As of 2026, the median house price in Toulouse is about €430,000, or about $500,000, and the average house price in Toulouse is closer to €520,000, or about $600,000.
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This blog post is for foreign buyers who want a simple, updated view of house prices in Toulouse in June 2026.
We constantly update this blog post because Toulouse house prices move differently by neighborhood, house size, garden size, and access to metro, schools, or Airbus-side jobs.
The goal is to help you understand realistic house budgets in Toulouse before you spend time on visits, agents, or mortgage talks.
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.
How much do houses cost in Toulouse as of 2026?
What's the median and average house price in Toulouse as of 2026?
As of 2026, the estimated median house price in Toulouse is about €430,000, or about $500,000, while the estimated average house price in Toulouse is about €520,000, or about $600,000.
For most normal house sales in Toulouse in 2026, a useful 80% working range is about €260,000 to €900,000, or about $300,000 to $1.04 million, with the lower end usually meaning a small or imperfect house and the upper end usually meaning a family house in a stronger area.
The average house price in Toulouse is higher than the median because rare houses in Busca, Côte Pavée, Saint-Étienne, Carmes, Saint-Cyprien, Les Chalets, and Lardenne pull the average up more than the normal family-house stock does.
At the median house price in Toulouse in 2026, a buyer can usually expect an older 3-bedroom house of about 90 to 110 m², often with a modest garden, parking, or renovation needs, rather than a perfect central townhouse.
What's the cheapest livable house budget in Toulouse as of 2026?
As of 2026, the cheapest realistic budget for a livable house in Toulouse is about €240,000 to €280,000, or about $280,000 to $325,000.
At this entry-level price in Toulouse, “livable” usually means a small older house of about 55 to 70 m², basic heating, a working kitchen and bathroom, and enough condition to move in without a full rebuild.
The cheapest livable houses in Toulouse are most often found around Mirail-Reynerie-Bellefontaine, Papus, Bagatelle, Trois Cocus, Lalande-Grand Selve, and some less polished parts of Saint-Simon or Croix-Daurade.
Below €230,000, or about $265,000, a Toulouse house buyer should expect a real compromise, such as major renovation, a weak energy rating, noise, a very small surface, or a street that needs careful checking.
How much do 2 and 3-bedroom houses cost in Toulouse as of 2026?
As of 2026, a 2-bedroom house in Toulouse usually costs about €280,000 to €400,000, or about $325,000 to $465,000, while a 3-bedroom house usually costs about €360,000 to €560,000, or about $415,000 to $650,000.
For a 2-bedroom house in Toulouse in 2026, a realistic range is about €280,000 to €400,000, or about $325,000 to $465,000, with small central houses and renovated houses often moving above that range.
For a 3-bedroom house in Toulouse in 2026, a realistic range is about €360,000 to €560,000, or about $415,000 to $650,000, with better family streets, gardens, and parking pushing prices higher.
The move from a 2-bedroom house to a 3-bedroom house in Toulouse usually adds about €80,000 to €160,000, or about $90,000 to $185,000, because the third bedroom often comes with more land, parking, or a more family-friendly layout.
How much do 4-bedroom houses cost in Toulouse as of 2026?
As of 2026, a 4-bedroom house in Toulouse typically costs about €550,000 to €800,000, or about $635,000 to $925,000.
A 5-bedroom house in Toulouse in 2026 usually costs about €750,000 to €1.15 million, or about $870,000 to $1.33 million, because these houses often include a larger surface, garden, garage, or stronger address.
A 6-bedroom house in Toulouse in 2026 usually costs about €950,000 to €1.6 million, or about $1.10 million to $1.85 million, especially when the property is a bourgeois house, villa, or large family property in a scarce residential pocket.
Please note that we give much more detailed data in our pack about the property market in Toulouse.
How much do new-build houses cost in Toulouse as of 2026?
As of 2026, a new-build house in Toulouse usually costs about €520,000 to €850,000, or about $600,000 to $980,000, for a normal family-sized product.
