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If you're thinking about renting out a property in Toulouse, or simply want to understand what landlords charge in 2026, this guide gives you clear, up-to-date numbers.
We cover current rent levels for studios, 1-bedrooms, and 2-bedrooms, along with neighborhood comparisons and demand trends across the city.
This article is constantly updated with fresh data so you always have the latest picture of Toulouse's rental market.
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.
Insights
- Studios in Toulouse rent for about €470 per month in January 2026, but furnished units near Metro B stations can reach €550 or more due to strong student demand.
- The gap between asking rents (around €14 per square meter) and signed rents (around €12 per square meter) in Toulouse reflects how central listings skew prices upward.
- Toulouse rents are growing between 1% and 3% year-over-year, which is slower than the 2022-2023 peak but still positive thanks to steady population inflows.
- Vacancy rates in Toulouse hover between 1% and 3% for well-priced rentals, and drop to nearly zero for studios near universities like Paul Sabatier.
- Properties near Metro A and Metro B lines in Toulouse rent 10% to 15% faster than similar units farther from public transit.
- The Capitole, Carmes, and Saint-Etienne neighborhoods command the highest rents in Toulouse, often exceeding €16 per square meter for quality apartments.
- Furnished rentals in Toulouse earn a premium of roughly €50 to €100 per month over unfurnished units, driven by students and short-stay professionals.
- Peak rental demand in Toulouse hits between late August and September, when over 130,000 students return for the academic year.
- Energy-efficient renovations now deliver the best ROI for Toulouse landlords because units rated DPE G can no longer be rented out since 2025.
- Young professionals in Toulouse cluster around Jean-Jaures, Saint-Cyprien, and Compans-Caffarelli, paying €500 to €700 monthly for well-located 1-bedrooms.
What are typical rents in Toulouse as of 2026?
What's the average monthly rent for a studio in Toulouse as of 2026?
As of early 2026, the average monthly rent for a studio in Toulouse is around €470 (approximately $495 USD or €470 EUR) for an unfurnished unit, while furnished studios typically cost about €520 per month.
Most studios in Toulouse fall within a realistic range of €380 to €600 per month ($400 to $630 USD), depending on location and condition.
The main factors that cause studio rents to vary in Toulouse are proximity to Metro stations (especially Line B), whether the unit is furnished, the energy performance rating, and whether it sits in the historic center or in outer neighborhoods like Borderouge.
What's the average monthly rent for a 1-bedroom in Toulouse as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Toulouse is around €590 (approximately $620 USD) for an unfurnished unit, rising to about €660 per month for furnished options.
Realistic rents for 1-bedroom apartments in Toulouse range from €480 to €800 per month ($505 to $840 USD), covering everything from basic units in peripheral areas to renovated flats in prime locations.
Neighborhoods like Empalot and Borderouge tend to have the cheapest 1-bedroom rents in Toulouse, while Capitole, Carmes, and Les Chalets sit at the top of the price scale due to their central location and lifestyle appeal.
What's the average monthly rent for a 2-bedroom in Toulouse as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Toulouse is around €710 (approximately $745 USD) for an unfurnished unit, and about €790 per month for a furnished option.
Most 2-bedroom apartments in Toulouse rent between €580 and €950 per month ($610 to $1,000 USD), depending on the neighborhood, building age, and amenities included.
The cheapest 2-bedroom rents in Toulouse are typically found in Croix-Daurade, Saint-Simon, and parts of Empalot, while the most expensive options cluster around Busca, Cote Pavee, and the historic center near Saint-Etienne.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Toulouse.
What's the average rent per square meter in Toulouse as of 2026?
As of early 2026, the average rent per square meter in Toulouse is around €12 to €14 (approximately $12.60 to $14.70 USD), depending on whether you look at signed leases or current listings.
Rents per square meter in Toulouse range from about €10 in outer neighborhoods like Lardenne to over €18 in central areas like Capitole and Carmes ($10.50 to $19 USD).
Compared to Paris (where rents exceed €30 per square meter) or Lyon (around €16 per square meter), Toulouse offers relatively affordable rents for a major French city with strong economic growth.
Property characteristics that push rent per square meter above average in Toulouse include recent renovation, good energy ratings (DPE A to C), outdoor space like a balcony or terrace, and direct proximity to a Metro station.
How much have rents changed year-over-year in Toulouse in 2026?
As of early 2026, rents in Toulouse have increased by approximately 1% to 3% compared to one year ago, with smaller units like studios seeing slightly stronger growth than larger apartments.
The main factors driving rent changes in Toulouse this year are continued population growth from students and aerospace workers, moderate inflation that feeds into indexed lease revisions, and tighter supply as some older units are pulled from the market due to energy performance rules.
