— occitanie · 11
Real estate prices in Carcassonne — investor simulator — July 2026
Median price per m² in Carcassonne
1 429 €/m²
- Dept. 11 rank No. 179 / 320
- 5-year trend +10,1 %
Half of sales between 1 071 €/m² and 1 730 €/m² (2 773 DVF sales).
DVF — DGFiP · median over 1 482 sales (2025)
Real estate market in Carcassonne
In Carcassonne, the price/sqm is around 1 429 € (+10,1 % over 5 years), a attractive market for investors (grade B/5).
What investor yield in Carcassonne?
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: B (63/100)
— Read more
Understanding the Carcassonne real estate market
Marge de négociation à Carcassonne
À Carcassonne, 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) ; 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 1 071 €/m² and 1 730 €/m² (across 2 773 DVF sales, 3 years).
Price per m² by neighbourhood — Carcassonne
| Neighbourhood | Median DVF price |
|---|---|
| Cité Ozanam | 1 502 €/m² |
| Cité Le Viguier | 1 485 €/m² |
| Résidence Villa di Castelli II | 1 468 €/m² |
| Résidence Las Vinhas | 1 468 €/m² |
| Le Viguier | 1 454 €/m² |
| Croix de Berriac | 1 440 €/m² |
| La Conte | 1 423 €/m² |
| Cité Saint-Jaques | 1 409 €/m² |
| Cité de l'Espérance | 1 396 €/m² |
| Saint-Georges | 1 396 €/m² |
| Résidence Villa di Castelli | 1 396 €/m² |
| Les Vignes Rouges | 1 396 €/m² |
| La Gravette | 1 381 €/m² |
| Fontgrande | 1 380 €/m² |
| Domaine de Nore | 1 359 €/m² |
| Cité la Conte | 1 355 €/m² |
| Bouriac | 1 355 €/m² |
| Le Belvédère | 1 355 €/m² |
| La Barbacanne | 1 343 €/m² |
| Cité Albignac | 1 342 €/m² |
| La Trivalle | 1 342 €/m² |
| Le Domaine des Lices | 1 326 €/m² |
| Saint-Jacques de la Conte | 1 297 €/m² |
| Montredon | 1 237 €/m² |
Median DVF (DGFiP) per neighbourhood, across 24 neighbourhoods.
This market is defined above all by very affordable price-per-m².
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Carcassonne within the occitanie regional market. On the rental side, the ANIL median apartment rent there is 10,9 €/sqm/month, an indicative gross yield of 9,2 % before taxes, fees and vacancy.
The town is in moderate growth over 5 years (0,7 %), 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 (+10,1 % 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 Carcassonne: 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 Carcassonne
— Your questions
Frequently asked questions
Are the prices/sqm in Carcassonne expensive?
The median DVF price is 1 429 €/sqm. For a 60 sqm apartment, that is around 85 714 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Carcassonne?
The indicative gross yield is 9,2 % (median rent 10,9 €/sqm/month × 12 ÷ median price 1 429 €/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 Carcassonne?
The median apartment price/sqm in Carcassonne 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 Carcassonne?
It depends how long you keep the home. In Carcassonne, a 60 sqm flat costs about €85 714 to buy and €656 a month to rent, a rent-to-price ratio of 9,2 % 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.