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This blog post explains the current housing prices in Toulouse in 2026, with clear figures for apartments, houses and townhouses.
We also look at what has changed over the past year, and what could happen to Toulouse property prices in the next 5 and 10 years.
We constantly update this blog post, because the Toulouse real estate market moves with mortgage rates, metro works and local job demand.
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.
What are the current property price trends in Toulouse as of 2026?
As of June 2026, Toulouse property prices are best described as stable again, with small apartments recovering faster than large houses and the future Line C metro already supporting selected neighborhoods.
What is the average house price in Toulouse as of 2026?
As of 2026, the estimated average house price in Toulouse is about EUR 465,000, or about USD 535,000, based on a typical 110 square meter house at around EUR 4,200 per square meter.
For the wider Toulouse residential property market, the estimated average price is about EUR 3,850 per square meter, or about USD 4,430 per square meter, with apartments usually cheaper and houses usually more expensive.
In practical terms, roughly 80% of residential purchases in Toulouse in 2026 fall between about EUR 170,000 and EUR 650,000, or about USD 195,000 and USD 750,000, depending on size, location and energy quality.
How much have property prices increased in Toulouse over the past 12 months?
Over the past 12 months, Toulouse residential property prices have moved from a falling market to a modest recovery, with our central estimate at about +1.5% year on year in June 2026.
This hides a mixed picture, because small apartments in Toulouse are often up around +2% to +4%, while some larger houses are closer to flat or slightly negative.
The biggest reason for this movement is that mortgage rates are no longer rising sharply, so buyers have returned, but they still negotiate hard when a property is overpriced or poorly insulated.
Which neighborhoods have the fastest rising property prices in Toulouse as of 2026?
As of 2026, the three fastest rising property areas in Toulouse are likely Matabiau-Marengo, Bonnefoy-La Roseraie and Montaudran.
Our estimate is that Matabiau-Marengo is rising around +4% to +6% per year, Bonnefoy-La Roseraie around +3% to +5%, and Montaudran around +3% to +5%.
The common driver is simple: these Toulouse neighborhoods combine improving transport, job access, regeneration or still-reasonable prices, which makes buyers feel there is room for future growth.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Toulouse.
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Which property types are increasing faster in value in Toulouse as of 2026?
As of 2026, the estimated appreciation ranking in Toulouse is apartments first, townhouses second, houses third and higher-end villas in outer residential districts fourth.
The top-performing property type is the small or mid-sized apartment, with annual appreciation often around +3% to +5% when it is near a metro station, university, hospital or aerospace job area.
This property type is outperforming because small apartments in Toulouse are easier to finance, easier to rent and easier to resell than large houses in a higher-rate market.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much should you pay for a house in Toulouse?
- How much should you pay for an apartment in Toulouse?
What is driving property prices up or down in Toulouse as of 2026?
As of 2026, the three main drivers of Toulouse property prices are population growth, aerospace employment and the future Line C metro.
The strongest upward pressure comes from Toulouse's job market, because Airbus, aerospace, engineering, universities and hospitals keep bringing tenants and buyers into the city.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Toulouse here.
At the same time, mortgage rates, renovation costs and weaker new-build activity are keeping the Toulouse housing market from turning into a full boom.
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What is the property price forecast for Toulouse in 2026?
The 2026 forecast for Toulouse property prices is positive, but moderate, because local demand is strong while mortgage affordability still limits how much buyers can pay.
How much are property prices expected to increase in Toulouse in 2026?
As of 2026, our central forecast is that Toulouse residential property prices will rise by about +3% over the full year.
A realistic range for Toulouse in 2026 is about 0% to +5%, with apartments at the top of the range and larger houses closer to the lower end.
The main assumption behind this forecast is that mortgage rates stay near the low-to-mid 3% range and that Toulouse keeps benefiting from jobs, students and infrastructure investment.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Toulouse.
Which neighborhoods will see the highest price growth in Toulouse in 2026?
As of 2026, the Toulouse neighborhoods expected to see the strongest growth are Bonnefoy-La Roseraie, Matabiau-Marengo, Montaudran, Borderouge, Saint-Martin-du-Touch and Cartoucherie.
For these stronger Toulouse neighborhoods, a realistic 2026 growth range is about +3% to +6%, compared with about +2% to +4% for the wider city.
The main catalyst is the combination of future metro access, urban renewal and employment access, especially around Line C, Grand Matabiau and the aerospace corridor.
One emerging area that could surprise is Borderouge, because it remains cheaper than many central districts while offering metro access and a growing residential base.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Toulouse.