This year's rent growth in Toulouse is calmer than the sharper increases seen in 2022-2023 when inflation peaked, but remains positive because demand still outpaces new rental supply in the city.
What's the outlook for rent growth in Toulouse in 2026?
As of early 2026, Toulouse rents are projected to grow by approximately 1% to 4% over the coming year, with studios and furnished 1-bedrooms likely to see the strongest increases.
Key factors influencing rent growth in Toulouse include the city's large student population (over 130,000 enrolled), continued aerospace and tech job creation, and moderate inflation that affects both indexed leases and new listings.
Neighborhoods expected to see the strongest rent growth in Toulouse are Rangueil (near Universite Paul Sabatier), Saint-Michel, Compans-Caffarelli, and areas along Metro B where student and young professional demand is highest.
Risks that could push Toulouse rent growth above or below projections include unexpected changes in energy prices, faster-than-expected construction of new rental stock, or economic slowdowns affecting household budgets and mobility.
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Which neighborhoods rent best in Toulouse as of 2026?
Which neighborhoods have the highest rents in Toulouse as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Toulouse are Capitole (around €16 to €18 per square meter, or $17 to $19 USD), Carmes (€15 to €17 per square meter), and Saint-Etienne (€14 to €16 per square meter).
These Toulouse neighborhoods command premium rents because they offer historic charm, walkability, excellent restaurants and nightlife, and direct access to the city's main cultural attractions.
Tenants who rent in these high-rent Toulouse neighborhoods are typically young professionals with solid incomes, couples without children seeking lifestyle convenience, and some expats who prioritize central location over space.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Toulouse.
Where do young professionals prefer to rent in Toulouse right now?
The top three neighborhoods where young professionals prefer to rent in Toulouse are Jean-Jaures, Saint-Cyprien, and Compans-Caffarelli, all of which offer excellent Metro access and vibrant social scenes.
Young professionals in these Toulouse neighborhoods typically pay between €500 and €750 per month ($525 to $790 USD) for a well-located 1-bedroom apartment.
What attracts young professionals to these areas is the combination of short commutes to major employers (especially aerospace companies), abundant cafes and restaurants, and easy access to both the city center and the Garonne riverbanks.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Toulouse.
Where do families prefer to rent in Toulouse right now?
The top three neighborhoods where families prefer to rent in Toulouse are Cote Pavee, Busca, and Lardenne, all known for their calm streets, green spaces, and family-friendly atmosphere.
Families renting 2 to 3 bedroom apartments in these Toulouse neighborhoods typically pay between €800 and €1,200 per month ($840 to $1,260 USD), depending on size and building quality.
What makes these neighborhoods attractive to families in Toulouse is the combination of good schools, parks, lower traffic, and larger apartment sizes compared to the crowded city center.
Top-rated schools near these family-friendly Toulouse neighborhoods include several well-regarded public primary schools and colleges, plus private options like the International School of Toulouse accessible from Cote Pavee and nearby areas.
Which areas near transit or universities rent faster in Toulouse in 2026?
As of early 2026, the three areas near transit or universities that rent fastest in Toulouse are Rangueil (near Universite Paul Sabatier), Saint-Michel (Metro B), and Compans-Caffarelli (central Metro hub).
Properties in these high-demand Toulouse areas typically stay listed for only 7 to 15 days before being rented, compared to 25 to 40 days for similar units in less connected neighborhoods.
The typical rent premium for properties within walking distance of Metro stations or universities in Toulouse is around €30 to €60 per month ($32 to $63 USD), which translates to roughly 5% to 10% above comparable units farther from transit.
Which neighborhoods are most popular with expats in Toulouse right now?
The top three neighborhoods most popular with expats in Toulouse are Carmes, Saint-Etienne, and Compans-Caffarelli, all offering central locations with easy access to international amenities.
Expats renting in these Toulouse neighborhoods typically pay between €600 and €900 per month ($630 to $945 USD) for a comfortable 1 to 2 bedroom apartment with good transport links.
What makes these neighborhoods attractive to expats in Toulouse is the walkable lifestyle, concentration of English-friendly services, proximity to cultural sites, and easy connections to Toulouse-Blagnac airport and aerospace company offices.
The expat communities most represented in these Toulouse neighborhoods include professionals from Spain, the UK, Germany, and the United States, many of whom work in the aerospace, tech, or research sectors.
And if you are also an expat, you may want to read our exhaustive guide for expats in Toulouse.
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Who rents, and what do tenants want in Toulouse right now?
What tenant profiles dominate rentals in Toulouse?
The top three tenant profiles that dominate the rental market in Toulouse are students, young professionals (often in aerospace or tech), and couples without children seeking urban convenience.
