Toulouse Housing Market
13th June 2025
Toulouse, capital of the Occitanie region, is one of the most dynamic cities in France.
That is in no small part to its role as the aerospace centre of the country, as well as its 120,000 student body, who make up 10% of the population.
Not surprising then that the city has enjoyed significant house price growth over the past decade.
Prices of course vary across the city, within the range €2,500/m² to around €5,000/m². The average price for apartments is around €3,300/m², whilst it is nearer €4,000/m² for houses.
According to analysts PAP, in the centre values can exceed €5,000/m² in historic districts such as Saint-Étienne or Les Carmes, while some peripheral areas, such as Les Izards or Empalot, remain accessible at less than €2,800/m².
Despite the popularity of the city, prices are up to 30% cheaper than those of neighbouring Bordeaux.
However, that may well change in a few years, when the TGV high-speed direct train service to Paris starts, as it will bring the capital city to within nearly 3 hours travel time.
Where to Buy?
For those with substantial financial resources, PAP consider Saint-Étienne is the area of choice. Located to the east of the Capitole, this historic heart of the city is characterized by private mansions, quiet streets, and a serene atmosphere. It is a highly sought-after residential area where the average price often exceeds €5,000/m², with peaks over €6,000/m² for properties renovated with character.
The Capitole district, the beating heart of Toulouse, is renowned for its cultural life, local shops, transport network, and proximity to universities. This area is both touristy and lively, combining prestige with practicality. Property prices here range between €4,800 and €5,300/m², depending on the condition and floor level of the property.
The Carmelites district, another emblematic area of the historic center, offers a bohemian-chic atmosphere with its cafés, markets, small galleries, and charming old buildings. This district is particularly popular with young professionals and investors, with prices around €5,000 to €5,500/m² and high demand.
Affordable and Emerging Districts
More affordable prices can be found in the Cartoucherie district, a new eco-district located to the west. Designed as a model of a sustainable city, Cartoucherie combines housing, green spaces, shops, and cultural facilities. It attracts young professionals and families due to its modernity, proximity to transport (tramway, metro in the long term), and amenities. Property prices in this area are around €3,500/m².
The Arènes district, well connected by metro lines and the regional train network, is gradually transforming into a mixed residential and office district. Its good rental yield and diversified offerings make it particularly attractive to investors seeking a good price-to-location balance. Average property values here are around €3,400/m².
Borderouge, located to the north of Toulouse, is a district undergoing renewal. Benefiting from a network of services, a metro line, and a young population, Borderouge offers attractive prices averaging €2,600/m².
Ponts Jumeaux, with its strategic location near the canal and close to the city center, is seeing growing demand, especially for renovated housing. The gradual conversion of lock keepers' houses around the canal into cultural venues, restaurants, and micro-habitats offers a new dynamic to Toulouse's heritage while enhancing the riverbanks. Prices here remain affordable, averaging around €3,400/m².
Suburban Opportunities
The outskirts of Toulouse, comprising 36 municipalities, present real opportunities for buyers seeking more spacious, quiet, and affordable properties. Municipalities such as Balma, Tournefeuille, Aucamville, Colomiers, and Labège are experiencing renewed interest. These areas offer a family-friendly living environment and good transport links, particularly with the future metro line, making them credible alternatives to Toulouse. The price difference can reach 25% for housing of equivalent size and amenities.
In short, Toulouse's real estate market is diverse and dynamic, offering a range of opportunities for different budgets and preferences. Whether in the historic heart of the city or the emerging and more affordable suburbs, Toulouse is an attractive city to buy, for both residents and investors.
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