What property types will appreciate the most in Toulouse in 2026?
As of 2026, apartments are expected to appreciate the most in Toulouse, especially studios, one-bedroom flats and two-bedroom flats near metro lines and job clusters.
The projected 2026 appreciation for these better-located Toulouse apartments is about +3% to +5%, with the best micro-locations sometimes doing slightly better.
The main demand trend is the return of first-time buyers and rental investors who want smaller, easier-to-finance homes in a city with strong tenant demand.
The property type most likely to underperform is the large detached house in a car-dependent area, because monthly mortgage payments remain high for family buyers.
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How will interest rates affect property prices in Toulouse in 2026?
As of 2026, interest rates are slowing the rise in Toulouse property prices, because buyers can still purchase but cannot stretch budgets as easily as before.
In June 2026, many French mortgage barometers put typical mortgage rates around 3.4% to 3.5%, with the short-term direction broadly stable but still sensitive to bank funding costs.
A 1 percentage point rise in mortgage rates can cut buying power by roughly 8% to 10%, which means Toulouse prices usually need to adjust through slower growth or bigger negotiations.
You can also read our latest update about mortgage and interest rates in France.
What are the biggest risks for property prices in Toulouse in 2026?
As of 2026, the three biggest risks for Toulouse property prices are higher mortgage rates, slower aerospace hiring and rising renovation costs for poor energy-rating homes.
The risk with the highest probability is still mortgage pressure, because even small rate changes quickly affect what Toulouse households can borrow.
That is why the Toulouse market in 2026 should remain selective, with strong demand for good homes and weaker demand for overpriced or energy-inefficient properties.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Toulouse.
Is it a good time to buy a rental property in Toulouse in 2026?
As of 2026, it can be a good time to buy a rental property in Toulouse, but only if the buyer focuses on liquid apartments in strong rental areas and avoids overpaying.
The strongest argument for buying now is that Toulouse has deep tenant demand from students, engineers, hospital workers, aerospace employees and young professionals.
The strongest argument for waiting is that mortgage rates still reduce cash flow, so a buyer who pays too much may get a weak rental yield for several years.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Toulouse.
You’ll also find a dedicated document about this specific question in our pack about real estate in Toulouse.
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Where will property prices be in 5 years in Toulouse?
Over the next 5 years, Toulouse property prices should be supported by population growth, the Line C metro, Grand Matabiau and the city's job base.
What is the 5-year property price forecast for Toulouse as of 2026?
As of 2026, our central forecast is that Toulouse residential property prices will rise by about +18% to +25% over the next 5 years.
A conservative 5-year scenario is about +10% to +15%, while an optimistic scenario is about +25% to +30% if rates fall and Line C confidence keeps rising.
This means a realistic average annual appreciation rate of about +3.3% to +4.5% for the Toulouse housing market between 2026 and 2031.
The key assumption is that Toulouse keeps attracting residents and jobs while the new metro line makes more neighborhoods easier to live in without a car.
Which areas in Toulouse will have the best price growth over the next 5 years?
The three areas in Toulouse expected to have the best 5-year price growth are Matabiau-Marengo, Bonnefoy-La Roseraie and Montaudran.
These top-performing areas could see cumulative growth of about +25% to +35% by 2031 if the transport and regeneration story stays on track.
This is close to the shorter forecast, but the 5-year view gives more weight to projects that take time to change daily life, especially Line C and Grand Matabiau.
The currently undervalued area with the best chance of outperformance is Borderouge, because it remains cheaper than central Toulouse while still benefiting from metro access and family demand.
What property type will give the best return in Toulouse over 5 years as of 2026?
As of 2026, the property type expected to give the best total return in Toulouse over 5 years is the well-located one-bedroom or two-bedroom apartment.
For this property type, a realistic 5-year total return is about +40% to +55%, combining capital growth and gross rental income before costs and taxes.
The main structural trend is that Toulouse keeps attracting mobile renters and first-time buyers who prefer compact homes near transport, universities and employment zones.
The best balance of return and lower risk is usually a good apartment in Rangueil, Saint-Agne, Minimes, Compans-Caffarelli, Saint-Cyprien, Cartoucherie or Montaudran.
How will new infrastructure projects affect property prices in Toulouse over 5 years?
The three major infrastructure projects expected to affect Toulouse property prices over the next 5 years are Line C, Grand Matabiau quais d'Oc and the wider station, cycling and urban-renewal works around central and eastern Toulouse.
In Toulouse, homes within easy walking distance of completed transport upgrades can often earn a price premium of about 5% to 15%, depending on the starting neighborhood and property quality.