New-build houses in Toulouse usually carry a 20% to 35% premium over older resale houses because land inside the Toulouse commune is scarce, new energy rules raise build costs, and most new individual houses are pushed toward the edge of the city.
This is why many buyers who search for a new house in Toulouse also compare Balma, L’Union, Tournefeuille, Colomiers, Cugnaux, Saint-Orens, Launaguet, and other nearby communes.
How much do houses with land cost in Toulouse as of 2026?
As of 2026, a house with usable land in Toulouse usually costs about €500,000 to €900,000, or about $580,000 to $1.04 million.
In Toulouse, a “house with land” usually means a private plot of at least 150 to 300 m², while a stronger family-garden property often has 300 to 600 m² of land.
The land premium is strongest in Côte Pavée, Lardenne, Saint-Simon, Pouvourville, Pech David, Croix-Daurade, and near the Garonne or Canal du Midi because buyers are paying for space that is rare inside the city.
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Where are houses cheapest and most expensive in Toulouse as of 2026?
Which neighborhoods have the lowest house prices in Toulouse as of 2026?
As of 2026, the lowest house prices in Toulouse are usually found in Mirail-Reynerie-Bellefontaine, Bagatelle, Papus, Trois Cocus, Lalande-Grand Selve, and the cheaper edges of Saint-Simon and Croix-Daurade.
In these cheaper Toulouse neighborhoods, a livable house usually costs about €240,000 to €500,000, or about $280,000 to $580,000, depending on the size, street, garden, and renovation level.
These neighborhoods are cheaper not just because they are less central, but because many buyers worry about school perception, road noise, public-space quality, urban-renewal reputation, or weaker metro access street by street.
Which neighborhoods have the highest house prices in Toulouse as of 2026?
As of 2026, the top premium house areas in Toulouse are Busca, Côte Pavée, and the central historic pockets around Saint-Étienne, Carmes, Les Chalets, Saint-Cyprien, and Amidonniers.
In these expensive Toulouse neighborhoods, a house usually costs about €700,000 to €1.5 million, or about $810,000 to $1.73 million, and rare central houses can go above that level.
These areas command the highest house prices in Toulouse because buyers are paying for the unusual mix of a house, a garden, city life, good schools, and a short trip to the historic center.
The typical buyer in these premium Toulouse neighborhoods is often a high-income local family, a senior executive, a returning French expat, or a foreign buyer who wants a city house without giving up outdoor space.
How much do houses cost near the city center in Toulouse as of 2026?
As of 2026, a house near the Toulouse city center usually costs about €700,000 to €1.4 million, or about $810,000 to $1.62 million, especially around Carmes, Saint-Étienne, Saint-Aubin, Les Chalets, Saint-Cyprien, Busca, and Compans-Amidonniers.
Houses near major Toulouse transit hubs usually cost about €420,000 to €750,000, or about $485,000 to $870,000, in normal areas such as Jolimont, Roseraie, Minimes, Saint-Agne, Rangueil, Purpan, Arènes, Cartoucherie, and Croix de Pierre.
Houses near top Toulouse schools usually cost about €650,000 to €1.4 million, or about $750,000 to $1.62 million, near Lycée Pierre-de-Fermat, Lycée Saint-Sernin, Le Caousou, Lycée Bellevue, and family areas linked to the International School of Toulouse near Colomiers.
Houses in expat-popular Toulouse areas usually cost about €500,000 to €1.2 million, or about $580,000 to $1.39 million, especially in Côte Pavée, Busca, Saint-Cyprien, Lardenne, Saint-Simon, Purpan, Saint-Martin-du-Touch, Colomiers, Tournefeuille, Blagnac, and Balma.
How much do houses cost in the suburbs in Toulouse as of 2026?
As of 2026, houses in suburban-style districts of Toulouse usually cost about €350,000 to €750,000, or about $405,000 to $870,000.
Compared with central Toulouse houses, suburban houses are often 25% to 45% cheaper, or roughly €250,000 to €600,000 less for a family-sized property, because buyers give up some centrality in exchange for space.
