Orpi data to refine neighborhood-level demand patterns and cross-check house-specific pricing in mid-market and affordable Toulouse segments. We used it as a supporting source alongside notarial data. |
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