— auvergne-rhone-alpes · 74
Real estate prices in Bluffy — investor simulator — September 2026
Median price per m² in Bluffy
6 407 €/m²
- Dept. 74 rank No. 1 / 262
Median rent 19,4 €/m² → indicative gross yield 3,6 %.
DVF — DGFiP · median over 17 sales (2021–2025)
Real estate market in Bluffy
In Bluffy, the price/sqm is around 6 407 €/sqm (recent DVF transactions).
What investor yield in Bluffy?
Indicative calculation. Excludes taxes, notary fees, vacancy and works. 5-year attractivity index crosses DVF + INSEE demography + Sit@del permits + Filocom vacancy.
Net annual yield
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5-year attractivity index: — (0/100)
— Read more
Understanding the Bluffy real estate market
Marge de négociation à Bluffy
À Bluffy, le marché ne dégage pas de marge de négociation automatique : le prix repose sur les fondamentaux du secteur. (estimation indicative, 17 ventes)
Mais la décote se joue surtout bien par bien : un logement classé F ou G (passoire énergétique) se négocie nettement moins cher — environ un quart du prix en moins pour une maison classée G, près de 12 % pour un appartement (valeur verte 2024, Notaires de France / ADNOV, 552 850 ventes) — 10,3 % des logements le sont ici ; un bien A-D performant part, lui, du prix du marché.
Un conseiller immobilier peut vous accompagner sur cette négociation →The 17 sales recorded in Bluffy
Every property sale registered here between 2021 and 2025. 17 sales is not a market — it is too few to derive a reliable price per m². But these are the actual transactions, and the spread between them tells you more than any median could.
| Date | Type | Floor area | Land | Price | €/m² |
|---|---|---|---|---|---|
| November 2025 | Maison | 172 m² | 565 m² | 868 650 € | 5 050 €/m² |
| September 2025 | Maison | 177 m² | 977 m² | 1 300 000 € | 7 345 €/m² |
| August 2024 | Appartement | 55 m² | — | 424 000 € | 7 709 €/m² |
| November 2023 | Appartement | 99 m² | — | 689 450 € | 6 964 €/m² |
| September 2023 | Maison | 101 m² | 814 m² | 600 000 € | 5 941 €/m² |
| July 2023 | Appartement | 118 m² | — | 637 860 € | 5 406 €/m² |
| January 2023 | Appartement | 85 m² | — | 544 600 € | 6 407 €/m² |
| June 2022 | Appartement | 56 m² | — | 243 800 € | 4 354 €/m² |
| June 2022 | Maison | 120 m² | 395 m² | 1 068 550 € | 8 905 €/m² |
| October 2021 | Maison | 213 m² | 1 591 m² | 1 511 000 € | 7 094 €/m² |
| September 2021 | Maison | 100 m² | 554 m² | 699 220 € | 6 992 €/m² |
| August 2021 | Maison | 135 m² | — | 490 000 € | 3 630 €/m² |
| July 2021 | Maison | 55 m² | 42 m² | 450 000 € | 8 182 €/m² |
| June 2021 | Appartement | 85 m² | — | 378 300 € | 4 451 €/m² |
| June 2021 | Maison | 149 m² | 456 m² | 752 900 € | 5 053 €/m² |
| March 2021 | Maison | 100 m² | 1 041 m² | 741 980 € | 7 420 €/m² |
| January 2021 | Maison | 115 m² | 1 009 m² | 619 520 € | 5 387 €/m² |
Source: DVF — DGFiP open data. No names, no exact addresses.
This market is defined above all by a market well above the national average.
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Bluffy within the auvergne-rhone-alpes regional market. On the rental side, the ANIL median apartment rent there is 19,4 €/sqm/month, an indicative gross yield of 3,6 % before taxes, fees and vacancy.
The town is in demographic decline over 5 years (-2,8 %), with construction activity low (little new construction, tight market on existing stock). Housing vacancy is low (tight rental market, secure rents). These three factors crossed with the recent price trend (+0 % over 5 years) determine the attractivity grade — shown above.
Note: DVF covers registered transactions excluding non-finalised off-plan sales, and ANIL publishes medians (not averages — the rent distribution is pulled up by exceptional properties). For a fine analysis at the exact address, use the simulator above or the town's full profile.
Sources: DVF (DGFiP Etalab) — rolling 5-year medians, ANIL — rent map, INSEE pop_evol — 5-year demographics, Sit@del — 24-month building permits, Filocom (DGFiP / SDES) — housing vacancy. The attractivity grade and 5-year capital gain are NTYP estimates (proprietary weighting of the data above, independent of any affiliation) — see our methodology.
— Live calculations
Every dimension, in euros.
On this page, 6 calculations with the real figures for Bluffy: whether to buy or rent, how much to negotiate, the monthly mortgage payment, the net rental yield, the monthly cashflow and the energy bill.
Method and assumptions detailed in Transparency.
— Your questions
Frequently asked questions
Are the prices/sqm in Bluffy expensive?
The median DVF price is 6 407 €/sqm. For a 60 sqm apartment, that is around 384 420 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Bluffy?
The indicative gross yield is 3,6 % (median rent 19,4 €/sqm/month × 12 ÷ median price 6 407 €/sqm). The net yield after charges, property tax, vacancy and taxes is generally 30 to 45 % lower. Use the simulator above to personalise it to your case.
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What does the — 5-year attractivity grade mean concretely?
The index crosses 4 factors over the last 5 years: DVF price trend, INSEE demographic trend, Sit@del building permits and Filocom vacancy. — corresponds to a market for which we do not have enough investor signals to compute the index (INSEE demographics and Sit@del permits missing). The analysis is limited to DVF + ANIL data. The full method is documented in the Methodology section.
Can future prices be predicted from the last 5 years?
Not reliably. The past price change (shown above, DVF source) describes the recent market — it does not foretell the future. Property markets tend to revert to their mean: a town that rose or fell sharply does not mechanically keep going the same way, and rates, the wider economy or a local shock weigh more than any extrapolation. That is why we show the observed change and the real drivers (demographics, vacancy, building permits) rather than a speculative future capital gain.
Is it better to buy an apartment or a house in Bluffy?
The median apartment price/sqm in Bluffy is typically 5 % above the house price/sqm (houses offer more usable surface but a lower €/sqm ratio thanks to the land share). For a rental investment, the apartment generally offers a better yield (more tenants, simpler management, lower urban vacancy). The house is rather preferable for a family primary residence or a heritage project with valuable land.
Is it better to buy or rent in Bluffy?
It depends how long you keep the home. In Bluffy, a 60 sqm flat costs about €384 420 to buy and €1 165 a month to rent, a rent-to-price ratio of 3,6 % gross per year. That ratio decides, not the price level.
Buying adds costs renting never pays — transfer duties, notary fees, property tax, maintenance — which must be recouped first. The “Buy or rent” calculator on this page works out the year the balance tips.