How much are the rents in Toulouse right now? (2026)

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A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Toulouse. If you’d like to learn more about us, you can check our presentation page.

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 2026, the average monthly rent for a studio in Toulouse is about €500, about $540, which is €500 in local currency.

For most studios in Toulouse in 2026, a realistic rent range is €420 to €650 per month, or about $450 to $700, depending on the exact street and apartment condition.

This range is mainly explained by metro access, furnished quality, distance to campuses such as Rangueil or Mirail-Université, and whether the studio is in premium areas like Carmes, Capitole or Compans-Caffarelli.

What's the average monthly rent for a 1-bedroom in Toulouse as of 2026?

As of 2026, the average monthly rent for a 1-bedroom apartment in Toulouse, meaning a French T2, is about €620, about $670, which is €620 in local currency.

For most 1-bedroom apartments in Toulouse in 2026, a realistic rent range is €540 to €780 per month, or about $580 to $840.

The cheapest 1-bedroom rents are usually found around Mirail, Reynerie, Bagatelle, Lalande and parts of the southwest, while the highest rents are in Carmes, Capitole, Saint-Cyprien, Saint-Aubin and Compans-Caffarelli.

What's the average monthly rent for a 2-bedroom in Toulouse as of 2026?

As of 2026, the average monthly rent for a 2-bedroom apartment in Toulouse, meaning a French T3, is about €780, about $840, which is €780 in local currency.

For most 2-bedroom apartments in Toulouse in 2026, a realistic rent range is €650 to €1,050 per month, or about $700 to $1,130.

The cheapest 2-bedroom rents are usually found in Reynerie, Bellefontaine, Bagatelle and parts of Lalande, while the most expensive ones are in Carmes, Saint-Étienne, Saint-Cyprien, Busca and near Jardin des Plantes.

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 2026, the average rent per square meter in Toulouse is about €15 per square meter per month, about $16, which is €15 in local currency.

Across Toulouse neighborhoods in 2026, most rents range from about €12 to €23 per square meter per month, or about $13 to $25.

Compared with Paris, Lyon or Nice, Toulouse remains more affordable, but Toulouse rents are still high for southwest France because the city has strong student, engineering and aerospace demand.

Rent per square meter rises above average when an apartment is small, furnished, renovated, close to metro A or B, near a campus, or located in Carmes, Capitole, Saint-Étienne or Saint-Cyprien.

How much have rents changed year-over-year in Toulouse in 2026?

As of 2026, average rents in Toulouse are up by about 3% year over year.

The main reasons are strong student demand, aerospace-linked jobs, population growth, limited affordable supply and higher pressure on small furnished apartments near the metro.

This 2026 increase is close to the previous year’s trend, but studios and furnished T1s are rising faster than larger unfurnished apartments because student budgets compete for fewer suitable units.

What's the outlook for rent growth in Toulouse in 2026?

As of 2026, rent growth in Toulouse is likely to stay around 2% to 4% over the coming year.

The key support comes from Toulouse’s student base, steady population growth, aerospace and engineering jobs, and the limited number of good small apartments near metro lines.

The strongest rent growth should be in Saint-Cyprien, Compans-Caffarelli, Rangueil, Saint-Michel, Minimes, Bonnefoy and areas near Arènes and Patte-d’Oie.

The main risks are affordability limits, rent regulation changes, weaker hiring in aerospace, and landlords overpricing apartments beyond what local tenants can pay.

Which neighborhoods rent best in Toulouse as of 2026?

Which neighborhoods have the highest rents in Toulouse as of 2026?

As of 2026, the three highest-rent areas in Toulouse are Carmes, Capitole and Saint-Étienne, where good small apartments often reach €18 to €23 per square meter, about $19 to $25, which is €18 to €23 locally.

These neighborhoods command premium rents because they offer historic streets, central jobs, restaurants, metro access, strong walkability and a limited supply of renovated apartments.

The typical tenants in these high-rent Toulouse neighborhoods are young professionals, international workers, well-funded students, couples and expats who value location more than apartment size.

By the way, we’ve written a blog article detailing Sources and methodology: we used AUAT, SeLoger, and Tisséo.

Where do young professionals prefer to rent in Toulouse right now?

The top three Toulouse neighborhoods for young professionals are Saint-Cyprien, Compans-Caffarelli and Saint-Aubin, with Jean-Jaurès, Minimes and Bonnefoy also very strong.

Young professionals in these Toulouse neighborhoods usually pay about €580 to €780 per month for a T2, or about $630 to $840, which is €580 to €780 locally.

These areas attract young professionals because they offer metro access, cafés, nightlife, offices, cycling routes and quick links to central Toulouse or employment areas toward Blagnac.

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 family-friendly rental areas in Toulouse are Côte Pavée, Busca and Lardenne, with Rangueil, Saint-Agne, Croix-Daurade and Saint-Simon also popular.

Families in these Toulouse neighborhoods usually pay about €800 to €1,300 per month for a 2-bedroom or 3-bedroom apartment, or about $860 to $1,400, which is €800 to €1,300 locally.