Students represent roughly 40% to 50% of rental demand in Toulouse, young professionals account for about 25% to 30%, and couples or small households make up most of the remaining demand.
Students in Toulouse typically seek studios or small 1-bedrooms (20 to 35 square meters), young professionals look for 1 to 2 bedroom apartments (40 to 60 square meters), and families search for 3-bedroom units or small houses (70 square meters and above).
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Toulouse.
Do tenants prefer furnished or unfurnished in Toulouse?
In Toulouse, roughly 35% to 40% of tenants prefer furnished rentals while the majority (60% to 65%) opt for unfurnished apartments, though this split varies significantly by neighborhood and tenant type.
Furnished apartments in Toulouse typically command a premium of €50 to €100 per month ($53 to $105 USD) compared to similar unfurnished units, reflecting the convenience value for short-stay tenants.
The tenant profiles that prefer furnished rentals in Toulouse are mainly students (who stay one to three years), expats on work assignments, and young professionals relocating for new jobs who want to settle in quickly without buying furniture.
Which amenities increase rent the most in Toulouse?
The top five amenities that increase rent the most in Toulouse are outdoor space (balcony or terrace), dedicated parking, air conditioning, recent energy-efficient renovation, and in-unit washer/dryer hookups.
A balcony or terrace in Toulouse typically adds €30 to €60 per month ($32 to $63 USD), parking adds €50 to €80 per month, air conditioning adds €20 to €40 per month, and a high energy rating (DPE A-C) can justify €40 to €70 per month more than a poorly-rated unit.
In our property pack covering the real estate market in Toulouse, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Toulouse?
The top five renovations that get the best ROI for rental properties in Toulouse are energy performance upgrades (insulation, windows, heating), kitchen modernization, bathroom refresh, improved lighting and electrical, and adding or enclosing a balcony.
Energy upgrades in Toulouse typically cost €5,000 to €15,000 ($5,250 to $15,750 USD) but can increase rent by €40 to €80 per month while also preventing the unit from being banned from rental. A kitchen renovation costs €3,000 to €8,000 and adds €20 to €50 per month, while a bathroom refresh at €2,000 to €5,000 adds €15 to €35 per month.
Renovations that tend to have poor ROI in Toulouse include luxury finishes that exceed what tenants will pay for, over-customized designs that limit appeal, and structural changes that cost more than the rent increase they generate.
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How strong is rental demand in Toulouse as of 2026?
What's the vacancy rate for rentals in Toulouse as of 2026?
As of early 2026, the practical vacancy rate for well-priced rental properties in Toulouse is estimated at 1% to 3%, with near-zero vacancy for desirable studios near Metro stations and universities.
Vacancy rates in Toulouse vary across neighborhoods, ranging from under 1% in high-demand areas like Rangueil and Jean-Jaures to around 4% to 5% in less connected outer zones with older, unrenovated stock.
The current vacancy rate in Toulouse is lower than the historical average for French cities of similar size, reflecting strong and sustained demand from students, young professionals, and households relocating for aerospace jobs.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Toulouse.
How many days do rentals stay listed in Toulouse as of 2026?
As of early 2026, rentals in Toulouse stay listed for an average of 15 to 25 days before being rented, though this varies widely by property type and location.
Studios and 1-bedrooms in good Toulouse locations typically rent within 7 to 18 days, while 2-bedrooms take 15 to 35 days, and larger family-sized units can sit on the market for 25 to 60 days if not priced competitively.
Compared to one year ago, days-on-market in Toulouse has remained relatively stable, with slightly faster absorption for small units due to continued student demand but slower movement for larger apartments as families face tighter budgets.
Which months have peak tenant demand in Toulouse?
The peak months for tenant demand in Toulouse are June through September, with the strongest surge happening in late August and September when students return for the academic year.
This seasonal pattern in Toulouse is driven by the massive student population (over 130,000 enrolled), academic calendar timing, and young professionals starting new jobs after summer, all of which concentrate rental searches in a short window.
The lowest tenant demand in Toulouse occurs between November and February, when fewer people relocate and most students are already settled, making this period better for landlords to handle renovations or for tenants to negotiate.
Don't buy the wrong property, in the wrong area of Toulouse
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What will my monthly costs be in Toulouse as of 2026?
What property taxes should landlords expect in Toulouse as of 2026?
As of early 2026, landlords in Toulouse should expect to pay approximately €600 to €1,100 per year ($630 to $1,155 USD) in property tax (taxe fonciere) for a typical apartment, though this varies based on the property's cadastral value and location.
The realistic range of annual property taxes in Toulouse spans from around €400 for a small studio in an outer neighborhood to over €2,000 for a large, well-located apartment in the city center ($420 to $2,100 USD).