The most popular suburban house areas for Toulouse buyers include Saint-Simon, Lardenne, Croix-Daurade, Borderouge, Lalande, Montaudran, Rangueil, Pouvourville, Colomiers, Tournefeuille, Balma, Blagnac, Cugnaux, and L’Union.
What areas in Toulouse are improving and still affordable as of 2026?
As of 2026, the most interesting improving yet still affordable areas for Toulouse house buyers are Bonnefoy, La Roseraie, Borderouge, Croix-Daurade, Montaudran, Saint-Simon, Lalande, and the edges of Cartoucherie and Purpan.
In these improving Toulouse areas, a house usually costs about €320,000 to €650,000, or about $370,000 to $750,000, with Montaudran and better Croix-Daurade houses often above the middle of that range.
The main sign of improvement is not just “regeneration,” but better daily access through transport projects, aerospace-side jobs, newer public spaces, and buyer spillover from more expensive family-house districts.
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What extra costs should I budget for a house in Toulouse right now?
What are typical buyer closing costs for houses in Toulouse right now?
For an older house in Toulouse, buyers should usually budget total closing costs of about 7% to 8% of the purchase price, while a qualifying new-build house is usually closer to 2% to 3%.
On a €500,000 Toulouse house, or about $580,000, the main closing costs are usually about €36,000 to €40,000, or about $42,000 to $46,000, made up mostly of transfer taxes, notary fees, land-registration costs, and smaller administrative charges.
The largest closing cost category for an older house in Toulouse is usually the transfer tax paid through the notary, not the notary’s own professional fee.
We cover all these costs and what are the strategies to minimize them in our property pack about Toulouse.
How much are property taxes on houses in Toulouse right now?
For a normal house in Toulouse in 2026, annual property tax usually costs about €1,800 to €3,800, or about $2,100 to $4,400.
Property tax on houses in Toulouse is calculated from the cadastral rental value of the property, then local rates are applied, so the final bill depends on the house, surface, annexes, location, and official tax base more than on the purchase price.
A small Toulouse house may pay around €1,400 to €2,300 per year, or about $1,600 to $2,700, while a larger house with a garage, garden, pool, or strong cadastral value can exceed €4,000 to €6,000 per year, or about $4,600 to $6,900.
How much is home insurance for a house in Toulouse right now?
Home insurance for a house in Toulouse in 2026 usually costs about €250 to €600 per year, or about $290 to $695.
The main factors that affect home insurance premiums in Toulouse are house size, contents value, flood exposure near the Garonne or Touch, clay-soil shrink-swell risk, pool or outbuildings, security, and whether the property is a main home or second home.
A large Toulouse house, a house with a pool, or a property in a risk-sensitive zone can move above €600 to €1,000 per year, or about $695 to $1,160.
What are typical utility costs for a house in Toulouse right now?
For a normal house in Toulouse in 2026, total utilities usually cost about €220 to €420 per month, or about $255 to $485 per month.
A simple monthly utility breakdown for a Toulouse house is about €140 to €300 for electricity, gas, and heating, €35 to €70 for water and wastewater, and €30 to €60 for internet, mobile, and home services, or about $160 to $350, $40 to $80, and $35 to $70.
The Toulouse-specific point is that water can cost more from June to October because Eau de Toulouse Métropole uses seasonal water pricing during the drier Garonne period.
What are common hidden costs when buying a house in Toulouse right now?
House buyers in Toulouse should usually keep about €15,000 to €60,000, or about $17,000 to $69,000, for hidden or early ownership costs unless the house is recent and fully renovated.
Typical inspection fees for a Toulouse house buyer are about €500 to €1,500, or about $580 to $1,735, for a building survey, with specialist checks such as structural cracks, drains, roof, damp, or subsidence often adding €250 to €2,500, or about $290 to $2,900.
Beyond inspections, the most common hidden costs in Toulouse are energy renovation, roof repairs, electrical upgrades, heating replacement, damp treatment, garden walls, gates, terraces, pool repairs, agency fees, and mortgage guarantee costs.