Families like these areas because they offer calmer streets, larger homes, schools, parks, parking, better room layouts and easier daily routines than the hypercentre.

Nearby education options include public schools around Côte Pavée and Busca, the Rangueil university area, and international or bilingual options closer to western Toulouse and Blagnac.

Which areas near transit or universities rent faster in Toulouse in 2026?

As of 2026, the fastest-renting areas near transit or universities in Toulouse are Jean-Jaurès, Rangueil and Arènes or Patte-d’Oie.

In these high-demand Toulouse areas, well-priced studios and T2s often stay listed for only 7 to 15 days, while weaker listings can still take longer.

Properties within walking distance of the metro or a university often get a rent premium of about €40 to €120 per month, or about $45 to $130, which is €40 to €120 locally.

Which neighborhoods are most popular with expats in Toulouse right now?

The top three Toulouse neighborhoods for expats are Carmes, Saint-Cyprien and Compans-Caffarelli, with Lardenne, Saint-Simon and Purpan also practical for aerospace-linked expats.

Expats in these Toulouse neighborhoods usually pay about €700 to €1,300 per month, or about $760 to $1,400, which is €700 to €1,300 locally, depending on size and furnishing.

These neighborhoods attract expats because they offer central life, easy transport, restaurants, English-friendly services, access to international jobs and practical links toward Blagnac.

The most visible expat communities in Toulouse include aerospace workers from other European countries, British and Irish residents, Spanish and Italian residents, and international students or researchers.

And if you are also an expat, you may want to read our Sources and methodology: we combined INSEE aerospace data, Tisséo, and SeLoger.

Who rents, and what do tenants want in Toulouse right now?

What tenant profiles dominate rentals in Toulouse?

The top three tenant profiles in Toulouse are students, young professionals and aerospace or engineering employees.

As a practical 2026 estimate, students represent about 30% of active rental demand, young professionals about 25%, and aerospace or engineering employees about 15%.

Students usually want studios or shared flats, young professionals usually want furnished studios or T2s, and aerospace or engineering employees often want T2s or T3s with good transport or parking.

If you want to optimize your cashflow, you can read our Sources and methodology: we used INSEE, CROUS Toulouse, and INSEE aerospace data.

Do tenants prefer furnished or unfurnished in Toulouse?

In Toulouse in 2026, around 55% of active small-apartment tenants prefer furnished rentals, while around 45% prefer unfurnished rentals.

A furnished Toulouse apartment often earns about €40 to €120 more per month than a similar unfurnished unit, or about $45 to $130, which is €40 to €120 locally.

Furnished rentals are most popular with students, interns, Erasmus arrivals, young professionals, mobile aerospace workers and expats who want to move in quickly.

Which amenities increase rent the most in Toulouse?

The top five rent-boosting amenities in Toulouse are good furniture, air conditioning or strong summer comfort, balcony or terrace, parking, and proximity to metro A or B.

In Toulouse, good furniture can add €40 to €90 per month, air comfort €20 to €60, outdoor space €30 to €100, parking €40 to €90, and metro access €40 to €120.

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 ROI renovations in Toulouse are repainting, durable flooring, a compact fitted kitchen, a clean bathroom refresh, and better insulation or summer heat protection.

Typical costs range from €500 to €8,000, or about $540 to $8,600, and the expected rent gain can range from €20 to €120 per month when the work matches the neighborhood.

Low-ROI renovations in Toulouse include luxury finishes in low-rent areas, oversized furniture packs, expensive decorative features, and upgrades that tenants cannot pay for in Mirail, Reynerie or Bagatelle.

How strong is rental demand in Toulouse as of 2026?

What's the vacancy rate for rentals in Toulouse as of 2026?

As of 2026, the practical vacancy rate for good, correctly priced rental apartments in Toulouse is about 2% to 3%.

Across Toulouse neighborhoods, practical rental vacancy can be close to 1% or 2% near metro stations and universities, but closer to 4% or 5% for weaker, overpriced or poorly located units.

This practical vacancy is lower than the broader INSEE vacant-dwelling figure because many officially vacant homes are not immediately available as decent private rentals.

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 2026, a well-priced Toulouse rental usually stays listed for about 15 to 25 days.

Studios and furnished T1s near Capitole, Saint-Cyprien, Compans, Saint-Michel or Rangueil can rent in 7 to 15 days, while overpriced T3s can take 25 to 45 days.

Compared with one year ago, days on market in Toulouse looks slightly shorter for small furnished units, while larger unfurnished apartments are closer to last year’s pace.

Which months have peak tenant demand in Toulouse?

The peak months for tenant demand in Toulouse are July, August, September and October, with August and September usually the tightest.

This seasonality comes from the student rentrée, internships, Erasmus arrivals, job relocations and the need to secure housing before universities restart.

The quietest months for Toulouse rentals are usually November, December and parts of February, except for internships or job moves that create smaller waves of demand.

What will my monthly costs be in Toulouse as of 2026?