The neighborhoods most likely to benefit are Matabiau, Marengo, Bonnefoy, La Roseraie, Montaudran, Ponts-Jumeaux, Sept-Deniers, Saint-Martin-du-Touch, Cartoucherie and areas near Colomiers-side employment.
How will population growth and other factors impact property values in Toulouse in 5 years?
Toulouse's official recent population growth is around +1.1% per year, and this should support property values over the next 5 years by keeping demand broad and steady.
The demographic shift with the strongest impact is the growth of students, young professionals and engineering workers, because these groups create constant demand for small and mid-sized homes.
Domestic migration from other French regions and international arrivals linked to aerospace, universities and research should keep supporting Toulouse property values, especially in connected districts.
The property types and areas most likely to benefit are apartments and compact townhouses in Rangueil, Saint-Agne, Minimes, Borderouge, Roseraie, Montaudran, Saint-Cyprien and Saint-Martin-du-Touch.
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 is the 10 year property price outlook in Toulouse?
The 10-year outlook for Toulouse property prices is positive, but the best results should come from careful buying rather than simply buying anywhere in the city.
What is the 10-year property price prediction for Toulouse as of 2026?
As of 2026, our central 10-year forecast is that Toulouse residential property prices will rise by about +40% to +55% by 2036.
A conservative 10-year scenario is about +25% to +35%, while an optimistic scenario is about +60% or more if rates normalize and infrastructure strongly lifts connected districts.
This implies an average annual appreciation rate of about +3.4% to +4.5% for Toulouse property prices over the next decade.
The biggest uncertainty is affordability, because Toulouse can keep growing only if wages, mortgage conditions and housing supply remain balanced enough for local buyers.
What long-term economic factors will shape property prices in Toulouse?
The three long-term economic factors that will shape Toulouse property prices are aerospace employment, population growth and the ability of Toulouse Métropole to deliver enough housing near transport.
The most positive long-term factor is the aerospace and engineering ecosystem, because it gives Toulouse a deep job base that many French cities do not have.
The greatest structural risk is affordability, because if Toulouse property prices rise faster than local incomes, demand may shift away from the center and toward cheaper connected suburbs.
You’ll also find a much more detailed analysis in our pack about real estate in 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 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 matters | How we used it |
|---|---|---|
| INSEE Toulouse commune profile | INSEE is France's official statistics agency. | We used it for population, employment, households and long-term demand. We treated it as the statistical baseline for Toulouse. |
| BANATIC Toulouse commune profile | BANATIC republishes official local-government and INSEE municipal indicators. | We used it for the 2026 legal population figure and recent population growth. We cross-checked it with the INSEE local file. |
| DVF Etalab | DVF is France's official open database for property transactions. | We used it as the official transaction-price backbone. We did not use DVF alone because it needs cleaning and lags the live market. |
| Notaires de France market notes | Notaires track completed residential sales across France. | We used it to frame the broader market recovery. We used portals only after checking their direction against notarial logic. |
| Meilleurs Agents Toulouse | It is a widely used French price index with local estimates. | We used it for June 2026 prices by property type and neighborhood. We cross-checked its figures with SeLoger and Figaro Immobilier. |
| SeLoger Toulouse | SeLoger is one of France's largest residential listing portals. | We used it to verify apartment and house price levels. We treated it as a live-market indicator, not an official transaction index. |
| Figaro Immobilier Toulouse | Figaro Immobilier gives current price and rent estimates by area. | We used it for neighborhood comparisons, rents and annual price movement. We cross-checked it against other portals before using the figures. |
| L'ObserveR de l'Immobilier Toulousain | It specializes in the Toulouse new-build housing market. | We used it to understand new-build supply and demand. We used it to explain why new apartments may behave differently from old stock. |
| Toulouse Métropole Line C | This is the official page for the third metro line. | We used it to identify future transport corridors. We treated the late-2028 opening target as a major 5-year price catalyst. |
| Toulouse Métropole Grand Matabiau | This is the official page for the Matabiau-Marengo redevelopment. | We used it to assess the central regeneration effect. We linked it to likely support around Matabiau, Marengo and Bonnefoy. |
| CAFPI mortgage-rate barometer | CAFPI is a major French mortgage broker with live rate data. | We used it for June 2026 mortgage-rate estimates. We used it as a market barometer, not as official monetary policy. |
| Crédit Logement CSA Observatory | It is a recognized French mortgage-market observatory. | We used it for credit conditions and buyer affordability. We cross-checked it with broker data before estimating rate impact. |
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