— nouvelle-aquitaine · 24
Real estate prices in Les Lèches — investor simulator — September 2026
Median price per m² in Les Lèches
1 562 €/m²
- Dept. 24 rank No. 236 / 389
Median rent 10,3 €/m² → indicative gross yield 7,9 %.
DVF — DGFiP · median over 8 sales (2025)
Real estate market in Les Lèches
In Les Lèches, the price/sqm is around 1 562 €/sqm (recent DVF transactions).
What investor yield in Les Lèches?
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 Les Lèches real estate market
Marge de négociation à Les Lèches
À Les Lèches, 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). (estimation indicative, 8 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) — 12,9 % 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 8 sales recorded in Les Lèches
Every property sale registered here between 2021 and 2025. 8 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 |
|---|---|---|---|---|---|
| April 2025 | Maison | 152 m² | 2 726 m² | 351 000 € | 2 309 €/m² |
| April 2025 | Maison | 138 m² | — | 145 000 € | 1 051 €/m² |
| December 2022 | Maison | 56 m² | 590 m² | 130 000 € | 2 321 €/m² |
| August 2022 | Maison | 81 m² | 1 170 m² | 128 000 € | 1 580 €/m² |
| October 2021 | Maison | 140 m² | 85 m² | 244 900 € | 1 749 €/m² |
| September 2021 | Maison | 701 m² | 3 604 m² | 1 082 200 € | 1 544 €/m² |
| July 2021 | Maison | 140 m² | 463 m² | 162 000 € | 1 157 €/m² |
| June 2021 | Maison | 220 m² | 1 305 m² | 295 950 € | 1 345 €/m² |
Source: DVF — DGFiP open data. No names, no exact addresses.
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Les Lèches within the nouvelle-aquitaine regional market. On the rental side, the ANIL median apartment rent there is 10,3 €/sqm/month, an indicative gross yield of 7,9 % before taxes, fees and vacancy.
The town is in strong demographic growth over 5 years (3,0 %), 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 Les Lèches: 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 Les Lèches
— Your questions
Frequently asked questions
Are the prices/sqm in Les Lèches expensive?
The median DVF price is 1 562 €/sqm. For a 60 sqm apartment, that is around 93 721 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Les Lèches?
The indicative gross yield is 7,9 % (median rent 10,3 €/sqm/month × 12 ÷ median price 1 562 €/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 Les Lèches?
The median apartment price/sqm in Les Lèches 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 Les Lèches?
It depends how long you keep the home. In Les Lèches, a 60 sqm flat costs about €93 721 to buy and €616 a month to rent, a rent-to-price ratio of 7,9 % 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.