— nouvelle-aquitaine · 16
Real estate prices in Les Pins — investor simulator — September 2026
Median price per m² in Les Pins
717 €/m²
- Dept. 16 rank No. 20 / 309
- 5-year trend +57,9 %
Half of sales between 400 €/m² and 1 348 €/m² (22 DVF sales).
DVF — DGFiP · median over 11 sales (2025)
Real estate market in Les Pins
In Les Pins, the price/sqm is around 717 € (+57,9 % over 5 years), a very attractive market for investors (grade A/5).
What investor yield in Les Pins?
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: A (93/100)
— Read more
Understanding the Les Pins real estate market
Marge de négociation à Les Pins
À Les Pins, le marché ne dégage pas de marge de négociation automatique : le prix repose sur les fondamentaux du secteur. (estimation indicative, 11 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) — 23,9 % 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 24 sales recorded in Les Pins
Every property sale registered here between 2021 and 2025. 24 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 |
|---|---|---|---|---|---|
| October 2025 | Maison | 45 m² | 106 m² | 12 000 € | 267 €/m² |
| September 2025 | Maison | 80 m² | 170 m² | 18 000 € | 225 €/m² |
| April 2025 | Maison | 110 m² | 1 550 m² | 110 000 € | 1 000 €/m² |
| March 2025 | Maison | 36 m² | 404 m² | 55 000 € | 1 528 €/m² |
| January 2025 | Maison | 97 m² | 435 m² | 135 000 € | 1 392 €/m² |
| December 2024 | Maison | 47 m² | 805 m² | 64 250 € | 1 367 €/m² |
| October 2024 | Maison | 43 m² | 1 180 m² | 52 500 € | 1 221 €/m² |
| September 2024 | Maison | 92 m² | 6 540 m² | 66 000 € | 717 €/m² |
| July 2024 | Maison | 185 m² | 2 815 m² | 80 000 € | 432 €/m² |
| May 2024 | Maison | 36 m² | 115 m² | 7 500 € | 208 €/m² |
| April 2024 | Maison | 126 m² | — | 49 000 € | 389 €/m² |
| December 2023 | Maison | 105 m² | 156 m² | 32 000 € | 305 €/m² |
| June 2023 | Maison | 75 m² | 500 m² | 190 000 € | 2 533 €/m² |
| June 2023 | Maison | 45 m² | 106 m² | 9 000 € | 200 €/m² |
| April 2023 | Maison | 100 m² | 613 m² | 60 000 € | 600 €/m² |
| November 2022 | Maison | 53 m² | 1 010 m² | 32 000 € | 604 €/m² |
| October 2022 | Maison | 63 m² | 305 m² | 18 500 € | 294 €/m² |
| September 2022 | Maison | 40 m² | 958 m² | 74 000 € | 1 850 €/m² |
| June 2022 | Maison | 37 m² | 870 m² | 51 000 € | 1 378 €/m² |
| February 2022 | Maison | 70 m² | 487 m² | 90 400 € | 1 291 €/m² |
| January 2022 | Maison | 45 m² | 1 657 m² | 169 200 € | 3 760 €/m² |
| December 2021 | Maison | 97 m² | 660 m² | 128 000 € | 1 320 €/m² |
| October 2021 | Maison | 94 m² | 1 330 m² | 82 500 € | 878 €/m² |
| July 2021 | Maison | 100 m² | 1 229 m² | 190 000 € | 1 900 €/m² |
Source: DVF — DGFiP open data. No names, no exact addresses.
Range: half of sales between 400 €/m² and 1 348 €/m² (across 22 DVF sales, 3 years).
This market is defined above all by strong price appreciation (+57,9 % over 5y), and very affordable price-per-m².
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Les Pins within the nouvelle-aquitaine regional market. On the rental side, the ANIL median apartment rent there is 8,8 €/sqm/month, an indicative gross yield of 14,7 % before taxes, fees and vacancy.
The town is in strong demographic growth over 5 years (5,6 %), 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 (+57,9 % over 5 years) determine the attractivity grade A 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 Pins: 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 Pins
— Your questions
Frequently asked questions
Are the prices/sqm in Les Pins expensive?
The median DVF price is 717 €/sqm. For a 60 sqm apartment, that is around 43 043 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Les Pins?
The indicative gross yield is 14,7 % (median rent 8,8 €/sqm/month × 12 ÷ median price 717 €/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 A 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. A corresponds to a very attractive market (strong demand, balanced supply, low vacancy). Low rental risk, high capital-gain potential. 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 Pins?
The median apartment price/sqm in Les Pins 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 Pins?
It depends how long you keep the home. In Les Pins, a 60 sqm flat costs about €43 043 to buy and €526 a month to rent, a rent-to-price ratio of 14,7 % 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.