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As we reach mid-2025, Toulouse property prices continue their upward trajectory with moderate yet consistent growth.
The "Pink City" remains one of France's most dynamic real estate markets, driven by strong economic fundamentals, population growth, and limited housing supply that sustains demand across all property segments.
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Toulouse property prices have increased by 1-2% annually in 2025, with the average price reaching €3,950/m² across all property types.
Prime neighborhoods like Capitole and Saint-Étienne command premium prices exceeding €5,000/m², while emerging areas offer growth potential below €4,000/m².
| Property Type | Average Price 2025 | Annual Change | 5-Year Growth |
|---|---|---|---|
| Studio Apartments | €4,860/m² | +2.1% | +18% |
| T2 Apartments | €3,740/m² | +1.8% | +16% |
| T3 Apartments | €3,250/m² | +1.5% | +14% |
| Houses (Average) | €4,119/m² | +1.2% | +7.5% |
| Overall Median | €3,950/m² | +1.7% | +12-33% |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are the current property prices per square meter in Toulouse as of June 2025?
As of June 2025, the median property price in Toulouse stands at €3,950 per square meter across all residential property types.
Apartments currently average €3,356/m², with significant variation by size and location. Studio apartments command the highest prices at €4,860/m² due to strong student demand, while larger T3 and T4 apartments range from €3,250 to €3,460/m².
Houses average €4,119/m², representing a premium over apartments. T3 houses reach up to €4,644/m², while larger T4-T6 houses range between €3,970 and €4,139/m². This price differential reflects the scarcity of houses within the city limits and their appeal to families seeking more space.
Different data sources show slight variations: Foncia estimates €3,500/m² while DoorFeed reports €3,902/m² for studio apartments specifically. However, the consensus places most properties below €4,200/m², making Toulouse relatively affordable compared to Paris or Lyon.
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How much have property prices increased in Toulouse over the past 12 months?
Toulouse property prices have increased by approximately 1-2% over the past 12 months, representing a moderate but steady growth trajectory.
The FNAIM index shows the average selling price declined by 1.8% over 12 months but increased 0.5% in the most recent quarter, indicating a market recovery. This apparent contradiction reflects the timing of measurements and seasonal variations typical in French real estate markets.
Energy-efficient homes have outperformed the market significantly, selling for 5% more than standard properties. This premium reflects new RE 2020 regulations promoting renewable energy and reduced consumption, making compliant properties more valuable to buyers seeking lower operating costs.
House prices specifically increased by 4% over the past year according to recent market analysis, outpacing apartment growth. This divergence stems from limited house supply within city limits and growing family demand for properties with outdoor space post-pandemic.
The modest growth contrasts sharply with 2021-2022's rapid appreciation, suggesting a normalization toward sustainable price increases aligned with income growth and economic fundamentals.
Which neighborhoods in Toulouse experienced the highest price growth in 2024-2025?
Saint-Michel and Amidonniers lead Toulouse's price growth, with properties now commanding €4,000-€5,000 per square meter in both areas.
Saint-Michel benefits enormously from upcoming metro line C expansion, with a new station just five minutes away driving infrastructure-led appreciation. Urban renewal projects and cultural initiatives further enhance the neighborhood's appeal, attracting young professionals and families seeking modern amenities with historic charm.
Amidonniers has emerged as the premium riverside destination, attracting buyers seeking luxury apartments and waterfront living. The neighborhood's transformation from industrial to residential use created substantial value appreciation as developers deliver high-end projects overlooking the Garonne River.
Côte Pavée shows marked price increases, particularly benefiting from new metro stations opening and improved transport connectivity. The area's residential character and proximity to prestigious schools make it attractive to affluent families, supporting sustained price growth.
Roseraie represents an emerging growth story, remaining affordable at €3,400-€3,800/m² while showing rapid appreciation potential. Development projects and transport improvements position this neighborhood for continued price increases as buyers seek value alternatives to premium districts.
What is the price difference between apartments and houses in Toulouse currently?
Houses in Toulouse currently trade at a €763/m² premium over apartments, reflecting their scarcity and family appeal.
The average apartment price of €3,356/m² compares to €4,119/m² for houses, representing a 23% premium for standalone properties. This spread has widened over recent years as house supply remains constrained while apartment construction continues through new developments.
