— centre-val-de-loire · 18
Real estate prices in Bourges — investor simulator — July 2026
Median price per m² in Bourges
1 641 €/m²
- Dept. 18 rank No. 220 / 239
- 5-year trend +5,7 %
Half of sales between 1 200 €/m² and 1 964 €/m² (3 330 DVF sales).
DVF — DGFiP · median over 1 822 sales (2025)
Real estate market in Bourges
In Bourges, the price/sqm is around 1 641 € (+5,7 % over 5 years), a to study carefully market for investors (grade D/5).
What investor yield in Bourges?
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
—
5-year attractivity index: D (44/100)
— Read more
Understanding the Bourges real estate market
Marge de négociation à Bourges
À Bourges, la marge de négociation liée au marché est de 1,5 % à 3 % — nitrates dans l'eau 40 mg/L (nettement au-dessus de la médiane nationale), atteintes enregistrées 61 pour 1000 hab (nettement au-dessus de la médiane nationale), Marché peu tendu — marge de manœuvre accrue.
Mais la décote se joue surtout bien par bien : un logement classé F ou G (passoire énergétique) se négocie -5 à -10 % de plus (décote énergétique, source ADEME) — 6,8 % 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 →Range: half of sales between 1 200 €/m² and 1 964 €/m² (across 3 330 DVF sales, 3 years).
Price per m² by neighbourhood — Bourges
| Neighbourhood | Median DVF price |
|---|---|
| Val d'Auron | 2 156 €/m² |
| Quartier de Mazières | 1 786 €/m² |
| Les Maluettes | 1 772 €/m² |
| Marais de Robinson | 1 772 €/m² |
| Baudens | 1 766 €/m² |
| Quartier du Beugnon | 1 766 €/m² |
| Quartier Barbès | 1 746 €/m² |
| Séraucourt | 1 723 €/m² |
| Centre-Ville | 1 722 €/m² |
| Quartier Mirebeau | 1 717 €/m² |
| Quartier Jean Jaurès | 1 714 €/m² |
| Quartier Parmentier | 1 713 €/m² |
| Les Prés le Roy | 1 712 €/m² |
| Quartier Henri Laudier | 1 712 €/m² |
| Quartier Avaricum | 1 712 €/m² |
| Quartier Édouard Vaillant | 1 686 €/m² |
| Quartier Diderot | 1 680 €/m² |
| La Folie Bâton | 1 679 €/m² |
| Les Prés le Roy | 1 667 €/m² |
| Faubourg Saint-Privé | 1 663 €/m² |
| Le Bordiot | 1 649 €/m² |
| Les Dumones | 1 639 €/m² |
| Les Bigarelles | 1 639 €/m² |
| Château des Gadeau | 1 639 €/m² |
Median DVF (DGFiP) per neighbourhood, across 29 neighbourhoods.
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Bourges within the centre-val-de-loire regional market. On the rental side, the ANIL median apartment rent there is 11,4 €/sqm/month, an indicative gross yield of 8,3 % 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 (+5,7 % over 5 years) determine the attractivity grade D 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 Bourges: 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.
← View full report for Bourges
— Your questions
Frequently asked questions
Are the prices/sqm in Bourges expensive?
The median DVF price is 1 641 €/sqm. For a 60 sqm apartment, that is around 98 473 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Bourges?
The indicative gross yield is 8,3 % (median rent 11,4 €/sqm/month × 12 ÷ median price 1 641 €/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.
What does the D 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. D corresponds to a market to study carefully. High vacancy or sluggish demographics. 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 Bourges?
The median apartment price/sqm in Bourges 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 Bourges?
It depends how long you keep the home. In Bourges, a 60 sqm flat costs about €98 473 to buy and €684 a month to rent, a rent-to-price ratio of 8,3 % 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.