— normandie · 14
Real estate prices in Caen — investor simulator — July 2026
Median price per m² in Caen
2 968 €/m²
- Dept. 14 rank No. 337 / 404
- 5-year trend +4,7 %
Half of sales between 2 333 €/m² and 3 550 €/m² (6 262 DVF sales).
DVF — DGFiP · median over 3 752 sales (2025)
Real estate market in Caen
In Caen, the price/sqm is around 2 968 € (+4,7 % over 5 years), a attractive market for investors (grade B/5).
What investor yield in Caen?
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: B (61/100)
— Read more
Understanding the Caen real estate market
Marge de négociation à Caen
À Caen, le marché ne dégage pas de marge de négociation automatique : le prix repose sur les fondamentaux du secteur (dont une prime de secteur, jamais négociable).
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) — 8,7 % 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 2 333 €/m² and 3 550 €/m² (across 6 262 DVF sales, 3 years).
Price per m² by neighbourhood — Caen
| Neighbourhood | Median DVF price |
|---|---|
| Le Vaugueux | 3 266 €/m² |
| Saint-Gilles | 3 264 €/m² |
| Centre-Ville Ancien | 3 247 €/m² |
| Saint-Ouen | 3 235 €/m² |
| Saint-Jean | 3 229 €/m² |
| Le Calvaire-Saint-Pierre | 3 206 €/m² |
| Couvrechef | 3 194 €/m² |
| Cité Gardin | 3 182 €/m² |
| La Haie Vigné | 3 163 €/m² |
| La Folie | 3 159 €/m² |
| Mont-Coco | 3 159 €/m² |
| Le Nice Caennais | 3 153 €/m² |
| Clos Joli | 3 127 €/m² |
| Saint-Paul | 3 027 €/m² |
| Venoix | 2 979 €/m² |
| La Folie-Couvrechef | 2 961 €/m² |
| Vaucelles | 2 941 €/m² |
| Le Chemin-Vert | 2 938 €/m² |
| La Pierre-Heuzé | 2 919 €/m² |
| Beaulieu | 2 871 €/m² |
| Le Clos Saint-Germain | 2 810 €/m² |
| Saint-Jean-Eudes | 2 760 €/m² |
| La Maladrerie | 2 707 €/m² |
| Sainte-Thérèse-Demi-Lune | 2 625 €/m² |
Median DVF (DGFiP) per neighbourhood, across 26 neighbourhoods.
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Caen within the normandie regional market. On the rental side, the ANIL median apartment rent there is 13,8 €/sqm/month, an indicative gross yield of 5,6 % before taxes, fees and vacancy.
The town is in strong demographic growth over 5 years (2,6 %), 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 (+4,7 % over 5 years) determine the attractivity grade B 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 Caen: 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 Caen expensive?
The median DVF price is 2 968 €/sqm. For a 60 sqm apartment, that is around 178 063 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Caen?
The indicative gross yield is 5,6 % (median rent 13,8 €/sqm/month × 12 ÷ median price 2 968 €/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 B 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. B corresponds to an attractive market (solid fundamentals). A good yield/risk trade-off. 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 Caen?
The median apartment price/sqm in Caen 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 Caen?
It depends how long you keep the home. In Caen, a 60 sqm flat costs about €178 063 to buy and €830 a month to rent, a rent-to-price ratio of 5,6 % 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.