What property taxes should landlords expect in Toulouse as of 2026?

As of 2026, a Toulouse landlord should often budget about €600 to €1,200 per year for property tax on a small or mid-size apartment, or about $650 to $1,300.

A realistic low-to-high annual property tax range in Toulouse is about €400 to €1,800, or about $430 to $1,940, depending on size, cadastral value and local tax rules.

Property tax in Toulouse is based on the cadastral rental value, official reductions, local rates and sometimes household-waste tax, not simply on the market rent.

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 often pay non-recoverable co-ownership charges, building insurance, major repairs, property tax, and sometimes shared services before recovering part from the tenant.

Typical monthly landlord-paid costs can be €30 to €120 for non-recoverable charges, €10 to €25 for insurance, and €50 to €150 for tax when spread over the year.

Tenants usually pay electricity, internet, home insurance and individual water or heating, while furnished rentals and shared flats may include internet or monthly charge provisions.

How is rental income taxed in Toulouse as of 2026?

As of 2026, rental income in Toulouse follows French national tax rules, with unfurnished rent taxed as revenus fonciers and furnished rent generally taxed as BIC under LMNP rules.

Main deductions can include eligible repairs, loan interest, insurance, co-ownership charges, property management, property tax and, under the real furnished regime, possible depreciation.

Common Toulouse mistakes include treating furnished and unfurnished tax rules as the same, ignoring co-ownership charges, underestimating property tax, and assuming every student rental qualifies for the same tax result.

We cover these mistakes, among others, in our Sources and methodology: we used Service-Public unfurnished rentals, Service-Public furnished rentals, and impots.gouv.fr.

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 this source matters	How we used it
AUAT / Observatoire Local des Loyers Toulouse 2025	It is the official local rent observatory for the Toulouse area, supported by public institutions.	We used it as the main anchor for signed rents in the Toulouse area. We relied on its rent-per-square-meter, zone and unit-size figures before checking asking rents.
Observatoires des loyers / ANIL network	It is the national network for local rent observatories and uses a standardized rental methodology.	We used it to cross-check the Toulouse local observatory numbers. We also used it to separate signed rents from visible listing prices.
SeLoger rent barometer Toulouse	SeLoger is one of France’s largest property portals and gives current asking-rent signals.	We used it to estimate 2026 asking rents for studios, T2s and T3s in Toulouse. We treated it as market-listing evidence, not as official signed-rent data.
LocService Toulouse 2026 rental market	LocService gives a tenant-demand view based on platform activity between renters and landlords.	We used it to check tenant budgets and rent-per-square-meter levels. We also used its year-on-year trend as a private-market comparison.
INSEE Toulouse commune dossier	INSEE is France’s official statistics agency and is the best source for local population context.	We used it for Toulouse population, age structure and housing context. We used this to explain why students and young professionals matter so much.
INSEE housing data Toulouse	It is an official census-based housing source for the municipality of Toulouse.	We used it to understand housing structure and broader vacancy. We did not treat all vacant dwellings as immediately rentable apartments.
Ministry of Higher Education / SIES forecast	SIES is the official French higher-education statistical service.	We used it to support the 2026 student-demand outlook. We connected the national student trend with Toulouse’s local campus geography.
CROUS Toulouse housing guide 2025-2026	CROUS directly observes student housing pressure in Toulouse.	We used it for student seasonality and rental pressure around the rentrée. We used its August-to-October warning to identify peak rental months.
Tisséo official network maps	Tisséo is the official public transport operator for Toulouse.	We used it to identify rental areas near metro, tram and transport hubs. We linked rent speed to real transport geography, especially lines A and B.
Université Toulouse Jean Jaurès campus access	It is the university’s own access page for the Mirail campus.	We used it to identify Mirail-Université as a student-rental node. We cross-checked that with metro access and lower southwest Toulouse rents.
Université Toulouse Capitole transport page	It is the university’s own transport information for its central campus.	We used it to explain demand around Capitole and Compans-Caffarelli. We connected campus access with fast-renting central small units.
INSEE aerospace sector in Occitanie	INSEE is the official source for regional aerospace employment and activity.	We used it to explain aerospace-linked tenant demand in Toulouse. We avoided relying only on real-estate portals to understand demand.
impots.gouv.fr local property tax data tool	It is the official French tax administration source for local property-tax data.	We used it to explain how landlords should check local property tax. We combined it with DGFiP statistics for the broader tax trend.
DGFiP property-tax 2025 report	DGFiP is the official French tax authority and publishes national tax statistics.	We used it for the 2025 property-tax trend and revaluation context. We did not use it to create one fake Toulouse bill.
Service-Public non-furnished rental income	Service-Public is France’s official public-administration information portal.	We used it for national tax rules on unfurnished rental income. We separated micro-foncier from the real regime for clarity.
Service-Public furnished rental income	Service-Public is the official public source for furnished-rental tax basics.	We used it for furnished-rental income classification. We avoided mixing furnished and unfurnished tax treatment.