Property taxes in Toulouse are calculated based on the cadastral rental value of the property (set by tax authorities) multiplied by local tax rates voted by the city and department, which means two similar-sized apartments can have different tax bills depending on their official valuation.
Please note that, in our property pack covering the real estate market in Toulouse, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Toulouse right now?
In Toulouse, landlords most commonly pay building management charges (charges de copropriete) that cannot be passed to tenants, and sometimes cover water or collective heating costs that are later partially recovered through tenant charges.
These landlord-paid costs in Toulouse typically run €50 to €150 per month ($53 to $158 USD) for non-recoverable copropriete charges, while tenants usually pay their own electricity, gas, and internet directly to providers.
The common practice in Toulouse is for tenants to pay all individual utilities (electricity, gas, internet) plus a monthly "charges locatives" provision that covers their share of building costs like stairwell cleaning, elevator maintenance, and sometimes water.
How is rental income taxed in Toulouse as of 2026?
As of early 2026, rental income in Toulouse (and all of France) is taxed either as "revenus fonciers" for unfurnished rentals or as "BIC" (business income) for furnished rentals, with rates depending on your total income bracket and chosen tax regime.
Landlords in Toulouse can deduct expenses like mortgage interest, property taxes, insurance, repairs, and management fees from their rental income, which can significantly reduce the taxable amount especially under the "reel" (actual expense) regime.
A common tax mistake specific to Toulouse landlords is failing to properly declare furnished rental income under the LMNP (non-professional furnished rental) status, which offers advantageous depreciation deductions but requires correct registration and accounting.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Toulouse.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
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 it's authoritative | How we used it |
|---|---|---|
| Observatoires des Loyers (OLL) | It's the official national network of local rent observatories backed by the French housing ministry. | We used it as our ground truth for signed rents in the Toulouse area. We anchored our baseline rent per square meter on its median figures and zoning data. |
| data.gouv.fr | It's the French government's open-data portal distributing official OLL results in reusable format. | We used it to cross-check that the OLL figures we quote are part of official published outputs. We also used it as a backup reference for reproducibility. |
| SeLoger | SeLoger is one of France's largest property portals with a long-running rent barometer based on listing data. | We used it to estimate current asking rents by apartment size right before January 2026. We converted their per-square-meter rates into realistic monthly budgets using typical Toulouse unit sizes. |
| INSEE (IRL) | INSEE is France's official statistics institute and the IRL is the legal reference for indexed rent revisions. | We used it to frame how much rents can legally be revised on index-linked leases going into 2026. We also used it as a reality check on macro rent growth. |
| ANIL | ANIL is the national housing information agency that republishes official rent indices with practical context. | We used it to verify the latest published IRL level and year-over-year change. We also used it to explain tenant and landlord mechanics in plain language. |
| Service-Public.fr | It's the French government's official citizen guidance site for administrative and legal matters. | We used it to explain how indexed rent revisions work and what caps apply. We also used it to keep our article legally aligned with current rules. |
| INSEE Toulouse (Dossier complet) | INSEE is the reference source for demographics, household structure, and housing stock at the city level. | We used it to describe who typically rents in Toulouse using official population and household data. We also used it to justify why small units are structurally in high demand. |
| Observatoire des Territoires | It's a public platform that republishes INSEE census-based vacancy indicators at the city scale. | We used it as the best verifiable vacancy proxy available for Toulouse. We translated those figures into what they imply for rental market tightness in 2026. |
| dataESR (Ministry of Higher Education) | It's an official ministry dataset on enrolled students with clear methodology and regular updates. | We used it to justify Toulouse's strong student-driven rental demand. We also used it to support our seasonality analysis and explain unit-type pressure. |
| Banque de France | It's France's central bank and its projections are a standard macro baseline used by policymakers. | We used it to frame the 2026 outlook for inflation and growth, which feeds into rent dynamics. We treated it as macro backdrop rather than a direct rent forecast. |
| LocService | It's a large established rental platform that publishes methodology-based market snapshots. | We used it to describe who is renting in Toulouse and to support our seasonality patterns. We treated it as private-sector evidence and triangulated it with official data. |
| Energie-info | It's the official public information site of the national energy ombudsman, independent of suppliers. | We used it to anchor utility cost assumptions that matter for all-in monthly costs. We kept it practical for renters and landlords budgeting for gas-heated units. |
| CRE (Commission de Regulation de l'Energie) | The CRE is France's independent energy regulator responsible for tariff oversight. | We used it to explain what regulated electricity tariffs mean and why bills can move even when rents stay flat. We kept it credible without overwhelming readers with tariff math. |
| economie.gouv.fr | It's the French Ministry of Economy providing official guidance on taxes and finances. | We used it to reinforce who pays what on local taxes and where to find official amounts. We treated it as a cross-check alongside Service-Public guidance. |
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