Size categories show different dynamics: T3 houses command €4,644/m² versus €3,250/m² for T3 apartments, highlighting the premium families pay for private outdoor space and independence from condominium rules. Larger properties (T4+) maintain €3,970-€4,139/m² for houses versus €3,460/m² for comparable apartments.
Studios represent an exception where apartments outperform, reaching €4,860/m² due to intense student demand and limited supply. Small apartment formats command premiums that house equivalents cannot match given different target demographics.
The house-apartment price gap reflects Toulouse's urban density constraints and family preferences for gardens, parking, and privacy that standalone properties provide but apartments cannot replicate.
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What are the most expensive neighborhoods in Toulouse as of mid-2025?
Capitole reigns as Toulouse's most expensive neighborhood, with properties reaching €5,280/m² and historic apartments commanding up to €6,300/m².
Saint-Étienne follows closely at €5,530/m², representing the highest peak prices in the city. This historic district combines heritage architecture with central location, attracting affluent buyers seeking prestige addresses near cultural attractions and business centers.
Saint-Georges rounds out the premium trilogy at €5,190/m², popular among young professionals for its vibrant nightlife and proximity to employment centers. The neighborhood's mix of renovated historic buildings and modern amenities justifies premium pricing.
Les Carmes maintains €4,950/m² despite recent price moderation, while Saint-Cyprien holds €4,640/m² as the most expensive Left Bank location. These neighborhoods benefit from cultural amenities, riverside access, and architectural heritage that wealthy buyers prize.
The premium districts share common characteristics: central location, historic architecture, proximity to amenities, and limited new supply that constrains inventory and supports elevated pricing structures.
Which areas offer the best value for money in Toulouse's property market?
Minimes offers excellent value at €4,770/m² average, positioned for significant appreciation as the new metro line development progresses.
The upcoming metro station in Minimes represents a transformational infrastructure investment that will dramatically improve connectivity to central Toulouse. Combined with planned building renovations and additional green spaces, the area promises substantial medium-term value creation for early investors.
Roseraie provides the best entry-level opportunity at €3,400-€3,800/m², offering affordable access to a neighborhood experiencing rapid development and transport improvements. Young professionals and first-time buyers find sustainable pricing here while benefiting from ongoing urban renewal initiatives.
Patte d'Oie combines affordability with excellent transport connections, making it attractive for commuters and students. The neighborhood's proximity to the airport and multiple transport options provides convenience that commands growing recognition among value-conscious buyers.
Suburban areas like Empalot, Papus, and Mirail offer dramatic value at around €1,500/m², though buyers must weigh savings against longer commutes and fewer amenities compared to central locations.
How do Toulouse property prices compare to other major French cities in 2025?
Toulouse remains competitively priced compared to major French cities, offering better value than coastal alternatives while matching similar inland markets.
| City | City Center (€/m²) | Outside Center (€/m²) | Premium |
|---|---|---|---|
| Toulouse | €4,621 | €3,138 | Base |
| Montpellier | €4,730 | €4,013 | +2.3% |
| Bordeaux | >€5,000 | ~€4,000 | +8.2% |
| Lyon | €5,200 | €3,800 | +12.5% |
| Nice | €6,500 | €5,200 | +40.7% |
Montpellier shows slight premiums in city center (+2.3%) and substantial differences outside center (+28%), reflecting its Mediterranean coast premium and university demand dynamics similar to Toulouse's student market pressures.
Bordeaux maintains higher overall pricing above €5,000/m² in prime areas, justified by UNESCO World Heritage status and premium wine industry associations that attract international buyers and investment capital.
Toulouse's competitive positioning stems from strong economic fundamentals without coastal location premiums, making it attractive for residents prioritizing urban amenities, employment opportunities, and reasonable living costs in France's dynamic southwest region.
What is driving demand in Toulouse's property market in 2025?
Population growth drives fundamental demand, with Toulouse projected to become France's second-largest city within two years as demographic expansion continues.
The aerospace industry anchors economic growth, with global giants like Airbus, Thales, and Safran expanding operations and attracting highly skilled international professionals. This creates sustained demand from well-compensated workers seeking quality housing near employment centers.
Student population exceeding 120,000 generates consistent rental demand, particularly for smaller apartments near universities and transport links. The academic sector provides market stability through predictable annual demand cycles that support investment returns.
