— occitanie · 46
Real estate prices in Montcabrier — investor simulator — September 2026
Median price per m² in Montcabrier
2 055 €/m²
- Dept. 46 rank No. 230 / 251
Half of sales between 1 684 €/m² and 2 708 €/m² (14 DVF sales).
DVF — DGFiP · median over 11 sales (2025)
Real estate market in Montcabrier
In Montcabrier, the price/sqm is around 2 055 €/sqm (recent DVF transactions).
What investor yield in Montcabrier?
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 Montcabrier real estate market
Marge de négociation à Montcabrier
À Montcabrier, 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) — 17,3 % 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 20 sales recorded in Montcabrier
Every property sale registered here between 2021 and 2025. 20 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 |
|---|---|---|---|---|---|
| December 2025 | Maison | 89 m² | 126 m² | 139 000 € | 1 562 €/m² |
| August 2025 | Maison | 120 m² | 975 m² | 160 000 € | 1 333 €/m² |
| June 2025 | Maison | 128 m² | 1 540 m² | 191 000 € | 1 492 €/m² |
| April 2025 | Maison | 150 m² | 7 035 m² | 362 500 € | 2 417 €/m² |
| November 2024 | Maison | 73 m² | 1 094 m² | 150 000 € | 2 055 €/m² |
| July 2024 | Maison | 30 m² | 280 m² | 78 000 € | 2 600 €/m² |
| July 2024 | Maison | 103 m² | 1 630 m² | 224 000 € | 2 175 €/m² |
| April 2024 | Maison | 220 m² | 1 600 m² | 544 980 € | 2 477 €/m² |
| March 2024 | Maison | 75 m² | 190 m² | 134 100 € | 1 788 €/m² |
| February 2024 | Maison | 82 m² | 160 m² | 225 000 € | 2 744 €/m² |
| February 2024 | Maison | 77 m² | 760 m² | 127 000 € | 1 649 €/m² |
| March 2023 | Maison | 92 m² | 1 135 m² | 148 983 € | 1 619 €/m² |
| January 2023 | Maison | 80 m² | 1 405 m² | 255 000 € | 3 188 €/m² |
| October 2022 | Maison | 100 m² | 940 m² | 202 600 € | 2 026 €/m² |
| August 2022 | Maison | 135 m² | 720 m² | 389 200 € | 2 883 €/m² |
| May 2022 | Maison | 330 m² | 1 119 m² | 228 200 € | 692 €/m² |
| April 2022 | Maison | 228 m² | 655 m² | 203 000 € | 890 €/m² |
| October 2021 | Maison | 90 m² | 870 m² | 54 000 € | 600 €/m² |
| July 2021 | Maison | 121 m² | 220 m² | 161 500 € | 1 335 €/m² |
| April 2021 | Maison | 150 m² | 1 640 m² | 330 000 € | 2 200 €/m² |
Source: DVF — DGFiP open data. No names, no exact addresses.
Range: half of sales between 1 684 €/m² and 2 708 €/m² (across 14 DVF sales, 3 years).
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Montcabrier within the occitanie regional market. On the rental side, the ANIL median apartment rent there is 7,7 €/sqm/month, an indicative gross yield of 4,5 % before taxes, fees and vacancy.
The town is in demographic decline over 5 years (-3,1 %), 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 Montcabrier: 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 Montcabrier
— Your questions
Frequently asked questions
Are the prices/sqm in Montcabrier expensive?
The median DVF price is 2 055 €/sqm. For a 60 sqm apartment, that is around 123 287 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Montcabrier?
The indicative gross yield is 4,5 % (median rent 7,7 €/sqm/month × 12 ÷ median price 2 055 €/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 Montcabrier?
The median apartment price/sqm in Montcabrier 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 Montcabrier?
It depends how long you keep the home. In Montcabrier, a 60 sqm flat costs about €123 287 to buy and €461 a month to rent, a rent-to-price ratio of 4,5 % 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.