The hidden cost that most surprises first-time Toulouse house buyers is often energy renovation after a poor DPE, because an attractive old brick house can still need €15,000 to €80,000, or about $17,000 to $92,500, of work.
Toulouse buyers should also check clay shrink-swell risk, old brick construction, extensions built without clear permits, flood zones near the Garonne, and aircraft-noise exposure in the west and north-west.
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What do locals and expats say about the market in Toulouse as of 2026?
Do people think houses are overpriced in Toulouse as of 2026?
As of 2026, many locals and expats think houses in Toulouse feel expensive, but most do not see the market as irrational because houses with gardens are genuinely scarce inside the city.
Correctly priced Toulouse houses often sell in about 7 to 12 weeks, while very small houses can move faster and overpriced large houses can sit longer.
The main reason buyers say Toulouse houses feel expensive is that a fairly ordinary family house becomes a scarce product when it is close to the metro, good schools, Airbus-side jobs, the historic center, or a quiet street with a garden.
Compared with 2024 and 2025, sentiment in Toulouse in 2026 is less fearful and more selective, because buyers have adjusted to higher financing costs but still negotiate hard on weak DPE homes and over-ambitious asking prices.
Are prices still rising or cooling in Toulouse as of 2026?
As of 2026, Toulouse house prices are mostly stable to slightly rising, rather than booming.
A fair working estimate is that Toulouse house prices are up about 1% to 4% year on year in 2026, with better family-house areas closer to 3% to 6% and weak renovation-heavy listings still flat or negotiable.
For the next 6 to 12 months, most evidence points to a selective Toulouse house market where well-located houses with gardens, parking, and decent energy ratings keep support, while overpriced or poorly insulated houses need discounts.
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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 this source is useful | How we used it |
|---|---|---|
| DVF / data.gouv.fr | It is France’s official resale transaction database. | We used it as the anchor for completed sales, not asking prices. We used it to sanity-check Toulouse house price bands. |
| Service-Public DVF | It explains where DVF transaction data comes from. | We used it to verify that DVF comes from notarial deeds and cadastral information. We treated it as the method note for resale evidence. |
| Cadastre DVF | It is the official cadastral DVF access point. | We used it to check house-and-land transaction logic. We used it especially for houses with gardens and larger plots. |
| Immobilier.notaires.fr | It is the official real estate portal of French notaries. | We used it to compare notary signals with DVF and private indexes. We also used notary logic when thinking about purchase costs. |
| Notaires de France market notes | French notaries track completed property transactions. | We used these notes for market-cycle context. We did not use them as a substitute for Toulouse-specific house prices. |
| INSEE Toulouse commune file | INSEE is France’s official statistics agency. | We used it for population and housing context. We used it to explain why houses are scarcer than apartments in central Toulouse. |
| Meilleurs Agents Toulouse | It gives current local €/m² estimates by property type. | We used it for June 2026 house €/m² benchmarks. We cross-checked it with SeLoger, Le Figaro, and official data. |
| SeLoger Toulouse price index | It reflects a large live property-listing market. | We used it for current June 2026 listing pressure. We treated it as faster but less official than notary and DVF data. |
| Le Figaro Immobilier Toulouse | It gives neighborhood prices and sale-time indicators. | We used it for days-on-market and neighborhood comparisons. We cross-checked its price levels with Meilleurs Agents and SeLoger. |
| Service-Public notary-fee simulator | It is the official buyer-cost simulator with ANIL. | We used it for closing-cost ranges in old and new homes. We applied the results to typical Toulouse house budgets. |
| Eau de Toulouse Métropole | It is the official local water operator. | We used it for Toulouse water-cost structure. We included seasonal water pricing because it matters for houses with gardens. |
| Toulouse Métropole tax update | It gives official local-tax context for 2026. | We used it to check 2026 local property-tax stability. We still kept a range because each house has a different cadastral base. |
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