Limited housing supply constrains market growth, with only 2,000 new homes offered in 2024 against annual needs of 8,700-9,900 units. This supply-demand imbalance creates upward price pressure across all property segments and neighborhoods.
Urban infrastructure projects, including metro expansion and Grand Parc Garonne development, enhance connectivity and livability. These investments increase neighborhood desirability and justify price premiums for properties benefiting from improved amenities and transport access.
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.
How have mortgage rates affected Toulouse's property market in 2024-2025?
Rising ECB interest rates to over 4% in 2024 created market cooling effects, though Toulouse demonstrated relative resilience compared to national trends.
Mortgage rates in Toulouse reached approximately 3.46% for 25-year loans in mid-2024, slightly below national averages. This regional advantage helped maintain market activity when other cities experienced more dramatic demand reductions from credit tightening.
The market showed adjustment patterns through increased time-to-sale (71 days average) and modest price corrections in late 2024. However, Toulouse maintained 1.3% quarterly price growth, demonstrating underlying demand strength despite higher borrowing costs.
Credit conditions forced buyer behavior changes, with purchasers accepting smaller properties or compromising on location to maintain affordability within new rate environments. This shift benefited emerging neighborhoods offering better value propositions.
As rates begin moderating in 2025, experts anticipate demand recovery as buyers adjust to "new normal" financing costs and return to markets after postponing purchases during rate uncertainty periods.
What are the rental yields like in Toulouse compared to purchase prices?
Toulouse rental yields average 4.39% gross, positioning below national averages but reflecting strong underlying demand fundamentals.
Rental rates average €17.50/m² for apartments according to Catella data, while furnished properties command €18/m² and unfurnished units average €13/m². These rates support investor returns despite higher purchase prices in desirable neighborhoods.
Student areas generate higher yields through furnished rental premiums, with some neighborhoods like Lafourguette achieving 6.91% gross yields. The large student population creates reliable demand for smaller units near universities and transport connections.
Yield variation by neighborhood ranges from 3.54% to 5.30%, with emerging areas offering better returns as purchase prices remain moderate while rental demand grows. Investors targeting growth areas benefit from both yield and appreciation potential.
Rental price growth has lagged property appreciation over recent years, constraining yield improvement. However, tight rental supply and continued population growth support expectations for rental rate increases that could enhance future investor returns.
What property price forecasts exist for Toulouse through 2030?
Property prices in Toulouse are projected to rise 2-4% annually through 2030, driven by persistent supply shortages and demographic growth pressures.
The chronic undersupply situation will likely worsen without major policy changes, as current construction rates meet only 40% of housing needs. Annual requirements of 8,700-9,900 new homes against 7,000 planned units create mounting pressure for price increases across all segments.
Peripheral neighborhoods may experience higher growth rates around 2% annually as buyers seek affordability, while premium central areas face price stabilization as affordability constraints limit buyer pools. This divergence will create geographic price spread variations.
Environmental policies like ZAN (Zero Net Artificialization) may further restrict new construction by limiting land development, potentially exacerbating supply constraints and supporting price growth beyond current projections if not modified.
Expert consensus anticipates continued upward pressure unless dramatic increases in construction rates or economic disruptions alter fundamental supply-demand dynamics. Toulouse's position as France's second city supports long-term appreciation expectations through 2030.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Based on comprehensive analysis of Toulouse's property market fundamentals, demographic trends, and economic drivers, the answer is clear: **Yes**, property prices are going up in Toulouse.
The combination of sustained population growth, limited housing supply, strong economic fundamentals from the aerospace sector, and major infrastructure investments creates an environment that supports continued price appreciation through 2030 and beyond.
Sources
- Investropa - 7 statistics for the Toulouse real estate market in 2025
- Global Property Guide - France's Residential Property Market Analysis 2025
- Mercure Forbes Global Properties - Real estate in Toulouse: key figures and trends in 2024
- Investropa - 11 hottest real estate areas in Toulouse in 2025
- DoorFeed - Best real estate investment insights in Toulouse
- Properstar - Toulouse: housing price and price/sq ft
- Erena - Toulouse: Real Estate Market And Price Developments In 2024
- French-Property.com - Toulouse Property Information